Borough of Auburn, PA Mobile Homes and Mobile Home Parks

Mobile home units shall be placed upon a level concrete pad with a thickness of at least six inches and a minimum of six tie-down rings by which the mobile home shall be secured to said pad. The length and width of the concrete pad shall be equal to the length and width of the mobile home to be placed thereon.

Each mobile home unit shall be anchored to its concrete pad prior to the occupation or other use of said unit or within seven days of being placed upon said pad, whichever is soonest. The anchoring system shall be designed to be secure against wind velocity up to 100 miles per hour.

Prior to occupation, whether permanently or transiently, mobile home units shall be secured to their pad in such a way as to prevent tilting of the unit.

Skirting of compatible design and material shall be erected around the entire base of each mobile home. Such skirting shall provide sufficient ventilation to inhibit decay and deterioration of the structure. In addition, the skirting shall be designed to allow access to the undercarriage of the mobile home to accommodate inspection of and necessary repairs to utility connections.

Within any identified floodplain area, all mobile homes, including additions thereto, shall be prohibited.

All mobile home units shall, as a minimum, be connected to a functioning sewage disposal system, a potable water supply of sufficient quantity to meet the needs of the occupants of the unit, and the electric supply provided by the utility company holding the franchise for the area within which the mobile home is located.

A minimum of two doors, one at each end of the mobile home, shall be provided. Doors and screen doors shall be of the hinge type, opening outwardly from the inside.

Heating and cooking stoves.

All heating and cooking stoves and appliances shall be approved by Underwriters Laboratories, Inc. (UL) for installation in mobile homes and be installed in accordance with UL requirements or the manufacturer's specifications.

Oil-burning cooking and heating stoves shall be provided with flue connections to the outside of the mobile home. Flues shall penetrate the roof of the mobile home through a weathertight sheet metal shield or roof jack which shall provide a clearance of at least two inches between the flue and combustible roof material if approved outlet flues are provided. A clearance of at least six inches shall be provided if metal flues are used. Down-draft diverters shall be provided on all vents from oil-burning stoves.

Oil-burning stoves for heating purposes may provide for attachment to fuel tanks located outside and separate from the mobile home. Auxiliary oil storage tanks, when provided, shall be so located as to require filling and drainage on the outside of the mobile home and shall be securely fastened in position in a place readily available for inspection. When installed in a closed compartment outside the mobile home, such compartment shall be ventilated at the bottom.

Wood burners approved for use in mobile homes may be located within a mobile home only after application for a permit has been approved as provided for by the ordinances of the Borough.

Fuels.

Cylinders containing liquefied petroleum gas or oil to be used as fuel by the occupants of the mobile home shall be connected to stoves by leakproof connections. Such cylinders shall be securely fastened in place.

All fuel stored for use as heating fuel, cooking fuel, or for any other purpose, shall be stored in strict compliance with all applicable state, county and local regulations.

No mobile home unit shall be located within 20 feet of any other mobile home unit.

Two or more mobile homes fit for occupancy shall not be located on a single tract of land unless such tract has been designed, improved and licensed as a mobile home park.

Mobile home units shall be maintained in a weathertight condition and shall be kept in generally good repair.

§ 205-4 Mobile home parks.

Permits.

Permits required. It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of the Borough unless he holds a valid license issued by the Borough in the name of such person for the specific construction, alteration or extension proposed.

Application to Borough. The applicant shall submit an application to the Code Enforcement Officer, using a form furnished by the Code Enforcement Officer, for a permit to operate a mobile home park in the Borough.

Inspection and issuance of permit. Upon receipt of such application, the Code Enforcement Officer shall forthwith inspect the applicant's proposed park to determine compliance with the provisions of this chapter and all other Pennsylvania statutes and Borough ordinances. After favorable determination of same, said officer shall issue a mobile home park permit to the applicant which shall be valid for a period of one year thereafter.

Renewal permits. Renewal permits for a like period shall be issued by said officer upon furnishing proof by the applicant that his park continues to meet the standards prescribed by the ordinances of the Borough of Auburn.

