The Clinton Township Board of Supervisors retains final authority
to administer the provisions of this section, after receiving recommendations
from the Township Planning Commission, which shall first review development
applications.
The application requirements plan format requirements and plan
review and processing shall be those used for other subdivision and
land development within the Township.
[Amended 7-13-2020 by Ord. No. 2020-01]
Each mobile home lot shall require a separate building permit
bearing the lot number assigned to it on the approved site plan. Fees
for these building permits shall conform to those established in the
fee schedule as established by Township Board of Supervisors.
[Amended 7-13-2020 by Ord. No. 2020-01]
A mobile home placement permit shall be obtained from the Clinton
Township Zoning Officer by the owner of a mobile home prior to the
placement of his mobile home in any mobile home park. Fees for these
placement permits shall conform to those established in the fee schedule
as established by Township Board of Supervisors.
A.
A mobile home park shall have a gross area of at least five contiguous
acres of land.
B.
The location of all mobile home parks shall comply with the following
minimum requirements:
(1)
Free from adverse influence by swamps, marshes, garbage or rubbish
disposal areas or other potential breeding places for insects or rodents.
(2)
Not subject to flooding.
(3)
Not subject to any hazard or nuisance, such as excessive noise, vibration,
smoke, toxic matter, radiation, heat, odor, or glare.
C.
Storm sewers, culverts, and related installations shall be provided
to permit the unimpeded flow of natural watercourses, to ensure the
drainage of all low points along the line of streets and to intercept
stormwater runoff along streets at intervals reasonably related to
the extent and grade of the area drained.
(1)
In designing the drainage system, the developer shall pay special
attention in the sizing of the facilities to serve the entire drainage
basin and the advice of the U.S. Natural Resources Conservation Service
shall be sought in such matters.
(2)
Areas that contain habitual swamp conditions, have no drainage outlet
or harbor insects or other disease carrying or producing agents shall
be drained even though not otherwise to be developed.
(3)
Where storm drainage must cross a property adjoining the developer's
plan, he shall secure approval in writing from the owner or owners
of the affected property for passage of stormwater.
(4)
The minimum diameter of any storm drainpipe shall be 15 inches.
(5)
Wastewater from any plumbing fixture or sanitary sewer line shall
not be deposited upon the ground surface in any part of a mobile home
park.
D.
Soil and ground cover requirements.
(1)
Exposed ground surfaces in all parts of every park shall be paved,
or covered with stone screenings, or other solid material, or protected
with a vegetative growth that is capable of preventing soil erosion
and the emanation of dust during dry weather.
(2)
Park grounds at all times shall be maintained free of vegetative
growth which is poisonous or which may harbor rodents, insects, or
other pests harmful to man.
E.
Park areas for nonresidential uses.
(1)
No part of any 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 the management and maintenance of the park.
(2)
Nothing contained in this section shall be deemed as prohibiting
the sale of a mobile home located on a mobile home lot and connected
to utilities.
F.
Required setbacks, buffer strips and screening.
(1)
No mobile home shall be placed a lesser distance from the mobile
home park boundary than the corresponding yard width required in the
zoning district which abuts each boundary line. In no case shall a
mobile home be parked less than 25 feet from the mobile home park
boundary.
(2)
The density of development in the park shall be regulated by the
applicable zoning district.
(3)
All mobile home parks located adjacent to industrial or commercial
land uses shall be required to provide screening so as to block out
view of such areas. Such screening may be of fencing or of natural
growth or a combination of fences and natural growth. All such screening
shall be of a minimum height of six feet and shall be placed on the
property boundary line separating the park and such adjacent nonresidential
uses.
G.
Erection and placement of mobile homes.
H.
I.
Off-street parking areas.
(1)
Off-street parking areas shall be provided in all mobile home parks
for the use of park occupants and guests.
(2)
Required car parking spaces shall be located as to provide convenient
access to the mobile home, but shall not exceed a distance of 200
feet from the mobile home that is intended to be served and shall
consist of two spaces for each mobile home.
