[HISTORY: Adopted by the Borough Council of the Borough of
Houston 4-14-1993. Amendments
noted where applicable.]
As used in this chapter, the following terms shall have the
meanings indicated, unless a different meaning cleanly appears from
the context:
The written approval as issued by the Borough Council, authorizing
a person to operate and maintain a mobile home or a mobile home park
under the provisions of this chapter.
A single-family dwelling which is designed after assembly
and fabrication for transportation on streets and highways on its
own running gear, and which may be temporarily or permanently affixed
to real estate, used for nontransient single-family residential purposes,
and constructed with the same, or similar, electrical, plumbing, and
sanitary facilities as immobile housing and ready for attachment to
a foundation.
Any plot of ground which is leased or rented, and upon which
two or more mobile homes, occupied for dwelling or sleeping purposes,
are located.
A plot of ground within a mobile home park, designated for
the accommodation of one mobile home and leased or rented for that
purpose.
A single-family dwelling with all of the following characteristics:
Designed for long-term occupancy, and containing sleeping accommodations,
a flush toilet, a tub and/or shower bath, and kitchen facilities,
with plumbing and electrical connections provided for attachment to
public systems.
Designed to be transported after fabrication on its own wheels,
on detachable wheels, or on a flatbed or other trailers.
Arriving at the site where it is to be occupied as a dwelling
complete and ready for occupancy except for minor incidental unpacking
and assembly operations, location on foundation, connection to utilities,
and the like.
Any individual, firm, trust, partnership, corporation, company,
association, on other legal entity which rents or leases spaces in
a mobile home park.
A structure which contains operational, office, recreational,
sanitary, maintenance, on other facilities built for the use of the
mobile home park residents or owner.
All pipes, fittings and appurtenances from the drain outlet
of the mobile home to the inlet of the corresponding sewer risen pipe.
That portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home space.
All pipes, fittings, and appurtenances from the water riser
pipe to the water inlet pipe of the distribution system within the
mobile home.
That portion of the water service pipe which extends vertically
to the ground elevation and terminates at a designated point on each
mobile home lot.
All pipes, fittings, valves and appurtenances from the water
main of the park distribution system to the water outlet of the distribution
system within the mobile home.
A.
License required. It shall be unlawful for any person to maintain,
construct, alter or extend any mobile home park within the limits
of the Borough unless he holds a license issued by the Borough Council
in the name of such person for the specific maintenance, construction,
alteration, or extension proposed. The municipal license shall be
conspicuously posted in the office or on the premises of the mobile
home park at all times.
B.
Application to Borough. The applicant shall also submit an application
to the Borough Council using a form furnished by the Borough Council
for a license to operate a mobile home park in the Borough.
C.
License renewal. The license shall be renewed by the Borough Council
upon furnishing of proof by the applicant that his park continues
to meet the standards prescribed by this chapter.
D.
Inspection of mobile home parks. A representative of the Borough
Council may inspect a mobile home park at reasonable intervals, and
at reasonable times, to determine compliance with this chapter.
E.
Inspection; revocation of license. 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 Borough Council shall give
notice, in writing, in accordance with the provisions of this chapter
to the person to whom the license was issued, advising him that unless
such conditions or practices are connected within a reasonable period
of time specified in the notice, the license to operate in the Borough
of Houston 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 connected, the Borough Council shall suspend the license
and give notice, in writing, of such suspension to the person to whom
the license is issued.
Application for the mobile home park license shall be filed
in triplicate with the Borough Council. The application shall be in
writing, signed by the owner and shall include the following:
A.
Name and address of the owner;
B.
Location and legal description of the mobile home park;
C.
Plans and specifications of all buildings, improvements and facilities
constructed or to be constructed within the mobile home park;
D.
Such further information as may be requested by the various municipal
agencies to enable them to determine if the proposed park will comply
with legal requirements; and
E.
All application fees shall be set by the Borough Council pursuant
to resolution.
A.
No mobile home park shall have an area less than five acres. No mobile
home shall be placed on an area less than 11,250 square feet or a
lot less than 75 feet by 150 feet.
B.
A recreation area shall be located in every mobile home park and
shall not be less in area than 10% of the gross area of the mobile
home park.
A.
General requirements. An adequate 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 supply system is not available, the development
of a private water supply system shall be approved by the Pennsylvania
Department of Environmental Protection or other authorities having
jurisdiction over water supply systems.
B.
Fire hydrants. Where a public supply of water is provided, fire hydrants
shall be installed as agreed upon by the Borough Council and the agency
responsible for supplying water.
C.
Individual water. Riser pipes and connections.
(1)
Individual water. Riser pipes shall be located within the confined
area of the mobile home stand at a point where the water connection
will approximate a vertical position, thereby ensuring the shortest
water connection possible and decreasing susceptibility to water pipe
freezing.
(2)
The water riser pipe shall have a minimum inside diameter of 3/4
inch and terminate at least four inches above the ground surface.
