[HISTORY: Adopted by the Borough Council of the Borough of
Port Vue 2-17-1981 by Ord. No. 331 (Ch. 14, Part 1, of the 1989 Code
of Ordinances). Amendments noted where applicable.]
A.
Short title. This chapter shall be known and may be cited as the
"Mobile Home Park Ordinance of the Borough of Port Vue."
B.
Purposes. This chapter is enacted to exercise such separate regulation
and control of mobile homes and mobile home parks to protect against
a disproportionate high ratio of transients to permanent residents;
to protect against the overcrowding of schools; to prevent the construction,
use and occupancy of defective and unsanitary buildings; to provide
sufficient and adequate open space and recreational areas; to conserve
the values of buildings and encourage the most appropriate use of
land; to provide adequate and continuing periodic inspection of such
units; and to otherwise protect the public health, safety, welfare
and good morals of the citizens of the Borough of Port Vue.
C.
Interpretation. This chapter is intended to supplement Chapter 310, Zoning, of the Code of the Borough of Port Vue by establishing standards, conditions, regulations and procedures governing the design, construction, alteration, extension, location and maintenance of mobile homes and mobile home parks where permitted under Chapter 310, Zoning. This chapter is not intended to repeal, abrogate or annul Chapter 310, Zoning. It is hereby declared to be the intention of the Council of the Borough of Port Vue that, in those instances where this chapter may be directly conflicting with Chapter 310, Zoning, the provisions of this chapter shall control. The provisions of this chapter are hereby declared to be and shall be construed as the minimum requirements governing mobile homes and mobile home parks.
A.
Interpretation. The following rules of construction shall govern
the interpretation of this chapter:
(1)
Words in the singular shall include the plural, and those in the
plural shall include the singular.
(2)
The word "person" shall include a corporation, unincorporated association
and a partnership, as well as an individual.
(3)
The word "structure" shall include the word "building" and shall
be construed as if followed by the phrase "or part thereof."
(4)
The word "lot" shall include a plot, parcel or tract of land.
(5)
The word "used" or "occupied" shall include the use or occupation
as inferred from intention, arrangement or design.
(6)
The word "street" shall include highway, alley, land or road.
(7)
The word "may" is permissive; the words "shall" and "will" are mandatory.
B.
APPLICANT
BOROUGH
COMMON OPEN SPACE
DEP
DEVELOPER
DEVELOPMENT PLAN
LANDOWNER
LICENSE/PERMIT
MOBILE HOME
MOBILE HOME LOT
MOBILE HOME PARK
MOBILE HOME STAND
PARKING SPACE
PATIO
PERSON
SEWER CONNECTION
SEWER RISER PIPE
STREET
STRUCTURE
WATER CONNECTION
WATER RISER PIPE
WATER SERVICE PIPE
YARDS
Words and phrases. As used in this chapter, the following terms shall
have the meanings indicated:
A landowner or developer, including his heirs, successors
or assigns, who has filed an application for development.
The Borough of Port Vue.
A parcel or parcels of land or an area of water or a combination
of land and water within a mobile home park, designed and intended
for the common use or enjoyment of residents of the mobile home park,
but not including streets, off-street parking areas and areas set
aside for service facilities.
The Department of Environmental Protection of the Commonwealth
of Pennsylvania.
Any landowner or agent of such landowner who proposes to
develop a mobile home park.
The provisions for development of a mobile home park, including
a plat thereof of all covenants relating to use, location and bulk
of the mobile home park, its streets, parking and recreational facilities,
service facilities and common open space. The phrase "provisions of
the development plan," when used in this chapter, shall mean the written
and graphic materials referred to in this chapter.
The legal or beneficial owner or owners of land, including
the holder of an option or contract of purchase, a lessee if authorized
under the lease agreement to exercise the rights of the landowner
and any other person having a proprietary interest in land.
Written approval, in whatever form, as issued by the proper
Borough officer.
A single-family detached home with any one of the following
utilities hooked up on a permanent basis: sewers, water, electricity,
gas. The term "mobile home" means a transportable single-family dwelling
intended for permanent occupancy, office or place of assembly contained
in one unit, or in two 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. Mobile homes shall contain the
same or similar electrical, plumbing and sanitary facilities as immobile
homes. Mobile homes manufactured after June 27, 1969, shall meet at
least the United States of America Standards Institute Standards USAS
A-119, 1-1969 and MFPA 501B, 1968. No mobile home may be occupied
for residence purposes unless the same is connected with an approved
water supply system and an approved sewage disposal system. The term
"mobile home" shall not include travel trailers, pickup coaches and
motorized dwellings.
