A. 
Minimum gross area. A mobile home park shall have a gross area of at least 10 contiguous acres of land and be located in a zoning district as permitted by Chapter 350, Zoning.
B. 
Site requirements. All mobile home parks (new or involving the expansion or alteration of an existing mobile home park) shall comply with the following minimum requirements:
(1) 
Be free from wetlands, marshes, garbage or rubbish disposal areas of other potential breeding places for insects or rodents. Existence of any condition herein listed, will be referred to the appropriate state agency for enforcement;
(2) 
Not be subject to flooding;
(3) 
Not be adjacent to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare;
(4) 
Not be used for nonresidential purposes, except for such uses that are required for the direct servicing and well-being of park residents' use and for the management and maintenance of the park;
(5) 
Have access to a public street adequate to handle all traffic being or to be generated by the mobile home park; and
(6) 
Shall be a suitable site for development in a manner that will not create any unsafe or unsanitary conditions which would affect the health of the residents of same, nor to any residents adjacent thereto.
C. 
Drainage requirements.
(1) 
The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe and efficient manner, in accordance with the stormwater management requirements established by the Township Engineer.
(2) 
Bodies of standing water capable of breeding mosquitoes and other insects shall be eliminated or controlled in a manner approved by the Pennsylvania Department of Environmental Protection.
(3) 
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.
(4) 
Erosion and sedimentation control. Erosion and sedimentation control measures shall be required in accordance with the Pennsylvania Department of Environmental Protection Soil Erosion and Sedimentation Control Manual, Act 102.
D. 
Required setback, buffer strips and screening.
(1) 
All mobile homes shall be located at least 50 feet from any mobile home park property boundary line abutting upon a public street or highway and at least 35 feet from other mobile home park property boundary lines.
(2) 
There shall be a minimum distance of 15 feet between an individual mobile home, including accessory structures attached thereto, and any adjoining street rights-of-way or common areas within the mobile home park interior.
(3) 
All mobile home parks shall be required to provide screening so as to buffer adjacent residential properties. 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 in a perimeter buffer separating the park and such adjacent nonresidential areas. Such buffer shall be a minimum of 10 feet wide.
E. 
Erection and placement of mobile homes.
(1) 
Existing mobile home parks. Any mobile home unit which is replaced by another mobile home in a mobile home park in existence prior to the effective date of this Article VII shall be separated, if feasible, from all other mobile homes and other buildings by not less than 20 feet regardless of the configuration of placement. This separation, if possible, shall not restrict attachments as long as a minimum separation of 20 feet is maintained between such attachment and any other mobile home and its attachments. If such separation is not possible, then existing mobile home lots in a mobile home park in existence prior to the effective date of this Article VII may not be changed so as to move the placement of a mobile home unit any closer to an adjacent mobile home site or mobile home unit than the distance existing at the effective date of this chapter.
(2) 
Parks constructed or expanded after the effective date of this chapter. Initial placement and subsequent replacement of mobile home units in parks constructed or expanded after the effective date of this chapter shall be separated from each other and other buildings by not less than 30 feet regardless of the configuration of placement. This separation shall not restrict attachments as long as a minimum separation of 20 feet is maintained between such attachment and any other mobile home and its attachments.
F. 
Park street system.
(1) 
A safe and convenient vehicular access shall be provided from abutting public streets and roads. Where feasible as determined by the Township Board of Supervisors, two park entrances shall be provided. Any terminus of a street or road within a mobile home park shall have a cul-de-sac with a turnaround area having an outside roadway diameter of at least 75 feet.
(a) 
The entrance roads connecting the park with a public street or road shall have a minimum pavement width of 28 feet.
(b) 
Other surfaced private roadways shall be a minimum of 22 feet wide, to accommodate anticipated traffic, and shall meet the following minimum requirements:
[1] 
Minimum interior right-of-way width shall be 40 feet.
[2] 
Cul-de-sac streets shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 75 feet.
