[HISTORY: Adopted by the Board of Commissioners
of the Township of Long Beach 8-2-1974 as Ch. 16 of the 1974 Code.
Amendments noted where applicable.]
GENERAL REFERENCES
Zoning — See Ch. 205.
As used in this chapter, the following terms
shall have the meanings indicated:
- DEPENDENT MOBILE HOME
- A mobile home which does not have a toilet or a bath or shower.
- DEPENDENT MOBILE HOME SPACE
- A mobile home space which is designed to accommodate a dependent mobile home and does not have sewer and water connections to accommodate the toilet and the bath or shower in a mobile home.
- INDEPENDENT MOBILE HOME
- A mobile home that has a toilet and a bath or shower.
- INDEPENDENT MOBILE HOME SPACE
- A park space which has sewer and water connections designed to accommodate the toilet and bath or shower contained in an independent mobile home.
- MOBILE HOME
- Any portable structure or vehicle so constructed and designed as to permit occupancy thereof for dwelling or sleeping purposes.
- MOBILE HOME PARK
- Any plot or ground upon which one or more mobile homes, occupied for dwelling or sleeping purposes, are located, regardless of whether or not a charge is made for such accommodation.
- PARK or CAMP
- A mobile home park.
- SERVICE BUILDING
- A building housing toilet facilities with slop water closet and laundry facilities and with separate bath and shower accommodations.
A.
License required. It shall be unlawful for any person
to maintain or operate within the limits of the Township any mobile
home park containing two or more mobile homes unless that person shall
first obtain a license therefor. All mobile home parks in existence
upon the effective date of this chapter shall within three months
thereafter obtain a license and in all other respects comply fully
with the requirements of this chapter within six months.
B.
License not transferable. Licenses shall not be transferable
without the consent of the licensing authority.
C.
Location of mobile homes. Inhabited mobile homes shall
be located only in licensed mobile home parks. Uninhabited mobile
homes shall be located only in licensed mobile parks or upon land
located in the business zone whereon motor vehicles or mobile home
sales agencies are maintained and operated.
D.
License fees. The license fee for each mobile home
park shall be $100 annually, plus $5 per month for each site occupied
by a trailer or mobile home.
E.
Application for license. Applications for a mobile
home park license shall be filed with the Board of Commissioners.
Applications shall be in writing signed by the applicant and shall
contain the following:
(1)
The name and address of the applicant.
(2)
The location and legal description of the mobile home
park.
(3)
A complete plan of the park showing compliance with § 119-4, including plans for sewage disposal and water facilities.
(4)
Plans and specifications of all buildings and other
improvements constructed to enable the issuing authority to determine
if the proposed park will comply with legal requirements.
F.
Investigation of applicant. The application and all
accompanying plans and specifications shall be filed in triplicate.
The Board of Commissioners shall cause the applicant to be investigated
and shall inspect the proposed plans and specifications. If the applicant
is found to be of good moral character and the proposed mobile home
park will be in compliance with all provisions of this chapter and
all other applicable ordinances or statutes, the Board of Commissioners
shall approve the application and, upon completion of the park according
to the plans, shall issue the license.
Mobile homes, trailers, tent campers, pickup
campers, van-type campers or tents as living quarters shall not be
stored, parked or utilized for the purpose of any manner of habitation
on any public thoroughfare, street, alley or public place in the Township
when no emergency for repairs exists. Emergency parking shall be permitted
only for the time reasonably necessary to make such repairs as will
permit the moving of the disabled vehicle into a public garage or
mobile home park. The placing or leaving of any mobile homes, trailers,
tent campers, pickup campers, van-type campers or tents as living
quarters upon any premises for a period exceeding five days shall
create the presumption that the mobile homes, trailers, tent campers,
pickup campers, van-type campers or tents that may be used as living
quarters are being stored upon the premises.
The mobile home park shall conform to the following
requirements:
A.
Location. The park shall be located on a well drained
site, properly graded to ensure rapid drainage and freedom from stagnant
pools of water. Walks, driveways and retaining walls shall be constructed
so as not to interfere with drainage. Drainage shall be away from
mobile home spaces, service buildings and recreational areas. Stormwater
shall not drain into sanitary sewers.
B.
Minimum size of spaces. Mobile home spaces shall be
provided consisting of a minimum of 1,250 square feet for each space
which shall be at least 25 feet wide and clearly defined. Mobile homes
shall be so parked on each space that there shall be at least a twenty-five-foot
clearance between mobile homes. No mobile home shall be located closer
than 20 feet to a dwelling and closer than 10 feet to any property
line bounding the park or closer than 10 feet to any street or highway
right-of-way line.
