The provisions of this Article
I comprise the standards to which all mobile home parks within the township and the park management thereof shall comply, as well as with the rules and regulations and policies or laws administered by any agency or subdivision in this state having legal jurisdiction.
No work on the construction or expansion of a mobile home park shall be undertaken unless approval of the facilities, as required by this Article
I or any other ordinance of the Township of Elk relating to mobile home parks, shall have been granted by the appropriate approving agency, board
or official.
New mobile home parks shall conform to the following requirements:
A. Mobile home lots shall be provided consisting of a maximum
of seven spaces for each acre of ground within the mobile home park.
B. The park shall be a minimum of 40 acres and shall be
located on a well-drained site, properly graded to ensure proper drainage
and freedom from stagnant pools of water.
C. Mobile home lots shall be provided consisting of a minimum
of 3,500 square feet for each space, clearly defined and numbered. On culs-de-sac,
the lot lines shall be placed on radial line, the minimum included angle shall
be 45º, the minimum depth shall be 75 feet; all other lots shall have
a minimum frontage of 45 feet.
D. Mobile homes shall be so harbored on each space that
there shall be at least a fifteen-foot clearance between mobile homes placed
end-to-end and not less than a twenty-five-foot clearance between the side
of any mobile home and the next nearest mobile home. No mobile home shall
be located closer than 25 feet from the near side of any park roadway.
E. Under each mobile home there shall be provided six-inch
Type II, Class B gravel, pursuant to the specifications of the New Jersey
Department of Transportation.
F. If a mobile home stand or lot fronts a nondedicated street
or driveway, the minimum width of said street or driveway shall be 30 feet
and shall be well marked in the daytime and shall be lighted so as to permit
safe movement of vehicles and pedestrians at night. See lighting section for
lighting standards. Any roads leading from any park roadway or public road to a central
parking area shall be a minimum of 24 feet in width from face of curb to face
of curb. There shall be no parking or stopping at any time on these entrance
roads. These roads shall conform in cross-section and construction to the
standard roadway. Standard thirty-inch concrete walks shall be constructed
on each side.
G. All driveways, roads, walks, curbing and drainage constructed
and installed in any mobile home park shall, in every respect, comply with
all the requirements and specifications for the construction, improvement,
maintenance and repair of roads and streets as prepared by the Township Engineer
and approved by Township Committee and on file with the Township Clerk.
H. Walkways not less than 30 inches wide shall be hard-surfaced, well-marked in the daytime and lighted at night, as required in Subsection
F of this section. Walkways shall have raised rolled curbs to permit easy access of mobile homes from adjoining streets onto concrete runways in mobile home spaces.
I. Each park shall have the option of providing service
buildings to house laundry facilities and other sanitary facilities.
J. No dog, cat or other animal shall be permitted by the
owner thereof or the operator of the park to run at large or to commit any
nuisance within the limits of any mobile home park.
K. A minimum of 8% of the total acreage of the mobile home
park shall be reserved in one or more places within the mobile home park for
playground areas, to be restricted to such use and protected from main highways,
parking areas and access roads.
L. The number of mobile homes permitted in a mobile home
park shall not exceed the number of mobile home lots.
M. Each mobile home lot shall have a concrete patio of not
less than 200 square feet, either open or enclosed.
N. No automobile or other vehicle shall be parked in any space other than that provided for such purposes on a mobile home lot at any time. See §
73A-15, Automobile storage.
O. A planted buffer strip shall be placed along abutting
or adjacent property lines to the mobile home park where said adjacent or
abutting property is inhabited and used for residential purposes. The buffer
strip shall not be less than three feet from the abutting property line or
not less than 150 feet measured from the center of the highway or road. Said
buffer strip shall consist of appropriate evergreen or deciduous shrubs or
trees. Said trees or shrubs shall be not less than four feet in height at
the time of planting. In lieu of said planted buffer strip, fencing may be
used which, in case, shall be installed at any point inside the property line
and shall be six feet in height.
P. All electric, telephone and television service shall
be so installed as to be beneath the surface of the ground.
Q. There shall not be more than 20% of mobile homes with
more than two bedrooms in any stage, expansion or section.
For the purpose of this article, the terms listed below shall be defined
and interpreted as follows:
MANUFACTURED HOME or MOBILE HOME
A unit of housing which:
A.
Consists of one or more transportation sections which are substantially
constructed off-site and, if more than one section, are joined together on-site;
B.
Is built on a permanent chassis;
C.
Is designed to be used, when connected to utilities, as a dwelling on
a permanent or nonpermanent foundation; and
D.
Is manufactured in accordance with the standards promulgated for a manufactured
home by the Secretary of the United States Department of Housing and Urban
Development pursuant to the National Manufactured Housing Construction and
Safety Standards Act of 1974, Pub. L. 93-383 (42 U.S.C. § 5401 et
seq.) and the standards promulgated by the Commissioner pursuant to N.J.S.A.
52:27D-119 et seq. "Manufactured home" also means and includes any unit of
housing manufactured before the effective date of the standards promulgated
by the Secretary or, as appropriate, by the Commissioner, but which otherwise
meets the criteria set forth in this subsection.
MOBILE HOME LOT
A parcel of land designed to accommodate a mobile home, and includes
the mobile home stand and the mobile home yard.
MOBILE HOME PARK
A parcel of land or two or more contiguous parcels of land containing
no fewer than 10 sites equipped for the installation of manufactured homes,
where these sites are under common ownership and control, other than as a
cooperative, for the purpose of leasing each site to the owner of a manufactured
home for the installation thereof, and where the owner or owners provide services
which are provided by the municipality in which the park is located for property
owners outside the park, which services may include but shall not be limited
to:
A.