A parcel of land in a mobile home park, improved with the
necessary utility connections and other appurtenances necessary for
the erection thereon of a single mobile home, which is leased by the
park owner to the occupant of the mobile home erected on the lot for
their exclusive use and may contain accessory structures limited to
a carport, covered patio and/or garden tool storage building.
A parcel of land under single ownership which has been planned
and improved for the placement of mobile homes for nontransient use,
consisting of two or more mobile home lots, which has been planned
and developed with all the necessary facilities and services in accordance
with the site development plan meeting all the requirements of this
chapter and which is intended for the express purpose of providing
a satisfying living environment for mobile home residents on a long-term-occupancy
basis.
That part of the mobile home lot which has been reserved
for placement of the mobile home.
The off-street area required for parking one automobile,
which shall measure not less than nine feet in width and 20 feet in
length.
A surface or living space upon a mobile home lot designed
to supplement the mobile home living area.
An individual, firm, trust, partnership, corporation or other
entity.
The sewer connection consists of all pipes, fittings and
appurtenances from the drain outlet of the mobile home to the inlet
of the corresponding sewer riser pipe.
That portion of the sewer lateral which extends vertical
to the ground elevation and terminates at the mobile home lot, at
least 1/2 inch above the finished ground elevation.
Any roadway intended for the common use and enjoyment of
residents of the mobile home park and/or the public, whether or not
dedicated to public use and whether or not accepted as part of the
Borough of Port Vue highway system, but not including off-street parking
areas or driveways upon mobile home lots.
Anything constructed or erected in or upon a fixed location
on ground or attached to something having a fixed location in or upon
the ground, including, without limitation, mobile homes, buildings,
signs, electrical transmission towers and polls, water towers and
swimming pools.
The water connection consists of 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 surface pipe which extends vertically
to the ground elevation and terminates at the mobile home lot, protected
against freezing and the entrance of contaminants.
The water service pipe consists of all pipes, fittings, valves
and appurtenances from the water main of the park distributing system
to the water outlet of the distribution system within the mobile home.
The required areas of open space on a mobile home lot lying
between the lot lines and the mobile home stand; such areas may not
be encumbered by any structure, including, without limitation, enclosed
patios, expandable rooms, garages or other additions.
A.
Individual mobile homes and mobile home parks in the Borough of Port
Vue shall be restricted to those areas zoned industrial.
B.
It shall be unlawful within the limits of the Borough for any person
to park or place any mobile home on any street, alley, highway, or
on any tract of land owned by any person, whether occupied or vacant,
except as authorized by this chapter.
C.
It shall be unlawful for any property owner, tenant, lessee or administrator
of any real estate in the Borough to authorize, permit, rent, lease
or sell any mobile home to be parked or placed under their control
unless it is in a mobile home park duly licensed by the Borough or
an individual unit maintained in accordance with the provisions of
this chapter.
D.
Emergency or temporary stopping or parking is permitted for the transient
movement of mobile homes in accordance with ordinary traffic regulations
for not longer than four hours, subject to any further prohibitions,
regulations or limitations imposed by other ordinances of the Borough
of Port Vue or by the local police for ordinary or necessary traffic
control.
E.
Parking of only one unoccupied camper or sportsman-type trailer in
an accessory private garage or in a rear yard in any district where
not otherwise prohibited is permitted, provided that no living or
sleeping quarters are maintained or any business practice in said
camper or sportsman trailer.
F.
The temporary housing of personnel engaged in emergency repair work
in mobile homes is permitted outside of areas zoned industrial, subject
to the consent and approval of the Mayor.
[Amended 9-12-1989 by Ord. No. 401]
A.
It shall be unlawful for any person to establish, maintain, construct,
alter or extend any mobile home park within the limits of the park
without having first secured a license for that purpose from the Borough
Secretary. Such license shall expire one year from the date of issuance,
but may be renewed from year to year.
B.
The application for such license or renewal shall be filed with the
Borough Secretary and shall be accompanied by a license fee of $500
and a license bond with approved surety, or cash bond, in the amount
of $2,000, to be approved by the Solicitor conditioned upon compliance
with the terms of this chapter. This annual license fee shall cover
original inspection and periodic inspection, inspection upon complaint,
and individual inspection of utility, water and sewer connections,
including risers, as units become occupied and thereafter following
vacancy and reoccupancy.