C.
Driveways. All mobile home spaces shall abut upon
a surfaced macadam driveway of not less than 26 feet in width.
D.
Walkways. Surfaced macadam walkways not less than
four feet wide shall be provided from the mobile home spaces to the
service buildings.
E.
Service buildings. Each park shall provide service
buildings to house toilet facilities, bathing facilities, laundry
facilities and other sanitary facilities as hereinafter more particularly
prescribed.
F.
Safety. Safety and convenience shall be major considerations
in the layout of driveways, walks and parking areas within the mobile
home park, and driveways shall be continuous insofar as possible.
G.
Parking spaces. The number of parking spaces shall
equal the number of mobile home spaces. These may be provided either
as on-driveway parking or in special parking areas. If on-driveway
parking is provided, the minimum width of driveways shall be 26 feet
if parallel parking is provided on one side, and 32 feet if parallel
parking is provided on both sides.
A.
Outlets. Every mobile home park shall be provided
with electric power. An electric outlet supplying 110 to 115 volts
should be provided for every mobile home space. The outlets shall
be weatherproof and in easy reach of the parked mobile home. In no
instance should any power line across the mobile home area be less
than 18 feet above the ground. All electric wiring in the mobile home
park shall be in accordance with Long Beach Township, Ocean County
and New Jersey codes or, in the absence of local codes, then in accordance
with the National Electrical Code. Adequate overcurrent protection
shall be provided on all circuits. Service drops to each mobile home
space shall be weatherproof, insulated and not smaller than two No.
8 wires.
B.
Street and yard lights. Street and yard lights sufficient
in number and intensity to permit safe movement of vehicles and pedestrians
shall be provided. Lights shall be at least 25 watts spaced at intervals
of at least 100 feet and located approximately 15 feet from the ground
and shall be effectively related to buildings, walks, trees, steps
and ramps. Lights shall be kept burning from sunset to sunrise.
A.
Connection with public supply. All mobile home parks
shall be connected with an approved public water supply where available,
supplied to each mobile home space by pipe.
B.
Where no public supply available. Where a public water
supply is not available, a suitable private water supply shall be
developed that meets standards prescribed by the New Jersey Department
of Health as safe for drinking purposes. Water shall be piped to each
mobile home space.
C.
Water distribution and storage. Water distribution
and storage facilities shall be adequate to supply a continuous year-round
water supply of at least 150 gallons per day per mobile home space,
at a rate of six gallons per minute, with a residual pressure of 20
pounds per square inch. Wells shall be located at least 200 feet from
any septic tank or cesspool or as approved by a Health Officer and
as required by local ordinance.
D.
Sanitary facilities and hot water. Dependent mobile home spaces shall be provided with sanitary facilities in service buildings not less than 25 nor more than 150 feet from any dependent mobile home, as outlined in § 119-8. Such service buildings shall provide abundant hot water supply at all times for bathing, washing and laundry facilities.
Each park shall be provided with toilets, baths
or showers, slop sinks and other sanitation facilities which shall
conform to the following requirements:
A.
Toilets.
(1)
Toilet facilities for men and women shall be either
in separate buildings at least 20 feet apart or shall be separated,
if in the same building, by a soundproof wall. For independent mobile
homes, one flush toilet and one shower or bathtub shall be provided
for every 20 independent homes.
(2)
Flush toilets shall be placed in conveniently located
buildings not more than a distance of 200 feet from any dependent
mobile home. The building shall be well lighted at all times, ventilated
with screened openings and constructed of moisture proof materials
permitting satisfactory cleaning. The floors shall be of concrete
or similar materials, slightly pitched to a floor drain. Toilets shall
be enclosed in separate compartments, with doors, and shall have the
minimum width of two feet eight inches.
(3)
Toilet facilities for women shall consist of not less
than one flush toilet for every five dependent mobile home spaces,
one shower or bath for every five dependent mobile home spaces and
one lavatory with hot and cold running water for every five dependent
mobile home spaces. Each toilet and each shower and bathtub shall
be in a private compartment.
(4)
Toilet facilities for men shall consist of not less
than one flush toilet for every five dependent mobile home spaces,
one shower or bathtub for every five dependent mobile home spaces
and one lavatory with hot and cold running water for every five dependent
mobile home spaces. Each toilet and each shower and bathtub shall
be in a private compartment.
B.
C.
Service buildings to be permanent. Service buildings
housing the toilet facilities shall be permanent structures complying
with all applicable ordinances and statutes regulating buildings,
electrical installations and plumbing and sanitation systems and shall
be located not closer than 25 feet to nor farther than 150 feet from
any dependent mobile home space.
