Township of Falls, PA
Bucks County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Board of Supervisors of Falls Township 3-16-1971; amended in its entirety 9-18-1997 by Ord. No. 97-5. Subsequent amendments noted where applicable.]
GENERAL REFERENCES
Code Enforcement Officer — See Ch. 19.
Fire prevention — See Ch. 129.
Plumbing — See Ch. 177.
Sewers and water — See Ch. 184.
Zoning — See Ch. 209.
As used in this chapter, the following terms shall have the meanings indicated:
COMMUNITY OPERATOR
The owner of any manufactured home community or any person designated by the owner to operate, manage and/or administer any manufactured home community.
HEALTH OFFICER
An officer or inspector of the Bucks County Department of Health.
LICENSE
A certificate of registration or written approval, on forms provided by Falls Township, authorizing a person or persons to operate and maintain a manufactured home community.
MANUFACTURED HOME
A dwelling unit manufactured in one or more sections and designed for long term occupancy, containing living and sleeping accommodations, a flush toilet, a tub or shower, kitchen facilities, plumbing and electrical connections provided for attachment to an outside system, and designed to be transported after fabrication on its own wheels or on a flatbed or other trailer, arriving at the site where it is to be occupied as a complete dwelling. Usually the major appliances are ready for occupancy except for minor and incidental assembly operations.
MANUFACTURED HOME COMMUNITY
A parcel of land under single ownership, which has been planned and improved for the placement of two or more manufactured homes for nontransient use.
MANUFACTURED HOME PLACEMENT
The delivery, construction and installation which is required for a manufactured home, including the foundation system, required structural connections thereto, and the installation of on-site water, gas, electrical and sewer systems and connections thereto which are necessary for the normal operation of the manufactured home.
MANUFACTURED HOME SITE
A parcel of land designed to accommodate a manufactured home, for the placement of a manufactured home and the exclusive use of its occupants, including the manufactured home foundation and the yard.
PERSON
Any individual, firm, trust, partnership, public or private association or corporation or any other entity.
A. 
It shall be unlawful for any person to operate any manufactured home community within the limits of the Township of Falls, Bucks County, Pennsylvania, containing two or more manufactured home sites, unless such person holds a license issued annually in January by Falls Township in the name of such person for the specific manufactured home community.
B. 
Every person holding a license shall file with the Township of Falls, in writing, annually each year, no later than January 15, a list of all the manufactured homeowners, manufactured home tenants, a lot location and other information as prescribed on the forms provided by the Township at the time of registration.
C. 
A license shall not be transferable without the consent of the Falls Township Board of Supervisors.
The annual license fee for each manufactured home community shall be $10 per manufactured home site, which shall be payable on or before the 15th day of January of each year at the time of registration.
The Township Manager or his designee shall be responsible for inspection and enforcement of this chapter.
A. 
It shall be the duty of the Township Manager or his designee to examine all manufactured home communities within the boundaries of the Township of Falls, at reasonable intervals and at reasonable times, to determine compliance with this chapter and other ordinances of the Township pertaining to manufactured home communities and compliance with the regulations of the Bucks County Department of Health.
B. 
Whenever the Township Manager or his designee finds any such violations, he shall give written notice to the community operator, setting forth the violation, and thereupon it shall be the duty of the community operator and/or owner to correct the conditions set forth in the notice within 10 days of the receipt of such notice or within such longer period of time as set forth in the notice.
C. 
In the event that the community operator shall neglect, refuse or fail to make the corrections set forth in such notice from the Township Manager or his designee within the time specified, the Township Manager or his designee shall suspend the license and give notice, in writing, of such suspension to the person to whom the license was issued. The person to whom the license or citation was issued and/or owner shall each be then subject to the penalties for violation of this chapter as hereinafter specifically set forth.
The location of all manufactured home communities shall be:
A. 
Free from adverse influence by swamps, marshes, refuse disposal areas or other potential breeding places of insects or rodents.
B. 
Not subject to flooding.
C. 
Not subject to any hazard or issuance such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.
A. 
The ground surface in all parts of the manufactured home community 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 Township of Falls.
C. 
Stormwater shall not drain into any sanitary sewer system.
D. 
Drainage problems that are discovered on any existing manufactured home community shall be corrected by the community owner at the community's expense within a reasonable amount of time. Any debate on whether a drainage problem truly exists shall be determined by the Township Engineer.
A. 
Each manufactured home site shall be clearly identified by number.
B. 
Each manufactured home placement must conform to the Falls Township Zoning Ordinance, Table 3.[1]
[1]
Editor's Note: See Ch. 209, Zoning.
C. 
The number of occupied manufactured homes permitted in a manufactured home community shall not exceed the number of manufactured home sites.
D. 
Each manufactured home site shall abut upon a surfaced macadamized roadway of a width not less than required as specified below.
E. 
Anchorage of manufactured home site.