C.
The application for license and renewal shall be in writing and shall
include the name and address of the fee owner of the land involved
and, if not made by the owner, a reference to the lease or other instrument
indicating his legal right to make such application.
D.
The application for an original license to establish and maintain
a mobile home park or to alter or to extend an existing mobile home
park shall be filed by or on behalf of the landowner with the Secretary
of the Borough of Port Vue. The fees established in this chapter shall
accompany this application, together with four copies of the proposed
plan, drawn to scale by a registered engineer. The proposed plan shall
show the extent of the area to be used for the purposes of development,
the proposed or existing roads and driveways, the dimensions of the
allotted space for each unit, the proposed sanitary provisions, recreation
areas, parking areas, laundry facilities, washroom provisions, methods
for garbage, rubbish and sewage disposal, water supply, utilities
and all permanent structures and any such other information as the
Borough of Port Vue Building Inspector and the Planning Commission
may reasonably require to determine compliance with the provisions
of this chapter.
E.
The proposed plan shall include a statement of an engineer licensed
to practice in the Commonwealth of Pennsylvania that the development
plan fully complies with any rules and regulations of the Department
of Environmental Protection of the Commonwealth of Pennsylvania governing
mobile home parks, and such revision or amendment thereof as may then
be prevailing, or that any deficiency therefrom which may later come
to the attention of said engineer in making application for Commonwealth
of Pennsylvania approval will forthwith be related to the Borough
of Port Vue Building Inspector.
F.
The proposed plan shall include a statement by an engineer licensed
to practice in the Commonwealth of Pennsylvania that the development
plan fully complies with the mobile home park development standards
(HPMC-FHAG 4200.74) of the Department of Housing and Urban Development
of the United States, and such revision and amendment thereof as may
then be prevailing, or that any deficiency therefrom which may later
come to the attention of said engineer in making application for FHA
mortgage insurance will forthwith be related to the Borough of Port
Vue Building Inspector.
G.
The proposed plan shall contain a statement as to the estimated capital
value of the proposed mobile home park and the rental income it is
expected to produce.
H.
No mobile home park shall hereafter be established or the use of an existing park altered or extended within the limits of this Borough unless application shall be specifically made to Borough Council and the issuance of a permit authorized by resolution duly passed for such establishment, alteration, or extension after favorable recommendation by the Building Inspector indicating compliance with this chapter, Chapter 310, Zoning, and all other applicable ordinances of this Borough, the laws of the County of Allegheny, the laws of the Commonwealth of Pennsylvania and the regulations of the federal government. Any nonconforming use which is sought to be expanded will, if permitted, be limited to an expansion of no more than 50% of its size at the time of the passage of this chapter.
J.
It shall be unlawful for any person, partnership or corporation to
operate any mobile home park within the corporate limits of the Borough
of Port Vue if a current certificate approval of license from the
Department of Environmental Protection of the Commonwealth of Pennsylvania
has not been issued therefor or during any period that such certificate
or license may be suspended or revoked by said Department.
K.
Following review of said application and proposed plans, the Planning
Commission shall either reject or tentatively approve the same. Should
tentative approval be granted, the applicant shall be required to
obtain similar conditional approval from the Department of Environmental
Protection of the Commonwealth of Pennsylvania and, in the event that
FHA mortgage insurance is proposed to be sought, similar conditional
approval from the Department of Housing and Urban Development of the
United States prior to the submission of said application to the Borough
Council for final approval.
L.
Upon tentative approval from the Planning Commission, the developer
shall submit the application and proposed plans to the Council of
the Borough of Port Vue. Following review of said application and
proposed plans, the Council of the Borough of Port Vue shall either
deny or grant the application. In granting the permit, the Council
may attach such reasonable conditions and safeguards as may be necessary
to implement the purposes of this chapter. Such conditions and safeguards
may include, without limitation, the continuing right to impose additional
reasonable restrictions and limitations as the circumstances may require
governing the maintenance of the mobile home park.
M.
Any decision of the Borough Planning Commission rejecting an application
for a development permit or any decision of the Council of the Borough
of Port Vue denying a development permit or imposing additional restrictions
and limitations upon a mobile home park shall be subject to review
and appeal as provided in Article X of the Pennsylvania Municipalities
Planning Code (53 P.S. § 11001 ff.), as amended.[2]
[2]
Editor's Note: See now Art. X-A of the Pennsylvania Municipalities
Planning Code, 53 P.S. § 11001-A et seq.
