[HISTORY: Adopted by the Board of Supervisors of the Township
of Charleston as indicated in article histories. Amendments noted
where applicable.]
[Adopted 1-16-2012 by Ord. No. 146]
This article shall be known and may be cited as the "Temporary
Housing/Man Camp Ordinance of Charleston Township, County of Tioga,
Pennsylvania."
This article is hereby established to set requirements for the
design, construction, alteration, extension and maintenance of man
camps and related utilities and facilities for the purpose of promoting
and safeguarding the public health, safety, comfort and welfare.
The Township has jurisdiction and control of land use and development
as set forth in Act 247 (as amended by Act 93 and Act 194, and other
amendments), the Pennsylvania Municipalities Planning Code, 53 P.S.
§ 10101 et seq., and the Second Class Township Code, as
amended and supplemented.[1]
[1]
Editor's Note: See 53 P.S. § 65101 et seq.
A.
As used in this article, words in the singular include the plural,
and those in the plural include the singular. The words "shall" and
"will," for the purpose of this article, are defined as mandatory.
Unless otherwise expressly stated, the following definitions
shall, for the purpose of this article, have the meaning herein indicated.
Any pertinent word or term not a part of this listing, but vital to
the interpretation of this article, shall be construed to have its
legal definition.
The person who owns or has charge, care or control of the
man camp.
The control and elimination of insects, rodents or other
pests by eliminating their harborage places; by removing or making
inaccessible materials that may serve as their food; by poisoning,
spraying, fumigating, trapping or by any other recognized pest-elimination
method.
The legally designated health authority of Pennsylvania (Pennsylvania
Department of Environmental Protection).
A parcel or contiguous parcels of land that has been so designated
and improved that it contains two or more temporary, self-contained,
mobile housing units or recreational vehicle used for temporary housing
for oil and/or gas field workers or support for related job fields.
Units, which can be single- or multiple-occupancy, are owned by the
camp management or other company and are transported to the site complete
and ready for occupancy except for minor and incidental unpacking
and assembly operations.
A transportable, single-family dwelling intended for occupancy,
contained in one unit or in two or more units designed to be joined
into one integral unit capable of again being separated for repeated
towing, which arrives at a site complete and ready for occupancy except
for minor and incidental unpacking and assembly operations, and constructed
so that it may be used without a permanent foundation.
Written approval, in whatever form as issued by Charleston
Township, authorizing a person to operate and maintain a man camp.
Any individual, firm, trust, partnership, public or private
association or corporation or other entity.
A vehicle with or without motor power which may be towed
on the public highways by a passenger vehicle or self-propelled without
a special permit and which is designed for human occupancy under transient
circumstances, such as camping, travel or other recreational uses,
sometimes variously known as a "travel trailer," a "camping trailer"
or a "motor home."
All perishable and nonperishable solids, except body wastes,
but including garbage, rubbish, ashes and dead animals.
A structure, housing operation, office, recreational, camp
maintenance and other facilities built to conform to required local
standards.
Nonpermanent, portable housing placed on location for a short
period of time, with the intent that the housing will be removed at
the end of its intended use. Used to house workers.
That part of a man camp, which has been prepared and reserved
for the placement of a temporary housing unit.
A single, nonpermanent, portable building capable of housing
single or multiple occupants.
A.
All proposed man camps shall follow the regular procedures and requirements of a normal subdivision as set forth in Chapter 235, Subdivision and Land Development, of the Code of Charleston Township as well as comply with Township and county ordinances and regulations.
B.
The developer must provide, at the time of application to construct
a man camp, a plan for the dismantling and removing of the housing
units, and they must post a bond, acceptable to the Supervisors, assuring
removal of the man camp when it is no longer used. The plan should
include what event will trigger the management decision to remove
the facilities, e.g., occupancy below a certain percent. If the buildings
remain completely unoccupied, except for camp management, for a period
of more than six months, then the camp management shall begin the
removal process.
A.
Man camps shall have a gross area of at least 10 acres of land.
B.
The location of all man camps shall comply with the following minimum
requirements:
C.
A recreation area shall be required if there are 40 or more tenants.
D.
All camps shall be furnished with lighting units so spaced, and equipped
with luminaries placed at such mounting heights, as will provide adequate
levels of illumination for the safe movement of pedestrians and vehicles
at night.
E.
The camp management shall provide for overflow parking: one extra
parking space for every three tenants. Recreational vehicles are not
to be permitted to be stored on the lot, and if provisions are made
for storage, they must be in separate fenced area.