The water outlet shall be provided with a cap when a mobile home does
not occupy the lot.
(3)
Adequate provisions shall be made to prevent freezing of service
lines, valves and riser pipes and to protect risers from heaving and
shoving actions of ground during freezing weather. Surface drainage
shall be diverted from the location of the riser pipe.
(4)
A shutoff water valve below the frost line shall be provided near
the water riser pipe in each mobile home lot. Underground stop-and-waste
valves are prohibited unless their types of manufacture and their
method of installation are approved by the Borough Council.
A.
General requirements. 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. No
on-site septic or sewage holding tanks will be permitted.
B.
Individual sewer connections.
(1)
Each mobile home stand shall be provided with a least a four-inch-diameter
sewer riser pipe. This sewer riser pipe shall be imbedded in poured
concrete, minimum twelve-inch diameter and minimum eighteen-inch depth.
The rim of the riser pipe shall extend at least 1/2 inch above ground
elevation. 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 (see § 160-1 for definition) 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 joints shall be watertight.
(3)
All materials used for a sewer connection shall be semirigid, corrosive-resistant,
nonabsorbent and durable. The inner surface shall be smooth.
(4)
Provisions 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.
A.
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 Borough
ordinances regulating such systems.
B.
Power distribution lines. Main power lines not located underground
shall be suspended at least 18 feet above the ground, and shall have
a minimum vertical clearance of eight feet above any mobile home,
service building or other structure.
A.
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, and storage areas; laundry
facilities; indoor recreation areas.
B.
All structural requirements shall be in accordance with the Borough
ordinances regulating same.
The storage, collection, and disposal of refuse in the mobile
home park shall be so managed as to not create health hazards, rodent
harborages, insect-breeding areas, accident or fire hazards or air
pollution, and shall be in accordance with the Borough ordinances.
Any park containing six or more units will provide refuse/garbage
removal at the sole expense of the owner of said park.
Fire protection provisions shall be in accordance with the Borough
ordinances.
All piping from outside fuel storage tanks or cylinders to mobile
homes shall be copper or other acceptable metallic tubing and shall
be permanently installed and securely fastened in place. All fuel
storage tanks or cylinders shall be securely fastened in place and
shall not be located inside or beneath the mobile home or less than
five feet from any mobile home exit.
A.
The person to whom a permit 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.
B.
The park management shall supervise the placement of each mobile
home on its mobile home stand, which includes securing its stability
and installing all utility connections.
C.
The park management shall give the Borough Council or its representative
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 and
addresses of all park occupants. Such register shall be available
to any authorized person inspecting the park.
E.
The management shall notify the local Pennsylvania Department of
Health immediately of any suspected communicable or contagious disease
within the 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
Borough Inspector shall give notice, in writing, to the person to
whom the license was issued, advising them that unless such conditions
of practices are corrected within the period of time specified in
the notice, the license to operate shall be suspended. At the end
of such period, such mobile home park shall be reinspected, and if
such conditions or practices have not been corrected, the Borough
Inspector shall suspend the license and give notice, in writing, of
such suspension to the person to whom the license is issued. An aggrieved
party may file an appeal to the Borough Council in accordance with
the Local Agency Law.[1]
[1]
Editor's Note: See 2 Pa.C.S.A. § 551 et seq.
Any person, firm or corporation who shall violate any provision
of this chapter shall, upon conviction thereof, be sentenced to pay
a fine not more than $1,000 and/or to imprisonment for a term not
to exceed 90 days. Each day that a violation of this chapter continues
shall constitute a separate offense.
Individual mobile homes and modular housing units shall be permitted on private lots zoned for single-family dwellings as long as the lot size is at least 75 feet by 150 feet or 11,250 square feet; however, they shall be required to obtain all zoning and building permits prescribed by Chapter 295, Zoning, and Chapter 248, Subdivision and Land Development, of the Borough Code.
Individual mobile homes and modular housing units shall comply
with all other applicable municipal ordinances and regulations governing
single-family homes, including, but not limited to, access and minimum
lot requirements, building setback standards, side and rear yard requirements,
standards for enclosures, and sewer connection requirements.
Individual mobile homes and modular housing units shall be attached
to a permanent foundation and shall be installed in accordance with
instructions provided by the manufacturer and all applicable state
regulatory agencies, and no construction or use permit shall be issued
without approval of the foundation.
All electrical, gas, water, sewer and drain connections shall
be permanent, and the exterior covering system shall extend to the
ground with delivery system removed.
Individual mobile homes shall be used exclusively as single-family
residential dwellings, except that a mobile home may be used as a
temporary accessory building for no longer than a period of six months
during the construction of a principal building pursuant to a temporary
permit.
Any person, firm or corporation who shall violate any provision
of this chapter shall, upon conviction thereof, be sentenced to pay
a fine not more than a maximum of $1,000 and/or to imprisonment for
a term not to exceed 90 days. Each day that a violation of this chapter
continues shall constitute a separate offense.