[Amended 9-12-1989 by Ord. No. 401]
A.
A renewal permit shall be issued annually upon application of the
mobile home park owner to the Building Inspector at least one month
prior to the expiration of the current permit. No permit renewal shall
be granted by the Borough unless the owner presents copies of the
valid permits issued by the Allegheny County Planning Commission and
the DEP to the Building Inspector.
B.
Before issuing a renewal permit, the Building Inspector shall inspect
the mobile home park for which the permit will apply for assurance
that the park continues in conformance with this chapter. He shall
order any deviations from conditions present when the last valid permit
was issued corrected and shall not issue the renewal permit until
he has again inspected the park and found the deviations eliminated.
C.
Neither the owner, his agents or any resident of a mobile home park
shall prevent the access of any official of the Borough of Port Vue
from a mobile home park when such official is determining compliance
of the park with the regulations of this chapter.
D.
Whenever, upon inspection of any mobile home park, it is determined
that conditions or practices exist which violate any provision of
this chapter, any amendment thereto or any regulation adopted pursuant
thereto, the Borough should give notice, in writing, which notice
must be served by certified mail or personal service on the owner
or his authorized representative in charge of the mobile home park
or, in the event that service cannot be satisfied by either specified
manner, by posting such notice in a conspicuous place upon the premises
of the park. Such notice shall advise the person to whom the permit
and certificate of registration have been issued the nature of the
violation, citing that section and number of the Borough ordinance
alleged to be violated, the penalty for such violation and a reasonable
time period in which to correct the violation, such period not to
exceed 30 days. Failure of the owner or operator to comply with such
notice within the time period shall result in immediate revocation
of the Borough permit. The Building Inspector is hereby authorized
to close down any mobile home park in which a violation has not been
corrected within a time period set. The Building Inspector shall inform
the DEP and the Allegheny Planning Commission if he suspects, based
on an inspection of a mobile home park, that regulations of either
body are being violated.
E.
Within 10 days after a notice of violation has been issued by the
Building Inspector, the owner of a mobile home park may request a
hearing before the Council of the Borough of Port Vue. Such request
shall be in writing and shall indicate the owner's reasons for
not complying with the notice within the time period. The filing of
a request with the Borough Secretary shall suspend the time period
as of the day of receipt by the Secretary. The Council shall hold
the hearing, which need not be advertised, at its next regularly scheduled
monthly meeting after receipt of the request. Council may decide to
sustain, modify or withdraw the Building Inspector's notice of violation.
The decision and discussion preceding it shall appear in the minutes
of the meeting, copies of which shall be sent to the Building Inspector
and the mobile home park owner, both of whom shall be informed within
10 days after the meeting of Council's decision. If the Council
sustains or modifies the notice, the original time period, unless
modified by the decision, shall recommence upon the day after the
decision of the Council is made. If the owner of a mobile home park
ignores the notice or the decision of the Council of the Borough of
Port Vue, he may be taken before a Magisterial District Judge by the
Borough and, if found guilty after hearing, shall be fined not more
than $300, plus hearing costs, for each violation on each day after
the termination of the time period as established by the Building
Inspector or modified by the Council. In default of the fine imposed,
such person shall be liable to imprisonment for not more than 90 days.
[Amended 9-12-1989 by Ord. No. 401]
A.
The standards, conditions and regulations hereinafter set forth shall
govern mobile home parks. Such standards, conditions, and regulations
are hereby declared to be and shall be construed as the minimum requirements
governing mobile home parks. It is the declared intention of Council
of the Borough of Port Vue that this chapter is to be read in conjunction
with any rules and regulations of the Department of Environmental
Protection of the Commonwealth of Pennsylvania and the mobile home
park development standards (HPMC-FHAG 4200.7A) of the Department of
Housing and Urban Development of the United States, and such revisions
and amendments thereto as may then be prevailing, and wherever such
agencies, standards, conditions or regulations may be more stringent
than those hereinafter set forth, the most stringent standards, conditions
or regulations shall control.
B.
Any nonresidential use of the mobile home park must be subordinate
to the residential use and residential character of the development.
Any commercial use of the mobile home park shall be primarily for
the use of or service to the occupant of the development.
(1)
Environmental and location requirements.
(a)
The location of any mobile home park or extension of any mobile
home park proposed under these regulations shall be free from adverse
influences of swamps, marshes, garbage or rubbish disposal areas or
existing or potential breeding places for insects or rodents.