The construction and maintenance of streets.
B.
Lighting of streets and other common areas.
MOBILE HOME STAND
That part of a mobile home lot which has been reserved exclusively
for the placement of a mobile home.
MOBILE HOME YARD
That part of the mobile home lot excluding the mobile home stand.
OWNER
The owner or owners in fee of the property or lesser estate therein,
a mortgagee or vendee in possession, an assignee of rents, receiver, executor,
trustee, lessee or any other person, firm or corporation, directly or indirectly
in control of a building, structure or real property, and shall include any
subdivision thereof of the state.
PARK MANAGEMENT
The owner or his designated agents being administrative officers
of the mobile home park.
PERSON
Includes corporations, companies, associations, societies, firms,
partnerships and joint-stock companies, as well as individuals.
PUBLIC POTABLE WATER SUPPLY
A municipal or privately owned water supply, approved by the NJDEP, under the provisions of Article 1, Chapter
10 of Title 58 and Article
I, Chapter 11 of Title 58 of the Revised Statutes, which is distributed to consumers through a public water supply system.
PUBLIC WATER SUPPLY SYSTEM
A municipally or privately owned system comprising structures which,
operated alone or with other structures, result in the derivation, conveyance
(or transmission) or distribution of water for potable or domestic purposes
to consumers in 20 or more dwellings or properties; this definition does not
include a public water treatment plant.
REFUSE
Garbage, combustible and/or noncombustible waste solids.
SANITARY SEWAGE
Any liquid waste containing animal or vegetable matter in suspension
or solution, or the water-carried wastes resulting from the discharge of water
closets, laundry tubs, washing machines, sinks, dishwashers or any other source
of water-carried waste of human origin or containing putrescible material.
SEMIPUBLIC WATER SUPPLY SYSTEM
A water supply system from which water is supplied for potable or
domestic purposes to consumers in more than one but less than 20 dwellings
or properties or from which water from other than a public potable water supply,
as defined in these standards, is used or made available for potable or domestic
purposes to employees, tenants, members, guests or the public at large in
commercial offices, industrial, multiple dwellings or semipublic buildings,
such as rooming and boarding houses, hotels, motels, tourist cabins, mobile
home parks, restaurants, camps of all types, day and boarding schools, clubhouses,
hospitals and other institutions, or is used in connection with the manufacture
or handling of ice, dairy products, food or drinks.
SEWER CONNECTION
The connector consisting of all pipes and joints, fittings and appurtenances
from the drain outlet of the mobile home to the inlet of the building sewer.
TENANT
Any person who rents or leases a mobile home lot from the park management.
WATER CONNECTION
The connection consisting of all pipes, fittings and appurtenances
from the water riser to the water inlet of the distribution system of the
mobile home.
WATER SERVICE PIPE
The pipe conveying water from a water main to the water riser on
a mobile home lot or to the water distributing system of a building.
The mobile home park shall be well-drained and, preferably, not adjacent
to breeding places for insects or rodents.
The ground surface in all parts of every mobile home park shall be graded
and provision made to drain all surface water in a safe, efficient manner.
Public areas of a mobile home park shall be lighted so as to permit
safe movement of vehicles and pedestrians at night. The following minimum
levels of illumination shall be provided.
A. All parts of the park road system: 0.1 footcandle.
B. Potentially hazardous locations, such as major street
intersections and steps or stepped ramps: 0.3 footcandle.
Each mobile home space shall be provided with a mobile home stand of
sufficient size to accommodate the mobile home to be placed thereon. Every
mobile home stand shall be provided with approved devices for anchoring the
mobile home to prevent overturning or uplift. Such devices shall be adequate
to withstand winds of hurricane force.
Gasoline and similar flammable liquids shall not be stored underneath
a mobile home. other types of storage underneath a mobile home shall be permitted
only if approved by the park management. If approved, the following conditions
shall be satisfied:
A. The storage area shall be provided with a base of concrete
or other impervious material.
B. Stored items shall be located so as not to interfere
with the underneath inspection of the mobile home.
C. The storage area shall be enclosed by skirting.
Car space shall be provided, without interfering with normal movement
of all traffic, with at least two car parking spaces for each mobile home.
Parking spaces shall be provided, either in convenient parking bays or in
such mobile home space. Parking spaces may be provided for not more than two
cars end-to-end.
No existing mobile home park in Elk Township shall hereafter in any
way expand the perimeter of said mobile home park, nor shall it add any additional
mobile home spaces, nor shall it permit the occupancy of any mobile spaces
beyond the number of mobile homes presently located in said mobile home park,
except in strict compliance with this chapter.
All mobile home units shall be equipped with a smoke detector.
Every tenant in a mobile home park shall comply with the following:
A. Conditions conducive to rodent harborage shall not be
created.
B. Items in storage shall be located so as not to interfere
with underneath inspection of mobile homes.
C. Storage areas underneath mobile homes shall be enclosed
by skirting.
D. The connector between the water riser outlet and the
mobile home piping system shall be provided by the tenant.
E. Means to prevent freezing of the water riser shall be
provided by the tenant.
F. The connector between the sewer riser and the drain outlet
of the mobile home shall be provided by the tenant.
G. If refuse containers are not provided by the park management
at centralized locations, each tenant shall supply an acceptable unit which
shall be maintained at a location as required by the park management.
H. Each mobile home lot shall be maintained in such a manner
as to exclude fly and mosquito breeding.
I. Brush, grass and weeds on each mobile home lot shall
be cut as may be necessary.
J. If of metal construction, the frame of each mobile home
and its outer covering and roof shall be adequately grounded.
K. Fuel oil racks shall be of noncombustible material.