F.
Skirting, if required, for the temporary housing must be installed
within 60 days of placing a housing unit on a lot.
The grounds of the man camp shall be graded in such a manner
that will not create excessive water runoff damage, create wetlands,
or other environmental hazards on or off lot.
A.
Temporary housing shall be located at least 50 feet from the right-of-way
of all public roads and highways and at least 50 feet from any other
camp property boundary lines.
B.
Front yard setbacks shall be a minimum of 10 feet from the camp road
rights-of-way.
C.
Side of yard and rear yard setbacks shall be a minimum of 20 feet
from the lot boundary.
D.
The Board of Supervisors has the right to require screening material
such as fences or natural growth along the camp boundary adjacent
to residential areas.
A.
The man camp road system shall have road widths of a minimum of 20
feet.
B.
All roads shall be of a gravel or paved surface with sufficient gravel
base so that the man camp road system will be free of mud and sink
holes.
C.
Grades of all camp roads shall be a minimum of 1% to ensure adequate
surface drainage, but shall not exceed 10%.
D.
Road intersections.
(1)
Curbs, where required, shall be installed by the subdivider along
the roads or where deemed necessary for public safety as determined
by the Board of Supervisors.
(2)
Where the grade of any road at the approach to an intersection exceeds
5%, a leveling area shall be provided with a transitional grade not
to exceed 2% for a distance of 25 feet from the nearest right-of-way
line of the intersection.
(3)
Multiple intersections of more than four roads shall be prohibited.
E.
Dead-end roads shall be provided with a cul-de-sac with a minimum
of 80 feet diameter. This shall be required at all dead-end roads.
F.
Driveways.
(1)
Driveways shall be located to provide the best visibility possible
within the limits of the property that each driveway serves.
(2)
Driveways shall be constructed not to interfere with roadway drainage.
Cross drains shall be constructed beneath the driveway where required
to provide adequate drainage.
(3)
Off-road parking shall be provided at each temporary home. Parking
spaces shall be a minimum of 20 feet by 10 feet and shall be provided
with a dust-free surface.
G.
The road system installed in any man camp is to be lighted.
A.
If public water supply is available or planned for the area, then
provisions shall be made for its immediate and eventual use.
B.
Community wells or project wells for water supply shall be approved
by the Pennsylvania Department of Environmental Protection and the
Board of Supervisors.
C.
Fire hydrants shall be installed for locations as per the Township
specifications if municipal water is available.
D.
If a municipal water source is not available, a private water source
shall meet all the standards of the Department of Environmental Protection
and the Board of Supervisors.
All man camps where municipal sewage is available (within 1,500
feet) must use the municipal service. Where municipal sewage is not
available, a sewage system approved by the Department of Environmental
Protection and the Township is required. In areas where a municipal
sewer is available, all properties within the subdivision shall be
connected thereto.
Installation of a sanitary sewage treatment plant and other
appurtenances shall be subject to approval by the Pennsylvania Department
of Environmental Protection and the Board of Supervisors.
A.
Storm sewers shall be located in the right-of-way or in a drainage
easement.
B.
In the design of storm drain installation, special consideration
shall be given to the avoidance of problems which may arise from concentration
of stormwater runoff over adjacent properties.
C.
Bridges and culverts shall be designed to support the expected loads,
to carry expected flows, and be constructed the full width of the
right-of-way, where deemed necessary by the Board of Supervisors.
A.
Temporary housing shall be separated from each other and from other
buildings and structures by at least 40 feet on all sides. Storage
buildings are excluded from this requirement.
B.
An enclosure of compatible design and material shall be erected around
the entire base of each temporary housing unit. Such enclosure shall
provide sufficient ventilation to inhibit decay and deterioration
of the structure.
General requirements. The area of the temporary housing stand
shall be improved to provide adequate support for the placement and
tie-down of the mobile homes, thereby securing the superstructure
against uplift, sliding, rotation and overturning.
A.
The temporary housing 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 upon the structure.
B.
A temporary housing stand area shall be prepared by removing the
topsoil and grading to slope of not more than 1% in any direction.
The soil in the area of the temporary housing unit stand must be capable
of supporting the weight of the temporary housing and must not be
alluvial or highly organic.
Fire hydrants, if provided, shall be located within 600 feet
of any mobile home, service building or other structure in the camp
and shall be installed in accordance with Township specifications.
A.