(b)
The ground surface in all departments of the mobile home park
shall be graded and equipped to drain away stormwater safely to a
stream, recognized drainageway, storm drainage easement or storm sewer
system. Surface water collectors and habitually wet areas shall be
drained. Wastewater from any plumbing fixture or sanitary sewer line
shall not be deposited on the ground surface within or outside any
mobile home park.
(c)
All parts of a mobile home park not paved shall be covered with
stone screenings, or similar nonorganic material, or protected from
erosion and the emanation of dust by a planted ground cover maintained
in a neat manner after installation.
(2)
Bulk and dimensional requirements.
(a)
A mobile home park shall have an area of not less than three
contiguous acres.
(b)
Each unit or mobile home lot shall be at least 5,000 square
feet in area, shall be not less than 40 feet wide and 100 feet in
depth, and shall front on an access driveway.
(c)
No mobile home, office or service building shall be closer to
a public street right-of-way than 80 feet nor closer to a property
line than 50 feet.
(d)
Separate parking facilities of at least 300 square feet in area
must be provided to accommodate at least one vehicle for each unit.
(e)
The entrance road connecting the park streets shall have a minimum
road pavement width of 34 feet.
(3)
General development standards.
(a)
The management of the park shall supervise the placement of
each mobile home on its lot in connection with the park sewage and
disposal and water supply systems.
(b)
Each mobile home shall be set plumb upon a permanent foundation
in accordance with its manufacturer's recommendations. The foundation
shall consist of at least two masonry or concrete piers extended to
a depth of at least three feet below finished grade and a sufficient
length and width to solidly support the weight of the mobile home
without settling. The bearing points of the structural frame shall
rest directly on the top of such piers. If the piers are masonry,
the footers under the piers shall be reinforced concrete of at least
eight inches in thickness and one foot in width. The top several courses
of the piers may be set without mortar to facilitate future removal
of the mobile home from the lot.
(c)
Mobile homes shall be securely held to their foundation by tie-downs
attached to the ground in accordance with the manufacturer's recommendations
and other ordinances of the Borough of Port Vue. At least four tie-downs,
one at each corner of the mobile home, shall be required. Tie-downs
may be cast and placed concrete (deadmen) eyelets embedded in concrete
screw augers or arrowhead anchors, and each device shall be capable
of sustaining a maximum load of at least 4,800 pounds.
(d)
The area between the undersigned floor of the mobile home and
the ground below shall be completely enclosed by a metal or other
permanent skirting material vented to retard deterioration. No flammable
or explosive substances shall be stored in this area.
(e)
No enclosed permanent addition to the mobile home shall be permitted
in the park. Concrete slabs on a grade covered by a removable overhead
structure attached to a mobile home providing an open-sided patio
are allowed, provided they are securely fastened to the mobile home
and to the ground or slab.
(f)
All improvements, except the addition of a patio, shall be completed
on a lot within 30 days of the arrival of the mobile home in the park.
(g)
All mobile home parks shall be furnished with lighting units
so spaced and luminaries placed in such mounting heights as will provide
average levels of illumination for the safe movement of pedestrians
and vehicles at night.
(h)
No sheds or temporary shelters shall be permitted, nor shall
any addition be made to a mobile home, except a canopy and/or porch
upon three sides or an addition made by the mobile home manufacturer.
One utility building constructed of aluminum sheet metal or other
suitable material in use for the storage of lawn tools and lawn furniture
may be permitted for each unit, provided it does not exceed seven
feet by 11 feet in size and does not violate spacing requirements.
(i)
Each mobile home unit shall be serviced by public water supply
from the same source furnished substantially to all other residents
of the Borough of Port Vue in the same area. Whenever feasible, connection
shall be made to a government-owned water system. Whenever a connection
to a government-owned water system is not feasible, the water supply
and distribution system must be constructed in accordance with the
then-prevailing requirements of the DEP and the mobile home park development
standards of the Department of Housing and Urban Development of the
United States.
(j)
Each mobile home unit shall be serviced by sanitary sewers available
and otherwise by a septic system approved by the Allegheny County
Health Department. Whenever feasible, connection shall be made to
a government-owned sewage system. Whenever a connection to a government-owned
sewage system is not feasible, a package sewage treatment shall be
provided. The sewage disposal and treatment system must be constructed
in accordance with the then-prevailing requirements of the DEP and
the mobile home park development standards of the Department of Housing
and Urban Development of the United States.
(k)
A mobile home park shall be screened from adjoining streets
of properties by a strip of land at least 25 feet in width, maintained
as a landscaped area by the planting of suitable trees or shrubs.