(c) 
All parks shall be furnished with exterior lighting so spaced and at such mounting heights as will provide levels of illumination deemed adequate for the safe movement of pedestrians and vehicles at night.
(d) 
Street construction and design standards:
[1] 
All streets and roads within the mobile home park shall be paved with an all-weather bituminous pavement. Pavement construction details shall be approved by the Township Engineer.
[2] 
Intersecting streets shall be at approximately right or 90° angles. A distance of at least 150 feet shall be maintained between center lines of offset intersecting streets. Intersections of more than two streets at one point are prohibited.
[3] 
A plan of the streets, showing grade and intersections design, shall be provided to the Township with the application for final approval. No street within the mobile home park shall have a grade in excess of 10%.
(e) 
Park street systems shall not be dedicated to or accepted by the Township as or for public streets of the Township but shall be maintained by the park management.
G. 
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 so as to provide convenient access to the mobile home. Two parking spaces of off-street parking shall be provided for each mobile home lot.
(3) 
Walks.
(a) 
All parks shall provide safe, convenient, all-season pedestrian walkways of adequate width for intended use, which are durable and convenient to maintain. Sudden and abrupt changes in alignment and gradient shall be prohibited.
(b) 
Where pedestrian traffic is concentrated and a common walkway system is provided, such common walkway shall have a minimum width of 3 1/2 feet.
(c) 
All mobile home lots shall be connected to common walks or to streets, or to driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet.
H. 
Exterior lighting.
(1) 
There shall be an individual courtesy light with a minimum 200-watt incandescent bulb or a sharp-cutoff luminaire providing an average illumination level of 10 footcandles, placed at eighty-foot intervals along the aisle of intersecting driveways at the width end of the mobile homes, beyond the right-of-way line.
(2) 
At the intersection of streets, whether public or private, within the mobile home park, a dusk-to-dawn overhead lighting fixture of the high-pressure sodium type shall be provided.
(3) 
The primary entrance to a mobile home park shall be lighted with overhead sharp-cutoff luminaires set at a maximum height of 25 feet. One fixture shall be placed on each side of the opposing traffic, beyond the right-of-way line.
(a) 
Mobile home lots.
[1] 
Mobile home lots within the park shall have a minimum gross area of 6,000 square feet, exclusive of road right-of-way.
[2] 
The area of the mobile home lot shall be improved to provide adequate foundation for the placement of the mobile home in such a position as to allow a minimum of 15 feet between the mobile home and the street right-of-way.
(b) 
Each mobile home foundation shall be provided with piers embedded to the frost line so the mobile home stand shall not heave, shift or settle unevenly under the weight of the mobile home due to frost action, inadequate drainage, vibration or other forces acting on the structure. Anchors or tie-downs, such as cast-in-place concrete "dead men" anchors shall be placed at least at each corner of the mobile home stand, and each device shall be able to sustain a minimum load of 4,800 pounds.
A. 
General requirements. An adequate supply of water shall be provided for mobile homes, service buildings and other accessory facilities as required by § 295-611 of this chapter. Where a public water supply system of satisfactory quantity, quality and pressure is available, the connection shall be made thereto, and its supply shall be used exclusively. Where public water is not available, the development of a private water supply system shall be approved by the Township Engineer and operated by the mobile home park owner in compliance to the requirements of the Pennsylvania Department of Environmental Protection. In any instance where public water facilities are available and are capable of being extended to the development site, the developer shall connect the project to such facilities. Central water service shall be supplied to each structure to be erected in the development as well as any other requirements of the federal or state government. A fire hydrant shall be provided within 600 feet of each structure to be placed within the mobile home park site.
B. 
Construction specifications. Public water distribution systems shall be constructed in accordance with the rules and regulations of the Municipal Authority having jurisdiction or by the Township Engineer.
A. 