K.
Recreation areas. The purpose of this section is to provide for areas
and facilities for recreational purposes appropriate to the needs
of the occupants. At least 500 square feet of recreational space shall
be provided and maintained for each mobile home lot. Each mobile home
park must provide not less than one recreational area, and no recreational
area shall be less than one acre in area. Such areas shall be used
exclusively for recreational purposes.
A.
An adequate, safe and potable supply of water shall be provided for
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 system is not available, the development of the private
water supply system shall be approved by the Pennsylvania Department
of Environmental Protection.
(1)
The water supply shall be capable of supplying a minimum of 150 gallons
per day per mobile home.
(2)
The well or suction line of the water supply system shall be located
and constructed in such a manner that neither underground nor surface
contamination will reach the water supply from any source.
(3)
No well casings, pumps, pumping machinery or suction pipes shall
be placed in any pit, room or space extending below ground level,
not in any room or space above ground which is walled in or otherwise
enclosed, unless such rooms, whether above or below the ground, have
free drainage by gravity to the surface of the ground.
(4)
Water supply treatment, if necessary, shall be in accordance with
the requirements of the Pennsylvania Department of Environmental Protection.
B.
All water storage reservoirs shall be covered, watertight and constructed
of impervious material. Overflows and vents of such reservoirs shall
be effectively screened. Manholes shall be constructed with overlapping
covers, so as to prevent the entrance of contaminated material. Reservoir
overflow pipes shall discharge through an acceptable air gap.
C.
All water piping, fixtures and other equipment shall be constructed
and maintained in accordance with state and local regulations.
(1)
The water piping system shall not be connected with nonpotable water
or questionable water supplies and shall be protected from the hazards
of backflow or back siphonage.
(2)
The system shall be so designed and maintained so as to provide a
pressure of not less than 20 pounds per square inch under normal operating
conditions at each mobile home lot, at service buildings and other
locations requiring potable water supply.
D.
Individual water riser pipes shall be located within one foot of
the mobile home stand at a point where the water connection will approximate
a vertical position, thereby insuring the shortest water connection
possible and decreasing susceptibility to water pipe freezing.
(1)
Adequate provisions shall be made to prevent freezing of service
lines, valves, and riser pipe and to protect risers from heaving and
thawing actions of ground during freezing weather. Surface drains
shall be diverted from the location of the riser pipe.
(2)
A shutoff valve below the frost line shall be provided near the water
riser pipe on each mobile home lot.
A.
An adequate and safe sewerage system shall be provided in all parks
for conveying and disposing of sewage from mobile homes, service buildings
and other accessory facilities. Wherever feasible, connection shall
be made to a public system. The system shall be designed constructed
and maintained in accordance with Pennsylvania Department of Environmental
Protection regulations.
B.
Individual sewer connections.
(1)
Each mobile home lot shall be provided with at least a three inch
diameter sewer pipe. The sewer riser pipe shall be so located on each
stand that the sewer connection to the mobile home drain outlet will
approximate a vertical position.
(2)
The sewer connection 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 points shall be watertight.
(3)
All materials used for sewer connections shall be semi-rigid, corrosive
resistant, nonabsorbent and durable. The inner surface shall be smooth.
(4)
Provision 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 pipe. The rim of the riser pipe shall extend at
least 1/2 inch above the ground.
C.
All sewer lines shall be located in trenches of sufficient depth
to be free of breakage from traffic or other movements and shall be
separated from the park water supply system. All sewer lines shall
be constructed of materials approved by the Pennsylvania Department
of Environmental Protection, and shall have watertight joints.
D.
Where the sewer lines of mobile home parks are not connected to a
public sewer, all proposed sewage disposal facilities shall be approved
by the Pennsylvania Department of Environmental Protection prior to
construction. Effluents from sewage treatment facilities shall be
discharged only as permitted by the Pennsylvania Department of Environmental
Protection.
A.