(l)
Separate recreation for open playground space within the park
shall be provided at a ratio of 500 square feet for each of the first
20 units and a ratio of 250 feet for all additional unit spaces provided.
(m)
A mobile home park shall be provided with a permanent fence
of steel chain-link-type or equivalent, not less than five feet in
height, completely around any part exposed to a railroad or other
dangerous hazard.
(n)
Mobile homes shall be separate from each other and from other
buildings and structures by at least 15 feet.
(o)
Not less than 10% of the gross area of a mobile home park shall
be devoted to common open space. Such open space may be improved in
part or in whole for passive and active neighborhood-oriented or common
recreational uses for such purposes in closed buildings, and structures
may be erected thereon. Such buildings and structures may include,
without limitation, aviaries, conservations, pavilions, orchestra
and theatrical bowls, tennis courts, swimming pools, bathhouses, public
restroom facilities, ice-skating rinks and picnic shelters.
(p)
In order to achieve flexibility of development, the precise
location and proposed uses of common open space shall be subject to
the approval of the Planning Commission, having due regard for the
economics to be secured by the efficient use of the land, the need
and desirability of common open space for the passive and active needs
of the residents of the mobile home park and the resulting impact,
beneficial or adverse, the location of such recreational uses may
have upon existing neighboring residential developments.
(q)
The standards for the location, construction and surfacing of the streets, construction of storm drainage facilities, requirements for easements and rights-of-way for drainage of public utilities within the mobile home park shall be the same as those contained in Chapter 269, Subdivision and Land Development, of the Code of the Borough of Port Vue.
(4)
Street systems.
(a)
Internal streets in a mobile home park shall be constructed
of an eight-inch roadbed of crust slag or other suitable material
approved by the Borough Engineer and covered by two-inch bituminous
pavement and of adequate width to accommodate any anticipated traffic
and shall meet the following requirements:
(b)
Internal streets shall be constructed by the developer to meet
the standards and shall be maintained in perpetuity by him, his successors
and assigns, with no obligation to the Borough.
(c)
Each lot in a mobile home park shall abut an internal parked
street and shall have vehicular access only to such street.
Only the following uses other than mobile home lots in the internal
street system shall be permitted in the park:
No portion of an approved mobile home park shall be severed
for separate sale unless the portion to be sold and the portion remaining
each contain at least one acre of area and each abut a public road,
unless requirements from setbacks from property lines and street rights-of-way
are maintained in the original and severed portion, and unless access
and utility connections are separated and neither portion is dependent
upon the other for any services.
No mobile home lacking toilet and washing facilities or cooking
and food storage facilities, or any of these, or any self-propelled
vehicles used as living accommodations or travel trailers designed
for temporary occupancy shall be occupied in a mobile home park.
A.
Water supply.
(1)
Each mobile home and every other structure in the park connected
to a water supply shall be provided with potable water from a system
meeting the requirements of the DEP.
(2)
The water supply shall be capable of providing at least 150 gallons
per day per mobile home at a pressure of at least 20 pounds per square
inch.
(3)
The system shall be designed to eliminate the possibility of contamination
to wells, well casing, pumps, pumping machinery, suction lines or
supply lines. The protection shall be provided against the hazards
of backflow or backsiphonage.
(4)
Water storage reservoirs shall be covered, watertight and constructed
of impervious materials. Overflows and vents shall be screened, manholes
shall overlap and overflow pipes shall discharge through an air gap.
(5)
Individual water riser pipes at each mobile home lot shall be located
and protected to insure against damage from freezing or damage from
freezing and thawing of the ground, shall be protected from groundwater
drainage, shall have a shutoff valve located below the frost line
and shall be capable of being tapped when not in use. The minimum
inside diameter of a water riser pipe shall be 1/2 inch.
B.
Sewage disposal.
(1)
Each mobile home in a park and every other structure connected to
a watering supply shall be served by a sewage disposal system meeting
the requirements of the DEP.
(2)
Each mobile home site shall be provided with a vertical three-inch
inside diameter sewer riser pipe, capable of being plugged when the
lot is not in use.
(3)
Each riser pipe shall extend at least 1/2 inch above the ground surface,
which shall slope away from it in all directions.
(4)
Sewer pipes shall have a smooth inside surface, watertight joints,
a slope of not less than 1/4 inch per foot, and be made of semirigid,
corrosion-resistant, durable, nonabsorbent material. Pipes shall be
encased in concrete or passing below a vehicular way and shall be
at least two feet six inches below finished grade.