Storage facilities shall be permitted in man camps, provided such
facilities are allowed by the camp management.
B.
Such facilities shall be designed in a manner that will enhance the
appearance of the man camp, shall not obstruct any housing opening
for light and ventilation, shall not inhibit inspection of housing
equipment and utility connections, shall be located at least three
feet from any lot line, and shall not be located in the front yard
of any lot.
C.
Such storage facility shall be portable and will not exceed a maximum
ground size of 10 feet by 12 feet with a maximum overhang and/or roof
of six inches per side.
A.
Applicability. The requirements of this section shall apply to service
buildings, recreational buildings and other community service facilities
when constructed such as:
B.
Structural requirements for buildings. All buildings shall comply with Chapter 117, Construction Codes, Uniform, as adopted by Charleston Township.
C.
Water storage facilities. 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.
D.
Water distribution system. All water piping, fixtures and other equipment
shall be constructed and maintained in accordance with the regulations
of the Department of Environmental Protection and the Township.
A.
General requirements. An adequate and safe sewage system shall be
provided in all camps for conveying and disposing of sewage from temporary
housing, service buildings and other accessory facilities. Such system
shall be designed, constructed and maintained in accordance with the
Pennsylvania Department of Environmental Protection and/or local health
regulations.
B.
Sewage treatment and/or discharge. Where the sewer lines of the man
camp are not connected to a public sewer, all proposed sewage disposal
facilities shall be approved by the Pennsylvania Department of Environmental
Protection and the Township prior to construction.
A.
General requirements. Every camp shall contain an electrical wiring
system consisting of wiring, fixtures, equipment and appurtenances
which shall be installed and maintained in accordance with the local
electric power company's specifications regulating such systems and
local building codes.[1] In addition, all man camps containing five or more buildings
shall have underground power distribution lines.
B.
Required grounding. All exposed non-current-carrying metal parts
of the housing unit and all other equipment shall be grounded by means
of an approved grounding conductor 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.
The storage, collection and disposal of refuse in the man camp
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 regulations of the Pennsylvania Department of
Environmental Protection.
Grounds, buildings and structures shall be maintained free of
insect and rodent harborage and infestation. Extermination methods
and other measures to control insects and rodents shall conform with
the requirements and regulations of the Pennsylvania Department of
Environmental Protection.
A.
Natural gas system. Natural gas piping systems, when installed in
man camps, shall be maintained in conformity with accepted engineering
practices.
B.
Liquefied petroleum gas system. Liquefied petroleum gas systems provided
for temporary housing, service buildings or other structures, when
installed, shall be maintained in conformity with the rules and regulations
of the authority having jurisdiction.
C.
Fuel oil supply system. All fuel oil supply systems provided for
temporary housing, service buildings and other structures shall be
installed and maintained in conformity with the rules and regulations
of the authority having jurisdiction.
A.
Local regulations. The man camp area shall be subject to the rules
and regulations of the Township of Charleston fire prevention authority
where provided.
B.
Litter control. Man camp areas shall be kept free of litter, rubbish
and other flammable materials.
C.
Fire extinguishers. Portable fire extinguishers of a type approved
by the fire prevention authority shall be kept in all buildings under
camp control when the camp is not serviced by fire hydrants.
A.
Responsibilities of the camp management.
(1)
The person to whom a license for a man camp is issued shall operate
the camp in compliance with this article and shall provide adequate
supervision to maintain the camp, its facilities and equipment in
good repair and in a clean and sanitary condition.
(2)
The camp management shall supervise the placement of each temporary
housing unit on its lot which includes securing its stability and
installing all utility connections.
(3)
The camp management shall give any authorized officer free access
to all temporary housing units, service buildings and other community
service facilities for the purpose of inspection.
(4)
The management shall maintain a register containing the names of
all occupants. Such register shall be available to any authorized
person inspecting the camp. The management shall notify the appropriate
officer, in accordance with state and local taxation laws, of the
arrival and departure of each temporary housing unit.
(5)
A representative of the camp management shall be on-premises at all
times.
(6)
The camp management shall provide Charleston Township with the contact
information of the individual or individuals responsible for the operation
and activities at the man camp. Such information shall include a phone
number where such individual or individuals can be contacted 24 hours
per day, 365 days a year.
B.