Fees. A fee for inspection and issuing of a permit shall be established by resolution of Borough Council.

Registration.

It shall be unlawful for any person to operate any mobile home park within the limits of the Borough unless he holds a permit issued annually by the Borough.

Every person holding a permit shall file notice, in writing, to the Code Enforcement Officer within 10 days after having sold, transferred, given away or otherwise disposed of his interest in or control of any mobile home park.

Whenever, upon inspection of any mobile home park, it is determined that conditions or practices exist which are in violation of any provision of this chapter, or of any regulations adopted pursuant thereto, the Code Enforcement Officer shall give notice, in writing, in accordance with § 205-5 to the person to whom the certificate was issued, advising him that unless such conditions or practices are corrected within a reasonable period of time specified in the notice, the license to operate in the Borough shall be suspended. At the end of such period, such mobile home park shall be inspected and, if such conditions or practices have not been corrected, the Code Enforcement Officer shall suspend the license and give notice in writing of such suspension to the person to whom the certificate is issued.

Inspection of mobile home park. A representative of the Borough may inspect a mobile home park at reasonable intervals, and at reasonable times, to determine compliance with this chapter and all other Pennsylvania statutes and ordinances of the Borough of Auburn.

Environmental, open space and access requirements.

Minimum park area. A mobile home park shall have a gross area of at least five contiguous acres of land.

Site location. The location of all mobile home parks shall comply with the following minimum requirements:

Free from adverse influence by swamps, marshes, garbage or rubbish disposal areas, and other potential breeding places for insects or rodents.

Not subject to flooding.

Not subject to any hazard or nuisance, such as excessive noise, vibration, smoke, toxic matter, radiation, heat, odor or glare.

Only in areas zoned for such use by the Borough of Auburn.

Site drainage requirements.

The ground surface in all parts of every park shall be graded and equipped to drain all surface water in a safe, efficient manner.

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 Pennsylvania Department of Environmental Protection.

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.

Soil and ground cover requirements.

Exposed ground surfaces in all parts of every park shall be paved, 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.

Park grounds shall be maintained free of vegetative growth which is poisonous or which may harbor rodents, insects or other pests harmful to man and shall be maintained in accordance with all applicable ordinances of the Borough.

Park areas for nonresidential uses.

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.

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.

(6)

Required setbacks, buffer strips and screening.

All mobile homes shall be located at least 20 feet from any park property boundary line abutting upon a public street or highway and at least 10 feet from other park property boundary lines.

There shall be a minimum distance of 20 feet between an individual mobile home, including accessory structures attached thereto, and adjoining pavement of a park street, or common parking area or other common areas and structures.

All mobile home parks located adjacent to industrial commercial land uses shall be required to provide screening such as fences or natural growth along the property boundary line separating the park and such adjacent nonresidential use.

(7)

Park street system.

General requirements. Safe and convenient vehicular access shall be provided from abutting public streets.

Access. The entrance road connecting the park with a public street shall have a minimum pavement width of 34 feet.

Internal streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:

[1]

A minimum road pavement width of 25 feet shall be required.

[2]

Dead-end streets shall be provided at the closed end with a turnaround having an outside roadway diameter of at least 50 feet.

[3]

On-street parking is prohibited.

Required illumination of park street systems. All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights as will provide an adequate level of illumination for the safe movement of pedestrians and vehicles at night.

(e)

Street construction and design standards.

[1]

Streets. All streets shall be constructed of 2 1/2 inches of ID-2 on a compacted base and shall be well drained under normal use and weather conditions.

[2]

Grades. Grades of all streets shall be sufficient to insure adequate surface drainage, but shall be not more than 8%.

[3]

Intersections. Within 100 feet of an intersection, streets shall be at approximately right 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 shall not be permitted.

(8)

Off-street parking areas.

Paved off-street parking areas shall be provided in all mobile home parks for the use of park occupants and guests.

Required car parking spaces shall be so located as to provide convenient access to the mobile home, but shall not exceed a distance of 200 feet from the mobile home that it is intended to serve.

(9)

Walks.