D.
Stop sink required. Each service building shall contain
at least one slop sink located in a separate compartment.
E.
Condition of service buildings. The service buildings
shall be well lighted at all times of the day and night, shall be
well ventilated with screened openings and shall be constructed of
such moistureproof material, including the painted woodwork, as shall
permit repeated cleaning and washing. The floors of the service building
shall be of water-impervious material and shall slope to a floor drain
connected with the sewerage system.
F.
Maintenance of service buildings and grounds. All
service buildings, mobile homes, mobile home spaces and the grounds
of the park shall be maintained in a clean, sightly condition and
kept free of any conditions that will menace the health of any occupant
or of the public or constitute a nuisance.
A.
Minimum standards. The laundry facilities shall be
provided in the ratio of one double laundry tub and ironing board
or one standard washer and dryer for every 10 mobile home spaces.
An electrical outlet (110 voltage) shall be located conveniently near
the ironing board. Drying spaces shall be provided sufficient to accommodate
the laundry of the park occupants. The service building housing the
laundry facilities shall be a permanent structure complying with all
applicable ordinances and statutes regulating buildings, electrical
installations and plumbing and sanitation systems. Hot water shall
be provided for clothes-washing equipment.
B.
Drying facilities required. Outside drying space adjacent
to the service building or other clothes drying facility shall be
provided. A minimum of 50 square feet per mobile home space shall
be provided in the area used for outside clothes drying.
A.
Sanitary sewage system required.
(1)
A system of sanitary sewerage shall be provided in
mobile home parks, and all waste and soil lines discharging from buildings
and mobile homes shall be connected thereto. Each mobile home space
shall be provided with a trapped sewer below frost lines at least
four inches in diameter and sloped so as to provide a minimum flow
velocity of not less than two feet per second when flowing half full.
The sewer shall be provided with suitable fittings so that a water-
and gastight connection can be made between the mobile home drain
and the sewer connection. Such individual home connections shall be
so constructed that they can be closed when not linked to a mobile
home and shall be trapped in such a manner as to maintain them in
an odor-free condition.
(2)
Sufficient cleanouts, handholes and manholes shall
be installed in sewer systems so as to maintain serviceable conditions.
Sewer lines shall be located in a separate trench from water mains.
B.
Where no public sewer available. The absence of a
public sewerage system, adequate private sewage disposal and treatment
facilities shall be installed to treat a minimum average of 150 gallons
per day per mobile home space of ultimate capacity of the park. The
treatment facility shall be located so that it shall not create a
health or odor nuisance to the park or adjacent property occupants
or discharge untreated effluents in any body of water.
C.
Minimum standards. All sewerage systems shall meet
applicable local plumbing and sanitary codes, shall be approved by
the Health Officer or other appropriate officials and shall meet standards
of the New Jersey Department of Health.
A.
Garbage cans. A fly- and watertight metal garbage
can shall be provided for each mobile home space adequate to permit
disposal of all garbage and rubbish. Garbage shall be collected at
least twice a week.
B.
Container racks. Racks and holders shall be provided
for all refuse containers. Container racks shall be designed so as
to prevent containers from being tipped, to minimize spillage and
container deterioration and to facilitate cleaning around them.
C.
Where collection service not available. Where collection
service is not available, the mobile home park operator shall dispose
of the refuse by proper incineration, burial or transporting to an
approved disposal site.
D.
Garbage burial. Buried garbage shall be covered with
at least 12 inches of compacted earth immediately upon burial.
Insect and rodent control measures to safeguard
public health, as recommended by the Health Officer or other authority,
shall be applied in the mobile home park.
A.
Fly and mosquito control. Effective larvicidal solution
may be recommended by the Health Officer for fly or mosquito breeding
areas which cannot be controlled by other more permanent measures.
B.
Debris accumulation prohibited. Accumulations of debris
which may provide harborage for rodents shall not be permitted in
the mobile home park.
C.
Extermination action required. When rats or other
rodents are known to be in or near the mobile home park, the operator
shall take definite action under direction by the appropriate health
authority to exterminate them.
D.
Insect and weed control measures. Suitable measures
as recommended by the Health Officer shall be taken by the mobile
home park operator to control other insects and obnoxious weeds.
A.
Fire alarms and instructions. Provision shall be made
for giving a general alarm in case of fire. A bell, iron hoop or a
similar manually operated device may be used for this purpose. It
shall be the duty of the mobile home park owner or operator to instruct
all tenants of means of summoning fire-fighting apparatus, police
and medical help and of the proper operation of fire extinguishers.