Removal of temporary housing. No temporary housing, whether installed
on a single lot of record or on a temporary housing lot in a man camp,
shall be removed from the Township without first obtaining a removal
permit from the Charleston Township Tax Collector. Such permit shall
be issued upon payment of a fee, as established from time to time
by resolution of the Board of Supervisors, and real estate taxes assessed
against the unit and unpaid at time the permit is requested.
Modifications to this article shall be granted by the Supervisors under the modification provisions of Chapter 235, Subdivision and Land Development, of the Township of Charleston, County of Tioga, Pennsylvania.
It shall be the duty of the Charleston Township Supervisors
to enforce the provisions of this article.
A.
It shall be the responsibility of the Charleston Township Board of
Supervisors, or its representative, to make periodic inspections of
man camps in the Township and make such reports as the Township Supervisors
may require.
B.
If the Charleston Township Supervisors shall find that any man camp
has been established or is being maintained in violation of the provisions
of this article, it shall promptly notify the owner thereof in writing.
If the owner fails to abate the said violation and comply with the
provisions of this article within five days, the Supervisors shall
cause such violation to be removed or remedied. The cost of such removal
or remedy shall be borne by the owner or lessor, and shall be a lien
upon the premises.
C.
The Charleston Township Supervisors shall cause any violations of
the provisions of this article, which is an immediate peril to persons
or property, to be removed immediately. The cost shall be a lien upon
the premises.
The provisions of this article shall be administered by the
Township of Charleston Supervisors. The Supervisors may delegate all
or part of the administration of this article to an agent, and the
extent of this delegation shall be on record in the minutes of the
Charleston Township Supervisors.
A.
It shall be unlawful for any person to construct, alter or extend
any man camp within the limits of Charleston Township, unless he holds
a valid permit issued by the Township Board of Supervisors in the
name of such person for the specific construction, alteration or extension
proposed and also plans approved by the Charleston Township Supervisors.
B.
Upon receipt of such application, the Charleston Township Supervisors
shall forthwith inspect the applicant's plans and proposed camp to
determine compliance with the provisions of this article. After favorable
determination with the same, the Supervisors shall issue a man camp
permit to the applicant which shall be valid for a period of one year
thereafter.
C.
Renewal permits for a one-year period shall be issued by the Board
of Supervisors upon proof furnished by the applicant that his man
camp continues to meet the standards prescribed by this article.
A.
Application. At the time of filing for approval of the plan for a
man camp, the application shall be accompanied by the appropriate
fee for review of said plans. This fee shall be determined and established
from time to time by resolution of the Board of Supervisors. In the
event that the Board is required to perform additional or unusual
services in determining if said application conforms to the provisions
of this article, the cost of such additional service shall be borne
by the applicant. Such charges shall be levied whether or not the
application is approved.
B.
License. An annual license fee is required from all owners of man
camps. The fee shall be established from time to time by resolution
of the Board of Supervisors for each calendar year. Such license shall
be renewed annually on or before the first day of January of each
year. In cases where a camp is established in the Township on or after
the first day of July in any year, the license fee payable by the
owner for the remainder of such year shall be 1/2 of the yearly rate.
Every person holding a permit to operate a man camp shall file
notice in writing to Charleston Township within 10 days after having
sold, transferred, given away or otherwise disposed of interest in
or control of any man camp.
A.
Any person or owner or any person acting as agent, employee, contractor,
tenant or servant of said person or owner who shall violate any provision
of this article shall, upon conviction thereof, be sentenced to pay
a fine of $1,000, or the maximum amount permitted by law, and shall
be subject to imprisonment not to exceed 30 days, or the maximum amount
allowed by the law, for the punishment of summary offenses. Each day
that violation of this article continues after notice shall constitute
a separate offense.
B.
Civil enforcement.
(1)
Nothing in § 171-34A hereinabove shall prevent the Township from initiating civil enforcement proceedings before a Magisterial District Judge or other court. If this article is to be enforced through civil enforcement proceedings, civil penalties shall be $600 per violation, or the maximum amount permitted by law. Each day that a violation of this article continues after notice shall constitute a separate violation.
(2)
In any case where a penalty for a violation of this article has not
been timely paid and the person or owner upon whom the penalty was
imposed is found to have been liable therefore in civil proceedings,
the violators shall be liable for the penalty imposed, including additional
daily penalties for continuing violations, plus court costs and reasonable
attorney fees incurred by the Township in the enforcement proceedings.
(3)
The Township reserves the right to enforce the provisions of this
article in any manner permitted by law, and all fines and penalties
collected for violation of this article shall be paid to the Township
Treasurer.