General requirements. An adequate and safe sanitary sewerage system shall be provided in all mobile home parks for conveying and disposing of sewage from mobile home, service buildings and other accessory facilities. Where a municipal sewer line is available, the connection shall be made thereto, and its collection and treatment of sewage waste system shall be used exclusively. In the absence of public sewerage facilities, the developer shall provide a sanitary sewer system which shall be subject to the standards and rules and regulations established by the Township and/or the Department of Environmental Protection of the Commonwealth of Pennsylvania.
B. 
Construction specifications. Connection to a municipal sewage system shall be of such design and construction and shall be maintained in accordance with the Municipal Authority having jurisdiction or by the Township Engineer, and operating as per a Department of Environmental Protection regulations permit. Private sewer collector and treatment systems shall be constructed and maintained in accordance with the rules and regulations of the Pennsylvania Department of Environmental Protection.
C. 
Annual inspection reports shall be filed with Brady Township as per the provisions of § 295-608.
Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment (generators and transformers) and appurtenances which shall be installed and maintained in accordance with local electric power company specifications.
No central toilet or washroom facilities shall be constructed in any mobile home park, and each mobile home so parked therein shall be equipped with toilet and washroom facilities that shall be attached to central sewer and water facilities as provided for each lot.
A. 
Refuse handling. The storage, collection and disposal of refuse in the mobile home park shall be so conducted as to create no health hazards, rodent harborage, insect breeding areas, accident or fire hazards or air pollution and shall comply with the Pennsylvania Department of Environmental Protection and Township regulations for property maintenance.
B. 
Insect and rodent control. Grounds, buildings and structures shall be maintained free of insect, rodent harborage and infestation. Extermination methods and other measures to control insect and rodents shall conform to the requirements of the Pennsylvania Department of Environmental Protection.
A. 
Natural gas systems. Natural gas piping systems when installed in mobile home parks shall be maintained in conformity with accepted engineering practices and those standards set by the company providing such gas service.
B. 
Shutoff valve and cap for piped natural gas. Each mobile home lot provided with piped natural gas shall have an approved shutoff valve installed between the lot and the distribution 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. 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 and the Public Utilities Commission.
(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 method for shutting off gas. Such method shall be located outside the mobile home and shall be maintained in safe 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 not be conveyed through piping equipment and systems in homes.
(4) 
Tanks of more than 20 and less than 100 pounds' net capacity may be installed on a mobile home lot and shall be securely but not permanently fastened to prevent accidental overturning.
(5) 
No liquefied petroleum gas tank shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure within the park site.
D. 
Fuel oil supply systems. All fuel oil supply systems provided for mobile home, service buildings and other structures shall be installed and maintained in conformity with the rules and regulations of the vending company having jurisdiction and the Commonwealth of Pennsylvania.
E. 
Piping and valves for outside fuel storage tanks. All piping from outside fuel storage tanks or cylinders to mobile homes shall:
(1) 
Be securely but not permanently fastened in place;
(2) 
Have shutoff valves located within five inches of storage tanks;
(3) 
Be not less than five feet from any mobile home exit;
(4) 
Where located in areas adjacent to vehicle traffic, be protected against collision or physical damage.
All mobile homes shall meet or exceed those standards of manufacture as specified by Act 69 of 1972, Uniform Standards Code for Mobile Homes, and all amendments thereto.
A. 
Local regulations apply. Mobile home parks shall be laid out to assure access by Fire Department vehicles and equipment. Fire prevention personnel and vehicles shall be permitted to enter onto the mobile home park premises in case of fire. The residents of such mobile home parks shall obey lawful orders of any fireman, fire policeman or Township policeman in the performance of his duties.
B. 
Litter control. Mobile home park areas shall be designed, laid out and operated so as to be kept free of litter, rubbish and any accumulation of flammable materials. The Township reserves the right to have litter removed at the owner's expense.
C. 
Fire extinguishers. Portable fire extinguishers of a type approved by the Underwriters Laboratory shall be kept in public service and maintenance buildings under park control.
D. 