Every park shall contain an electrical wiring system consisting of
wiring, fixtures, equipment and appurtenances which shall be installed
and maintained in accordance with local electric power company specifications,
National Electrical Code, and local electric and state electrical
codes and ordinances. Inspection by a qualified electrical inspection
agency shall be made of all private electrical systems.
B.
All power, communication, and broadcasting lines shall be located
underground in accordance with Pennsylvania PUC Order Docket No. 99.
All direct burial conductors or cable shall be buried below the ground
surface and shall be insulated and specifically designed for the purpose.
[Amended 7-13-2020 by Ord. No. 2020-01]
C.
Each mobile home lot shall be provided with an approved disconnect
device and over-current protective equipment. The minimum service
per mobile home outlet shall be 120/240 volts AC, 200 amperes.
D.
All exposed non-current-carrying metal parts of mobile homes and
all other equipment shall be grounded by means of an approved grounding
conductor run with branch circuit conductors or other approved method
of grounded metallic wiring. The neutral conductor shall not be used
as an equipment ground for mobile homes or other equipment.
A.
No central toilet or washroom facilities may be constructed in any
mobile home park, and each mobile home so parked therein shall be
equipped with toilet and washroom facilities which shall be attached
to central sewage and water facilities as provided for each lot.
B.
Central laundry facilities may be permitted and such facilities shall
be maintained in clean condition free from accumulation of wastewater,
trash or any other noxious or offensive accumulation. Such facilities
may be shielded from other buildings by fence or vegetation of sufficient
height to bar view.
A.
The storage, collection and disposal of solid waste and refuse in
the mobile home park shall be so conducted as to create no health
hazards, no rodent harborage, insect breeding areas, accident or fire
hazards, or air pollution and shall comply with the Pennsylvania Department
of Environmental Protection regulations governing mobile home parks
and the general community.
B.
All refuse containing garbage shall be collected weekly. Where suitable
collection service is not available from municipal or private agencies,
the management shall provide this service.
Grounds, buildings and structures shall be maintained free of
insect and rodent harborage and infestation. Extermination methods
and other measure to control insects and rodents shall conform with
the requirements of the Pennsylvania Department of Environmental Protection.
A.
Natural gas piping systems when installed in mobile home parks shall
be maintained in conformity with accepted engineering practices. All
gas piping installed below the ground shall have a minimum earth cover
of 18 inches. Gas piping shall not be installed under any mobile home.
B.
Each mobile home lot provided with piped gas shall have an approved
shutoff valve installed upstream of the gas outlet. The outlet shall
be equipped with an approved cap to prevent accidental discharge of
gas when the outlet is not in use.
C.
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 the Commonwealth of Pennsylvania,
Pennsylvania Department of Environmental Protection, or any other
authority having jurisdiction, 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 conditions.
(3)
All LPG piping outside of the mobile homes shall be well supported
and protected against mechanical injury. Undiluted liquefied petroleum
gas in liquid form shall not be conveyed through piping equipment
and systems in homes.
(4)
Vessels of more than 12 and less than 60 U.S. gallons' gross capacity
may be installed on a mobile home lot and shall be securely but not
permanently fastened to prevent accidental overturning.
(5)
No LPG vessel shall be stored or located inside or beneath any storage
cabinet, carport, mobile home or any other structure.
D.
All fuel oil supply systems provided for mobile homes, service buildings
and other structures shall be installed and maintained in conformity
with the rules and regulations of the authority having jurisdiction
and the Commonwealth of Pennsylvania, Pennsylvania Department of Environmental
Protection.
A.
The mobile home park area shall be subject to the rules and regulations
of the municipality pertaining to fire prevention, and shall permit
fire prevention personnel and vehicles to enter onto the mobile home
premises in case of fire and the residents of such mobile home parks
shall obey lawful orders of any fireman or fire police or policeman
in the performance of their duties.
B.
Mobile home parks' areas shall be kept free of litter, rubbish and
any accumulation of inflammable materials.