(5)
Sewage disposal plants and private systems shall be constructed and
shall discharge in conformance with regulations of the DEP.
C.
Electrical distribution.
(1)
The electrical supply system shall be located underground in compliance
with the PUC Order Docket No. 99 and installed by a registered electrician
in accordance with local electric power company specifications.
(2)
Each mobile home lot shall be provided with an approved disconnect
device and overcurrent protective equipment. The minimum service for
mobile home outlets shall be 120/240 volts AC 200 amps.
(3)
All exposed non-current-carrying metal parts of mobile homes and
other equipment shall be grounded by a grounding conductor run with
branch circuit conductors. The neutral conductors shall not be used
as an equipment ground for mobile homes or other equipment.
D.
Solid waste disposal, disposal and insect and rodent control.
(1)
Solid waste, garbage and refuse shall be bagged and stored in covered
containers and shall be removed by contract hauler not less frequently
than once per week.
(2)
No waste disposal by burying or burning shall occur on any mobile
home site. Any disposal in the park shall conform to the Borough regulations
or those of the DEP.
(3)
Grounds, buildings and structures shall be maintained free of insect
and/or rodent harborage or infestation. Extermination methods shall
comply with DEP regulations.
E.
Fuel supply and storage.
(1)
All piping from outside fuel storage tanks and mobile homes shall
be securely but not permanently fastened in place, shall have secured
shutoff valves upstream of the fuel outlet and shall be capable of
being capped when the lot is not in use.
(2)
Natural gas piping systems shall be buried under at least 18 inches
of cover and shall not run under any mobile home.
(3)
Liquefied petroleum gas systems shall be provided with safety devices
to relieve excess pressures and shall have an accessible shutoff valve
outside each mobile home served. Undiluted liquefied petroleum gas
in liquid form shall not be conveyed through piping equipment and
systems in any mobile home.
(4)
Gas cylinders of at least 12 but not more than 60 U.S. gallons' gross
capacity may be installed on a mobile home site securely but not permanently
mounted and protected against accidental overturning and collision.
(5)
Cylinders or other fuel storage vessels shall not be located inside
or beneath any mobile home or other structure in the park and shall
be placed at least five feet from any exit from a mobile home or other
structure.
F.
Fire protection.
(1)
Mobile home parks shall be kept free of litter and flammable material
accumulations.
(2)
The water supply system in a mobile home park shall be capable of
permitting operation of at least two four-inch hose streams simultaneously
when public water is available.
(3)
Where public water supply is not available, the mobile home park
operator shall provide within the mobile park a water source of approximately
15,000 gallons that may be used for firefighting purposes. Such source
shall be located within 600 feet of every mobile home or service building
or other structure in the park. Such source may be a pond, swimming
pool or a reliable stream with a continuous stream of at least 500
gallons per minute.
(4)
Where a public water supply is available, the park operator shall
provide fire hydrants connected to the supply located within 600 feet
of every mobile home or every service building or other structure
in the park. The volunteer fire company serving the park shall approve
the location of hydrants before their installation.
(5)
Portable fire extinguishers shall be maintained by the park management
in recreation, utility and community buildings in the park.
A.
The person to whom a permit for a mobile home park is issued shall
operate the park in compliance with these regulations and those of
the DEP and Allegheny County Planning Commission and shall maintain
the park, its facilities and equipment in good repair and in a good,
clean and sanitary condition.
B.
The park management shall supervise and be responsible for the placement
of each mobile home on its lot, including all utilities and connections.
C.
The park management shall not deny the Borough Building Inspector
or any other authorized Borough representative or representatives
of the Allegheny County Planning Commission or DEP from access to
any part of the park or any structure in the park at reasonable hours
to insure compliance with regulations governing mobile home parks.
D.
The park management shall maintain a register containing the names
of all park occupants, the dates of entrance and departure, the license
number of all licensed mobile homes and the automobiles of the occupants,
including the state where issued, the place of last location and the
length of stay. Such register shall be available to all authorized
personnel of the Borough and all law enforcement officers. Furthermore,
it shall be the responsibility of management to see that every applicant
seeking to use or occupy mobile homes erected or placed upon a mobile
home lot shall complete an application containing the names of all
adult occupants who intend to reside in the mobile home, their last
prior residence address, term of the leasehold, the date of arrival
of the mobile home, and the manufacturer and serial number of the
mobile home. The application shall be submitted in duplicate and shall
be sworn to by the applicant. One copy shall be submitted to the Borough
Secretary for filing.