Fire hydrants. Fire hydrants shall be installed in accordance with the regulations of the Municipal Authority having jurisdiction or the Township Engineer, and shall evidence the established minimum residual pressure at all times.
An area of at least 12,000 square feet, centrally located and accessible to the occupants of every mobile home lot, shall be provided for recreation in a park with 10 units or less. In parks with more than 10 mobile homes, an additional 250 square feet per mobile home lot shall be provided.
Responsibilities of management. Responsibilities of the management of the mobile home park shall be as follows:
A. 
The person to whom all required state and federal permits for a mobile home park is issued shall operate the park in compliance with this chapter and all applicable 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, 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 Zoning Officer or any person designated by the Township Supervisors 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. A copy of such registry shall be submitted to the Township on a quarterly basis. Records for current and previous years must be available upon request. The park management shall also keep copies of all permits issued for the operation of said park and shall supply copies of such permits at the request of the Township.
A. 
Installation requirements. No person shall occupy any mobile home in Brady Township for sleeping or living purposes, except in a mobile home park issued a permit under this chapter, unless such mobile home conforms to and complies with all plumbing, electrical, sanitary and building ordinances of the Township applicable to conventional stationary dwellings; provided, however, a single on-lot mobile home installation shall comply with zoning requirements of the district in which it is to be placed.
(1) 
Any single on-lot mobile home to be installed shall have a minimum of 612 square feet of living space.
(2) 
All mobile homes shall meet or exceed those standards as specified by Act 69 of 1972, Uniform Standards Code for Mobile Homes.
(3) 
The building permit standards and requirements applicable in the Township shall apply for any single on-lot mobile home in accordance with this chapter.
(4) 
The single on-lot mobile home shall be installed upon and securely fastened to a frost-free foundation or footer, and in no event shall it be erected on jacks, loose blocks or other temporary materials.
(5) 
An enclosure of compatible design and material shall be erected around the base of the mobile home within two weeks of installation of the mobile home. Such enclosure shall provide sufficient ventilation to inhibit decay and deterioration of the structure.
B. 
Compliance required. No single on-lot mobile home shall be installed for occupancy and sleeping purposes or attached to any private sewer or water system except in compliance with this chapter.
Permit required, payment of fee and taxes:
A. 
No mobile home, whether single on-lot installation or mobile home park installation, shall be removed from Brady Township without the owner of said mobile home first obtaining a permit and providing a duplicate to the park manager from the local Tax Collector charged with the collection of all taxes. Such a permit for removal will be issued upon payment of a fee and payment of all taxes due.
B. 
The Board of Supervisors of Brady Township shall establish, by resolution, a schedule of fees for the obtaining of permits required under the provisions of this chapter. The resolution providing for the various fees shall be periodically reviewed and amended, when necessary, by resolution of the Board of Supervisors. The issuance of a permit shall be contingent upon payment of the fee per the resolution and the fee schedule.
A. 
Permits required. It shall be unlawful for any person to construct, operate, alter or expand any mobile home park within the limits of Brady Township unless he holds valid permits issued by the Pennsylvania Department of Environmental Protection in the name of the owner of such mobile home park for the specific construction, operation, alteration or expansion of sanitary sewerage facilities.
B. 
Applications in accordance with the Pennsylvania Department of Environmental Protection regulations. All applications for permits to operate a sanitary sewerage treatment facility shall be made by the owner of the mobile home park or his authorized representative in accordance with Commonwealth of Pennsylvania, Department of Environmental Protection, regulations.
C. 
Application to Township. A copy of the Pennsylvania Department of Environmental Protection application shall be concurrently filed with the Brady Township Zoning Officer. The applicant shall also file copies of preliminary plans to be reviewed by the Township Planning Commission, as specified.
A. 
Preapplication meeting.