General requirements. All parks shall provide safe, convenient, all-season pedestrian walks of adequate width for intended use, durable and convenient to maintain, among individual mobile homes, the park streets and all community facilities provided for park residents. Sudden change in alignment and gradient shall be avoided.

Common walk system. Where pedestrian traffic is concentrated, and a common walk system is provided, such common walks shall have a minimum width of four feet.

Individual walks. 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.

(10)

Construction of mobile home lots.

Mobile home lots within the park shall have a minimum required area of 5,000 square feet.

Each mobile home lot shall be improved to provide a foundation in accordance with § 205-3C.

Water supply. All mobile homes, service buildings and other facilities shall be supplied with adequate water which shall be obtained from the Borough of Auburn. The owner and/or operator of the park shall provide all mains, laterals and service connections therein. All mains, laterals and service connections must be made in accordance with all applicable ordinances of the Borough.

Sewage disposal. All mobile homes, service buildings and other facilities shall be connected to the sanitary sewer system of the Borough of Auburn. The owner and/or operator of the park shall provide all mains, laterals and service connections within the park area to all mobile homes, service buildings and other facilities therein. All mains, laterals, and service connections must be made in accordance with all applicable ordinances of the Borough.

Electrical distribution system.

General requirements. Every park 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.

Power distribution lines.

All power lines shall be underground.

All direct burial conductors or cable shall be buried at least 18 inches below the ground surface and shall be insulated and specially designed for the purpose. Such conductors shall be located not less than one-foot radial distance from water, sewer, gas and communications lines.

Individual electrical connections. Each mobile home lot shall be provided with an approved disconnecting device and overcurrent protective equipment. The minimum service per outlet shall be 120/240 volts AC, 100 amperes.

Required grounding. 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 grounding metallic wiring. The neutral conductors shall not be used as an equipment ground for mobile homes or other equipment.

Service buildings and other community service facilities.

The requirements of this Section shall apply to service buildings, recreation buildings and other community service facilities when constructed, such as:

Management offices, repair shops or storage areas.

Laundry facilities.

Indoor recreation areas.

Commercial uses supplying essential goods or services for the exclusive use of park occupants.

All structures shall be constructed in conformity with all applicable ordinances of the Borough of Auburn.

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 ordinances of the Borough of Auburn, governing mobile home parks.

Insect and rodent control. 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 of the ordinances of the Borough of Auburn.

Fuel supply.

All central fuel systems are prohibited.

Liquefied petroleum gas systems.

On-lot 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 authority having jurisdiction and shall include the following:

[1]

On-lot 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 authority having jurisdiction and shall include the following:

[a]

Systems shall be provided with safety devices to relieve excessive pressures and shall be arranged so that the discharge terminates at a safe location.

[b]

Systems shall have at least one accessible means of shutting off gas. Such means shall be located outside the mobile home and shall be maintained in effective operating condition.

[c]

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 mobile homes.

[d]

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.

[e]

No LPG vessel shall be stored or located inside or beneath any storage cabinet, carport, mobile home or any other structure unless such installations are specifically approved by the authority having jurisdiction.

Fuel oil supply systems.

All on-lot 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, when provided.

All piping from the outside fuel storage tanks or cylinders to mobile homes shall be securely but not permanently fastened in place.

All fuel oil supply systems provided for mobile homes, service buildings and other structures shall have shutoff valves located within five inches of storage tanks.

All fuel storage tanks or cylinders shall be securely placed and shall not be less than five feet from any mobile home exit.

(e)

Storage tanks located in areas subject to traffic shall be protected against physical damage.

Fire protection.

Mobile home park areas shall be kept free of litter, rubbish and other flammable materials.

Portable fire extinguishers shall be kept in public service buildings under park control.

Fire hydrants shall be located within 600 feet of all mobile homes, service buildings and other structures in the park.

Communications systems. All telephone, CATV and all other wire communication systems shall be by underground cable.

Responsibilities of the park management.

The person to whom a license for a mobile home park is issued shall operate the park in compliance with this chapter and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.

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.

The park management shall give the Code Enforcement Officer free access to all mobile home lots, service buildings, and other community service facilities for the purpose of inspection.

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.