B.
Free public telephone required. A public telephone,
without the necessity of inserting a coin, shall be available at all
times to summon fire, police and other protective services. Up-to-date
lists of telephone numbers of emergency services shall be permanently
displayed near the telephone.
C.
Fire extinguishers required. Every mobile home in
the park shall be equipped with at least one approved hand-operated
fire extinguisher of a type suitable for use on oil fires, preferably
the foam type. The extinguisher shall be installed on the inside of
the mobile home in a fixed location, preferably near a door, but in
no case in close proximity to the cooking or heating stove.
D.
Where yard hydrants not available. In the absence
of a system of yard hydrants and hose, a complement of approved fire
extinguishers on wheels for every 20 mobile home spaces shall be provided,
located not farther than 150 feet from any mobile home. Each complement
of extinguishers shall contain one foam-type extinguisher with antifreeze
of two-and-one-half-gallon rated capacity for Class A type fires;
and at least one approved carbon dioxide dry chemical or vaporizing
liquid extinguisher of at least twenty-five-pound capacity for Class
B oil-type fires. All extinguishers shall be kept in good operating
condition and checked yearly by an appropriate authority.
E.
Litter. Mobile home park areas shall be kept free
of litter, rubbish and other flammable material.
F.
Means of egress required on homes. Two doors, one
located at each end of the mobile home, shall be provided on the right
side of the body. Doors and screen doors shall be of the hinged type,
opening outwardly from the inside. Locks, when provided, shall be
of the type that permits opening from the inside by the simple operation
of a knob or lever or by pressure against the door.
A.
Approved types required. Oil-burning cooking and heating
stoves shall be of an approved type and 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. Downdraft diverters shall be provided on
all vents from oil-burning stoves.
B.
Fuel tank placement. 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, the compartment shall be ventilated
at the bottom.
C.
Gas and portable stoves prohibited. No gasoline or
portable stove equipment shall be permitted. Fires shall be made only
in approved stoves, incinerators and other equipment intended for
those purposes.
Cylinders containing liquefied petroleum gas
or oils to be used as fuel by mobile home occupants should be connected
to the stoves or heaters of the mobile home by copper or other metallic
tubing, to provide leakproof connections. The cylinders shall be securely
fastened in place, not less than five feet from any coach exit. Applicable
state and local codes shall be followed.
No owner or person in charge of any dog, cat
or other pet animal shall permit it to run at large.
A.
No permanent additions. No permanent additions of
any kind shall be built onto nor become part of any mobile home. Skirting
of mobile homes is permissible, but such skirting shall not attach
the mobile home permanently to the ground, create a fire hazard or
provide a harborage for rodents.
B.
No wheel removal. The wheels of the mobile home shall
not be removed, except temporarily when necessary for repairs. Jacks
or stabilizers may be placed under the frame of the mobile home to
prevent movement on the springs while the mobile home is parked and
occupied.
A.
It shall be the duty of the licensee to keep a register
containing a record of all mobile homes, owners and occupants located
within the park. The register shall contain the following information:
(1)
The name and address of each occupant and age if under
18.
(2)
The make, model and year of all automobiles and mobile
homes.
(3)
The license number and owner of each mobile home and
automobile by which it is towed.
(4)
The state issuing the license.
(5)
The dates of arrival and departure of each mobile
home.
(6)
Place of previous residence.
(7)
Permanent address.
(8)
Forwarding address.
B.
The park operator shall keep the register available
for inspection by Township officials at all times. The register records
shall not be destroyed for a period of three years following the date
of registration.
A responsible attendant, caretaker, owner or
operator shall be in charge at all times to keep the mobile home park,
its facilities and equipment in a clean, orderly and sanitary condition,
and he or she shall be answerable with the licensee for any violation
of the provisions of this chapter.
It shall be the duty of each park owner or operator
to report promptly to the Health Officer or other officials all cases
of persons and animals affected or suspected of being affected with
a communicable disease.
The designated authority or Health Officer shall
make inspections of the park to assure compliance with this chapter,
and parks shall be open for inspections at all reasonable hours. In
case of noncompliance with any provisions of this chapter, the designated
authority shall serve warning to the licensee. Thereafter, upon failure
of the licensee to remove the violation, the Commissioner of Public
Safety shall hold hearings on the matter and, upon determination of
noncompliance, revoke the license. The license may be reissued if
the circumstances leading to the revocation have been remedied and
the park can be maintained and operated in full compliance with the
law.
The license certificate and a copy of this chapter
shall be conspicuously posted in the office or on the premises of
the mobile home park at all times.