(1) 
A person desiring approval of a land development plan or plat of a mobile home park shall make an appointment at least seven days prior to the date of a regularly scheduled Planning Commission meeting to discuss his proposal before filing an application for preliminary approval. No fee or formal application is required for this meeting. The developer shall be prepared to discuss the details of his proposed mobile home park, including such items as the proposed use, existing features of the area, existing covenants, land characteristics, availability of community facilities and utilities, size of development, play areas or public areas, proposed protective covenants, proposed utilities and street improvements, and shall in conjunction with making of said appointment for the preapplication meeting, provide:
(a) 
Such readily available information that shows the location of the property and any special features such as streams, floodplains or other conditions that may affect the development of the property. Readily available resources that may be used include the deed for the property, a property survey, the Tax Maps prepared by the Butler County Assessor's Office, USGS Quadrangle Map showing natural features and topography, the National Flood Insurance Administration (NFIA) Flood Hazard Boundary Maps, Natural Resources Conservation Service Maps of soil types, the U.S. Bureau of Mines coal mine maps and Butler County Planning Commission Geographic Information System (GIS) mapping.
(b) 
Data/information as to the zoning district in which the proposed mobile home park is to be developed.
(c) 
Data/information as to the proposed sewage disposal system to be provided to serve the mobile home park, whether a public sewage collection system or private treatment plant or individual in-ground septic systems.
(d) 
Data/information as to the proposed source of a water supply system to serve the proposed mobile home park.
(e) 
Such other data or information necessary to adequate reveal or relate any peculiarities applicable to the proposed development.
(2) 
A preaapplication meeting shall not constitute formal filing of any application for approval of a land development, shall not bind the Planning Commission to approve any concept presented in the preapplication meeting and shall not protect the application from any subsequent changes in ordinance provisions which may affect the proposed development between the preapplication meeting and the date of filing of an application for approval of a land development under the terms of this chapter.
B. 
Submission of application for mobile home park land development plan.
(1) 
After the preapplication meeting detailed in § 295-714A above, the developer shall submit an application for approval of a land development plan (per the criteria requirements of § 295-304 of this chapter) to the Township Secretary or Township Planning Commission at least 15 days prior to a regular monthly meeting of the Planning Commission.
(2) 
The application shall be accompanied by the following:
(a) 
A Mylar or linen together with 15 copies of all plats and data set forth in § 295-304 of Article III of this chapter shall be delivered to the Township office. The Township shall forward copies of said plans to the following agencies:
[1] 
Township Planning Commission;
[2] 
Sewer and water authorities if the proposed area is within the service area or jurisdiction of same;
[3] 
Township Engineer;
[4] 
Butler County Planning Commission; and
[5] 
Pennsylvania Department of Environmental Protection (copies as required).
(b) 
If the subject land site for a proposed mobile home park is within 1,000 feet of an existing water or sewer line of a public water or sewage line, a certificate or letter of certification by the Authority operating same whether it has the capacity to serve the proposed mobile home park, and if so, that it will or has committed itself to provide service to same.
(c) 
The required planning module per the applicable regulations of the Pennsylvania Department of Environmental Protection.
C. 
Approval process.
(1) 
The Planning Commission may use such technical assistance as required in order to evaluate the application. Where the magnitude of development creates a significant change in the characteristics of the watershed or increases the volume and velocity of surface water runoff due to the increase in detention and infiltration of stormwater, the Planning Commission, in its review, will consult with the Butler County Soil Conservation Service or appropriate county agencies to determine improvements that will reduce the likelihood of erosion, sedimentation, siltation and water damage from peak periods of precipitation and provide for the disposal of excess surface water from areas of concentrated development. All Department of Environmental Protection Act 102 regulations are considered binding. Stormwater facilities, when needed, shall be accomplished to the satisfaction and approval of the Township Engineer.
(2) 
No person proposing a mobile home park shall proceed with any grading or improvements until the land development plan is approved by the Planning Commission and all applicable fees and/or financial security requirements are met and/or delivered to the Township. General site grading may be done prior to the above approval only by special permission of the Board of Supervisors.