E.
Park management shall report promptly to the proper authority of
any breach of the peace called to his attention or to any violations
of this chapter.
F.
The management shall notify the State Health Department, Allegheny
County office, and the Borough immediately of any evidence of communicable
or contagious diseases within the park, including such diseases afflicting
animals.
G.
The management shall prevent the running loose of all dogs, animals
and prevent the keeping of livestock, poultry and pigeons in the park.
H.
The management shall control the lighting of open fires in accordance
with applicable Borough ordinances.
I.
The management shall refuse to receive the reject mobile homes which
do not meet the minimum standards adopted by commonly recognized associations
of manufacturers of mobile homes in the Pennsylvania Mobile Home Association.
J.
The management shall refuse to receive any rejected mobile homes
which do not contain adequate facilities for washing, bathing, laundry
and elimination of waste and all other ordinary and necessary sanitary
facilities of a dwelling.
K.
The management shall provide fire protection and utility service
to each occupied unit in accordance with the Borough Building Code[1] and all other ordinances and laws of the Borough, County
of Allegheny and Commonwealth of Pennsylvania regulating sanitation,
fire protection and service to dwellings.
A.
This chapter shall be administered by the Building Inspector of the
Borough of Port Vue. The Building Inspector shall administer this
chapter in accordance with its literal terms. He shall not have the
power to permit any construction, use or change of construction or
use that shall not conform to the provisions of this chapter. The
Building Inspector shall be responsible for the enforcement of this
chapter and the initiation of any action or remedy to assure compliance
with its terms, the discontinuance of any activity or use and the
removal of any building or structure contravening its provisions.
The Building Inspector shall maintain a permanent file for all permits
and applications for permits required under this chapter.
The Building Inspector or other person designated by Council
shall make a complete and thorough inspection at least monthly of
all mobile home parks within the Borough and shall make reports to
Council from time to time as requested. Additional inspections shall
be made as mobile homes are installed following vacancy and reoccupancy.
A.
Individual mobile homes not within a mobile home park as defined by this chapter shall meet all requirements of Chapter 269, Subdivision and Land Development, relative to minimum lot size or width, setbacks, utility connections and access to a public road and any other regulation of the Borough of Port Vue governing single-family dwellings.
B.
Any mobile home not within a mobile home park shall be subject to
the provisions of this chapter as they apply to an individual mobile
home located within a mobile home park.
C.
Any individual mobile home not located within a mobile home park
found not to be in compliance of the terms and provisions of this
chapter shall be subject to the same penalties established for violating
any of the provisions of this chapter.
[Amended 9-12-1989 by Ord. No. 401; 5-30-1990 by Ord. No. 412]
A.
Enforcement remedies. In case any mobile home park or any individual
structure therein or any mobile home not located within a park is
constructed, reconstructed, altered, extended, maintained, operated
or occupied in violation of this chapter, the Council of the Borough
of Port Vue or any officer of the Borough authorized by the Council,
in addition to other remedies, may institute in the name of the Borough
of Port Vue any appropriate action or proceeding to prevent, restrain,
correct or abate such construction, reconstruction, alteration, addition,
maintenance, operation or occupancy or to prevent, in or about such
premises, any act constituting the violation.
B.
Enforcement penalties. Any person, partnership or corporation who
or which shall violate any of the provisions of this chapter or shall
make any false statement in the application, plan or other writing
required hereunder or shall build, erect, place or alter any structure
or any facility in a mobile home park or erect or alter any structure
or any facility in a mobile home park or erect an individual mobile
home not located within said park in substantial deviation from any
approved plan or other approved writing shall, upon conviction thereof
in a summary proceeding, be sentenced to pay a fine of not more than
$600. In default of payment of the fine imposed upon such person,
the members of such partnership or the office of such corporation
shall be liable to imprisonment for not more than 90 days. Each day
that a violation is continued shall be considered a separate offense.
The owner or owners of any land, structure or facility where anything
in violation of this chapter shall be used, erected or maintained
and any architect, builder, contractor, agent, person or corporation
employed in connection therewith who shall knowingly assist in the
commission of the violation of this chapter shall be guilty of a separate
offense and, upon conviction thereof in a summary proceeding, shall
be sentenced to pay a fine of not more than $600. In default of payment
of the fine imposed, such person, the members of such partnership
or the officers of such corporation shall be liable to imprisonment
for not more than 90 days.