(1) 
Each manufactured home site shall be provided with approved devices for anchoring the unit to prevent overturning or uplift.
(2) 
The owner of the manufactured home site shall anchor or cause to be anchored all manufactured homes, regardless of age, located in the manufactured home community. Where concrete platforms or piers are used for the anchorage of the home, such anchorage shall be provided by eyelet embedded into concrete with adequate plates or hooks or other suitable means. The anchorage shall be adequate to withstand wind forces and uplift, as required by the Township Building Code.
(3) 
In addition, all new manufactured homes placed on a site must be provided with a foundation system that complies with the Township Building Code.
A. 
Roads shall be designed so as to permit convenient and safe movement of traffic and unobstructed access to a public street or highway. The entrance roads connecting the manufactured home community streets with the public street or road shall have a minimum road pavement width of 34 feet for a distance of 150 feet. Internal roads shall have a minimum paved cartway surface width of not less than 24 feet. There shall be no on-street parking by the owners of manufactured homes.
B. 
All roads shall be constructed in accordance with the specifications adopted by the Falls Township Board of Supervisors and shall be maintained in a state of good repair and free from potholes by the manufactured home community owner or operator.
A. 
The manufactured home community operator shall provide every manufactured home site with electrical power and an approved fuel tank unless the community provides a central distribution system. Installation, replacement and maintenance of the fuel tank shall be the responsibility of the community operator. An electrical service supplying at least 110/115 volts shall be provided for every manufactured home site. In no instance shall any power line across the manufactured home area be less than 18 feet above the ground.
B. 
Electric distribution systems shall conform with the current National Electrical Code.
C. 
All manufactured home streets shall be so lighted as to permit safe movement of vehicles and pedestrians at night. The lighting must be available at all times starting one hour after sunset and remaining lighted until one hour after sunrise. Such lighting shall be located as approved by the Falls Township Board of Supervisors and the power company regulating such systems.
D. 
Heat tape.
(1) 
All manufactured homes sold in Falls Township after this date must show proof of heat tape replacement with Frostex-type tape or its equivalent within the last three years. Such installation shall be done in a safe manner and in accordance with manufacturer's instructions.
(2) 
On existing manufactured homes, heat tapes other than Frostex or its equivalent must be replaced. Any tape older than five years and not Frostex or its equivalent must be replaced with Frostex or its equivalent. Tape must be installed with fused plug as provided by the manufacturer.
A. 
An adequate supply of potable water shall be provided in each manufactured home community. The water shall be obtained from a public potable water supply if available at the boundary of the manufactured home community. If public water supply is not so available, an approved potable water supply system shall be constructed in accordance with the standards established by the Bucks County Department of Health and be approved prior to its use.
B. 
A water distribution system shall be provided to transmit the potable water supply throughout the manufactured home community. The supply shall be made available to each manufactured home site, building or other facility requiring water via a separate water supply at a pressure and flow specified in the current Township Plumbing Code for new manufactured homes and at available street or well pressure for existing manufactured homes.
C. 
An individual water riser shall be located within the confined area of each manufactured home site at a point where the water connection will approximate a vertical position. The riser outlet shall be so designed that a watertight connection can be made between the outlet and the manufactured home piping system. The water riser shall extend at least four inches above the ground elevation. The outlet shall be plugged or capped when not in use. Adequate provisions shall be made to prevent freezing of surface lines and to protect risers from heaving and thawing action of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe. Each riser shall be provided with a shutoff valve conveniently available to the tenant in the event of an emergency.
D. 
All individual plumbing installations and connections must be approved by the Falls Township Plumbing Inspector. A permit must be obtained prior to installation, and an inspection shall be made thereafter.
A. 
An adequate and safe sanitary sewer system shall be provided in each manufactured home community for conveying and disposing of sewage from manufactured homes. Such system shall be designed, constructed and maintained in accordance with the Bucks County Department of Health.
B. 
All individual sewerage installations and connections must be approved by the Falls Township Plumbing Inspector. A plumbing permit must be obtained prior to installation, and an inspection shall be made thereafter.
C. 
Where a public sewer system is available or becomes available within 150 feet of the boundary of any manufactured home community, it must be connected to such system unless exempted in writing by the Bucks County Department of Health. Where the sewer lines of the manufactured home community are not connected to a public sewer, all sewage disposal facilities shall be approved by the Bucks County Department of Health. Where the sewer lines of the manufactured home community are not connected to a public sewer, all sewage disposal facilities shall be approved by the Bucks County Department of Health prior to construction.
D. 
Sewer connections or other disposal systems in unoccupied home sites shall be kept tightly closed.
A. 
The storage and collection of refuse shall be so managed as to prevent health hazards, rodent harborage, insect breeding, accident hazards or air pollution.
B. 
It is the duty of the community operator to require that each manufactured home in the community be equipped with at least two twenty-gallon containers that are watertight and fly and rodent proof for each manufactured home site for the disposal of all refuse. Refuse shall be emptied a minimum of once a week by the park operator. At least one recycling container, per site, shall be required.