(3) 
The Planning Commission shall review the application and submitted data, and recommend action to be taken by the Board of Supervisors at a date not later than 90 days after the date of the Planning Commission meeting following the date that the application is filed, all in accordance with the review processing provisions set forth in Article III of this chapter for a major land development.
(4) 
Failure by the Board of Supervisors to render a decision and communicate it to the applicant within the time and manner required herein shall be deemed an approval of the application in terms as presented, unless the applicant has agreed in writing to an extension. Failure to meet the extension shall have like effect.
(5) 
An approved final land development plan Mylar or linen for a mobile home park shall be recorded in the Butler County Recorder of Deeds' Office pursuant to the procedures set forth in § 295-308 of this chapter.
A. 
Issuance of permit. Mobile home park building or zoning permits shall only be issued after satisfactory review of the mobile home park plan by the Township Planning Commission and approval by the Board of Supervisors, and the recording of said mobile home park plan in the Recorder of Deeds Office. Upon receipt of an application for building or zoning permits, the Zoning Officer shall issue a mobile home park construction permit to the applicant upon being furnished a copy of the permit issued by the Pennsylvania Department of Environmental Protection to the applicant for operation of a sanitary sewerage treatment facility or having assurance suitable to the Zoning Officer that sewage collection service to and for said mobile home park is being provided by a public sewage collection/treatment system. Said permits shall be valid for a period of one year. All required infrastructure and detention facilities shall be installed during this period or, if phased, as each phase shall be completed. On-site inspections by the Zoning Officer to determine compliance with approved plans shall be made during this period. Following the completion of improvements, permits shall be issued for individual structures.
B. 
Limited applicability to existing parks. Mobile home parks in existence upon the effective date of this chapter shall be required to meet only the standards of the Pennsylvania Department of Environmental Protection for operation of sanitary sewerage facilities and/or for connection to a public sewage system. All other minimum standards described herein shall be applicable only to those parks which are developed/constructed after the effective date hereof, or to such portion thereof expanded by new development/construction after the effective date hereof.
C. 
Proof of title or interest in premises. Proof of title in fee simple in the person, partnership or corporation applying for a mobile home park building or zoning permit shall be submitted with the application for a permit and submission of any preliminary or final drawings. Where the developer is not the owner, agreement of sale, lease or option of sale shall be submitted to substantiate that the developer has equitable title and rights to develop the subject lands.
A. 
Transfer of ownership. Every person of legal, equitable or other interests in or control of any mobile home park holding any required permits for the operation of a mobile home park shall send notice in writing to the Pennsylvania Department of Environmental Protection and the Brady Township Zoning Officer within 10 days after having sold, transferred, given away or otherwise disposed of interest in or control of any mobile home park.
B. 
Notice of violations. Whenever, upon inspection of any mobile home park pursuant to receipt of a formal complaint from a resident of said mobile home park, or otherwise, and it is determined that conditions or practices exist which may violate any provision of this chapter, any amendment thereto or any regulation adopted pursuant hereto, the mobile home park management and/or owner shall be given written notice of such violation and the opportunity to remedy/cure such violation within a reasonable time; in no event shall such time period exceed 30 days. In the event such violation is not timely remedied/cured, the Township may pursue remedy enforcement procedures as available at law or equity, and/or by summary proceedings, to effect compliance.
A. 
Inspections authorized. An authorized representative of Brady Township may inspect any mobile home park at reasonable intervals and at reasonable times to determine compliance with the terms of this chapter or other Township ordinances and regulations. Enforcement of state mandated regulations shall be the responsibility of the Pennsylvania Department of Environmental Protection personnel or other designated agency of the Commonwealth of Pennsylvania.
B. 
Inspector designated. The Township Zoning Officer is hereby designated as the person to make such inspections. Another or additional inspectors may also be authorized to make inspections or additional inspections at the discretion of the Township Supervisors. Said inspector is required only to observe and report existing conditions pursuant to a formal complaint being filed, to the agency designated responsible for enforcement.