C.
Portable fire extinguishers of a type approved by the fire prevention
authority shall be kept in public service and maintenance buildings
under park control.
Responsibilities of the management of the mobile home park shall
be as follows:
A.
The person to whom a permit for a mobile home park is issued shall
operate the park in compliance with this chapter and the Regulations
of the Pennsylvania Department of Environmental Protection, and shall
provide adequate supervision to maintain the park, its facilities
and equipment in good repair and in a clean and sanitary condition.
B.
The park management shall supervise the placement of each mobile
home on its mobile home lot which includes securing its stability
and installing all utility connections.
C.
The park management shall give the health officer, fire inspector,
Building Inspector, or any person designated by the County of Butler
or Clinton Township, free access to all mobile home lots, service
buildings and other community service facilities for the purpose of
inspection.
D.
The management shall maintain a register containing the names of
all park occupants. Such register shall be available to any authorized
person inspecting the park, and to any official of the municipality
in which the mobile home park is located.
No mobile home, whether installed on a single lot or in a mobile
home park shall be removed from the municipality without first obtaining
a permit from the municipal Tax Collector charged with the collection
of municipal real estate taxes. Such a permit for removal will be
issued upon payment of any applicable fee established by resolution
and payment of all real estate taxes, and personal tax owed by any
having occupied the mobile home.
Whenever, upon inspection of any mobile home park, it is determined
that conditions or practices exist which violate any provision of
the ordinance, any amendment thereto, or any regulation adopted pursuant
thereto, the Clinton Township Board of Supervisors shall give notice
in writing, which notice may be served by certified mail, personal
service on the owner or authorized representative in charge of the
premises, or in the event that service cannot be had by either specified
manner, then by posting such notice in a conspicuous place upon the
premises. Such notice shall advise the person to whom the permit is
issued to operate such mobile home park, the nature of the violation,
the section of the Township Ordinance which is being violated, the
penalty for such violation and a reasonable time to correct the conditions,
to be not more than 30 days, weather permitting.
A.
Hearings.
(1)
Any person affected by any notice which has been issued in connection
with the enforcement of any provision of this chapter, may request
and shall be granted a hearing on the matter before the Clinton Township
Board of Supervisors; provided, that such person shall file with the
Clinton Township office within 10 days after the notice was served,
a written petition requesting such hearing and setting forth a brief
statement of the grounds therefor. The filing of the request for a
hearing shall operate as a stay of the notice and of the suspension.
(2)
Upon receipt of such petition, the Clinton Township Board of Supervisors
shall set a time and place for such hearing and shall give the petitioner
written notice thereof. At such hearing the petitioner shall be given
an opportunity to be heard and to show why such notice should be modified
or withdrawn. The hearing shall be commenced not later than 10 days
after the day on which the petition was filed; provided that upon
the application of the petitioner the Clinton Township Board of Supervisors
may postpone the date of the hearing for a reasonable time beyond
such ten-day period when in their judgment the petitioner has submitted
good and sufficient reasons for such postponements.
(3)
After such hearing the Clinton Township Board of Supervisors shall
make findings as to compliance with the provisions of the chapter
and shall issue an order in writing sustaining, modifying, or withdrawing
the notice.
(4)
In the event that any mobile home park fails to comply with lawful
notice as herein provided and fails to correct any volatile condition
after notice, the right to operate a mobile home park within the Township
may be suspended or revoked, and the Township may require the posting
of bond by owners of such mobile home park in the amount to be determined
by the Township to ensure the compliance with this chapter, and may
require sufficient surety to secure any bond.
B.
Emergency action. Whenever the Clinton Township Board of Supervisors
finds that an emergency exists which requires immediate action to
protect the public health, the Board of Supervisors may, without notice
or hearing, issue an order reciting the existence of such emergency
and requiring that such action be taken as may be necessary to meet
the emergency, including the suspension of the 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 the Clinton Township Board
of Supervisors shall be afforded a hearing as soon as possible.