A. 
Insect and rodent control measures shall be taken by the community operator to safeguard public health, as recommended by the Bucks County Department of Health. Accumulation of debris which may provide harborage for rodents shall not be permitted in the manufactured home community.
B. 
When rats or other rodents are known to be in or near the manufactured home community, the community operator shall take definite action under the direction of the Bucks County Department of Health to exterminate same. Suitable measures as recommended by the Health Officer shall be taken by the community operator to control other insects and obnoxious weeds.
A. 
The park operators shall be subject to the rules and regulations of the Falls Township Fire Code. It shall be the duty of the community operator to instruct all tenants in the manner in which to summon firefighting apparatus, police and medical help and in the proper operation of fire extinguishers.
B. 
Fire hydrants shall be installed if the source of water supply is from the public water supply system. It is the duty of the community operator to provide for or require that each manufactured home in the community be equipped with at least one approved hand-operated fire extinguisher of the type suitable for use in oil fires, preferably the foam type. The extinguisher shall be installed on the inside of the manufactured home in a fixed location, preferably near a door, but in no case in close proximity to a cooking or heating stove. Each extinguisher shall be maintained in a workable condition at all times.
C. 
Each community operator shall keep the community free of litter, rubbish and other flammable material.
A. 
No permanent additions of any kind shall be built onto or become part of any manufactured home without approval of the Township of Falls. Skirting of manufactured homes is required.
B. 
Skirting, when installed, shall be of material suitable for exterior exposure and contact with the ground. Permanent perimeter enclosures shall be constructed of materials as required by this code for regular foundation construction.
C. 
Skirting shall be installed in accordance with the skirting manufacturer's installation instructions. Skirting shall be adequately secured to assure stability, to minimize vibration and susceptibility to wind damage, and to compensate for possible frost heave. All utility shut-off valves should be adequately identified on the access panel(s).
A. 
Car washing shall be permitted in designated areas only, which includes driveways and carports.
B. 
No domestic animals or house pets shall be allowed to run at large or commit any nuisances within the limits of the Township.
The community operator to whom a license is issued for a manufactured home community shall operate the community in compliance with this chapter and shall:
A. 
Provide adequate supervision and maintenance to the community, its facilities and equipment in good repair and in a clean and sanitary condition.
B. 
Supervise the set up of each manufactured home to meet all Township codes. This includes securing its stability and installing all utility connections.
C. 
Notify every tenant and registered owner of a manufactured home of the tenant's duty to obtain a removal permit from the local Tax Collector before removing his manufactured home from the community to a point outside of the Township, in accordance with the Act of July 8, 1969, No. 54, 72 P.S. § 5020-407(d), (e) and (f).
D. 
Submit to the Tax Assessor all reports as required by law, in accordance with the Act of September 1, 1965, P.L. 445, § 1, 18 P.S. § 4699.14.[1]
[1]
Editor's Note: For currently applicable provisions, see 18 Pa. C.S.A. §§ 7501 and 7502.
E. 
Comply with adopted Falls Township Codes and Ordinances.
F. 
Provide a written lease to each tenant, setting forth the conditions of his tenancy. It is recommended that each lease be for at least one year in order to provide for stability of the population in the community itself.
G. 
Keep a register containing a record of all manufactured homeowners and occupants located within the community.
(1) 
The register shall contain the following information:
(a) 
The name and address of each occupant.
(b) 
The make, model and year of all automobiles and manufactured homes.
(c) 
The date of arrival and of departure of each manufactured home.
(2) 
The community operator shall keep the register available for inspection at all times by law enforcement officers, public health officials and other officials whose duties necessitate acquisition of the information contained in the register. The register records shall not be destroyed for a period of three years following the date of registration.
[Amended 1-25-2001 by Ord. No. 2001-1]
Any person, firm or corporation who violates or permits a violation of this chapter shall be guilty of a summary violation and, upon conviction, shall be sentenced to pay a fine of not more than $1,000, plus all court costs, including reasonable attorney's fees, incurred by the Township in the enforcement of this chapter. Each day a violation exists shall constitute a separate offense. In default of the payment of any fine, the defendant shall be sentenced to imprisonment to the extent allowed by law for the punishment of summary offenses. Further, the appropriate officers or agents of the Township are hereby authorized to file a citation for such summary violation and seek any other available relief at law or equity, including injunction, to enforce compliance with this chapter.
In case a provision of this chapter is found to be in conflict with provisions of any zoning, building, fire, safety or health ordinance of this Township[1] or state law or regulation existing at the effective date of this chapter, the provisions which establish the highest standards for the promotion of the protection of the health and welfare of the people shall prevail.
[1]
Editor's Note: See Ch. 109, Building Construction; Ch. 129, Fire Prevention; Ch. 159, Nuisances; Ch. 117, Plumbing; and Ch. 209, Zoning.