City of Vineland, NJ
Cumberland County
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Table of Contents
Table of Contents
[Amended 1-23-1996 by Ord. No. 96-4; 5-25-1999 by Ord. No. 98-69]
As used in this article, the following terms shall have the meanings indicated:
GRADE
A reference plane consisting of the average finished ground level adjacent to a structure, building or facility at all visible exterior walls.
MANUFACTURED HOME
A unit of housing which:
A. 
Consists of one or more transportable 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 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 for a manufactured or mobile home by the Commissioner of the Department of Community Affairs pursuant to the State Uniform Construction Code Act, P.L. 1975, c. 217 (N.J.S.A. 52:27D-119 et seq.).
MOBILE HOME
A unit of housing which was fabricated in an off-site manufacturing facility, designed to be a permanent residence, built prior to enactment of the National Manufactured Housing Construction and Safety Standards Act of 1974, which became effective on June 15, 1976.
MOBILE HOME PARK
A parcel of land or two or more parcels of land containing no fewer than 10 sites equipped for the installation of manufactured homes, or mobile homes installed prior to the enactment of this article, where these sites are under common ownership and control 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;
C. 
Garbage removal;
D. 
Snow removal; and
E. 
Provisions for the drainage of surface water from home sites and common areas. While more appropriately called a "manufactured home community" today, for purposes of this article, "mobile home park" will continue to be used to maintain consistency with state statute.
MOBILE OR MANUFACTURED HOME SPACE
A parcel of land designated for the placement of a mobile or manufactured home.
NONPERMANENT FOUNDATION
A foundation consisting of nonmortared blocks, wheels, concrete slab, runners or any combination thereof, or any other system approved by the Commissioner of the Department of Community Affairs for the installation and anchorage of a manufactured home on other than a permanent foundation.
OFF-SITE CONSTRUCTION OF MANUFACTURED HOME (or section thereof)
The construction of that home or section at a location other than the location at which the home is to be installed.
ON-SITE JOINING OF SECTIONS OF MANUFACTURED HOME
The joining of those sections at the location at which the home is to be installed.
PERMANENT FOUNDATION
A system of support installed either partially or entirely below grade, which is:
A. 
Capable of transferring all design loads imposed by or upon the structure into soil or bedrock without failure;
B. 
Placed at an adequate depth below grade to prevent frost damage; and
C. 
Constructed of material approved by the Commissioner of the Department of Community Affairs.
RUNNERS
A system of support consisting of poured concrete strips running the length of the chassis of a manufactured home under the lengthwise walls of that home.
TRAILER
A recreational vehicle, travel trailer, camper or other transportable temporary dwelling unit, with or without its own motor power, designed and constructed for travel and recreational purposes, to be installed on a nonpermanent foundation if installation is required. Such vehicles may be parked on a mobile or manufactured home space, if registered, but cannot be occupied as a dwelling.
The purpose of this article is to regulate the construction and operation of mobile home parks, a form of residential development that is a practical means of providing affordable housing.
This article is enacted by authority of N.J.S.A. 40:52-1 et seq., governing licenses, and N.J.S.A. 40:55D-1 et seq., governing land use.
The licensing provisions of this article shall be under the jurisdiction of City Council. The land use provisions of this article shall be under the jurisdiction of the Planning Board.
[Amended 7-23-2002 by Ord. No. 2002-49]
City Council has provided for a maximum of 17 mobile home park licenses.
A. 
Location. Mobile home parks are permitted to those areas designated as Mobile Home Park Zones (MHP) in accordance with Article XV, Zoning, of this chapter.
B. 
Lands restricted. No land which has been or is being mined shall be included in a mobile home park unless proof is submitted that such land is safe from subsidence, soil erosion, bad drainage conditions, stagnant water ponding or other water hazards and such land has been rehabilitated with the topsoil replaced, graded and landscaped. Such filled areas, if approved, may be used only as open space and shall be subject to the approval of the New Jersey Department of Environmental Protection.
C. 
Mobile homes and manufactured homes limited to mobile home parks. It shall be unlawful within the City of Vineland for anyone to maintain, occupy or park a mobile home or a manufactured home on any street, alley, highway or public place. No mobile home or manufactured home shall be placed on private premises or on the premises of a dwelling unless said lot or premises is within an approved mobile home park or as permitted by N.J.S.A. 40:55D-100 et seq.
D. 
Application of regulations. These regulations shall apply to all existing and proposed mobile home parks and mobile or manufactured home spaces, except for mobile or manufactured home spaces included in developments with valid licenses and preliminary or final site plan and conditional use approvals under previous regulations.
E. 
Mobile home installation or relocation prohibited. Mobile homes may not be installed or relocated to any approved space within a licensee mobile home park. Only manufactured homes may be installed on any vacant approved space within a licensed facility.
A. 
Area of park or community. The minimum area of a mobile home park shall be 250,000 square feet.
B. 
Area. The minimum area of a mobile or manufactured home space shall be 5,000 square feet. The mobile or manufactured home space boundaries shall be measured from the back of the curb.
C. 
Frontage. The minimum frontage on park drives shall be 50 feet, except along culs-de-sac or along curved park drives, where it shall be 30 feet.
D. 
Numbering of spaces. A consecutive numbering system shall be established and each mobile or manufactured home space shall be clearly identified by a number in accordance with Chapter 258, §§ 258-5B and C and 258-10, of the City of Vineland Code.
E. 
Home orientation. All mobile homes and manufactured homes shall front on a park drive. No mobile or manufactured home space shall be placed closer than 75 feet of a public street line.
A. 
Spaces per acre. The number of mobile or manufactured home spaces per acre shall not exceed five.
B. 
Distance between mobile homes or manufactured homes.
(1) 
No mobile home or manufactured home shall be placed closer than 20 feet from the side of another mobile home or manufactured home.
(2) 
The end-to-end distance between mobile homes or manufactured homes shall not be less than 20 feet.
C. 
Setback along park drives. No mobile home, manufactured home or accessory building shall be placed closer than 20 feet to any park drive, as measured from the back of the curb.
D. 
Electric and communication utility easements. A fifteen-foot-wide easement for electric and communication uses shall be provided to the rear of the curb when located in the service area of a utility company or authority requiring same. The easement area may not be used for fences, landscaping or other obstructions. Paved driveways, sidewalks and street trees are permitted.
E. 
Setback from side and rear boundaries of park. No mobile or manufactured home space shall be placed closer than 50 feet to the side or rear boundaries of any park, if a boundary adjoins residentially zoned land not permitting mobile home parks. The setback to other zones not permitting mobile home parks shall be 25 feet. The setback shall be 15 feet to land zoned for mobile home parks. The fifty-foot setback requirement for side or rear boundaries may be reduced to 25 feet if the buffering proposed is in accordance with § 425-123C(3). Where utility or drainage easements are required along side or rear boundary lines, the easement area shall not be used for a mobile home or manufactured home.
F. 
Accessory buildings. Accessory buildings shall be placed in conformance with the New Jersey Uniform Construction Code.[1]
[1]
Editor's Note: See N.J.S.A. 52:27D-119 et seq.
G. 
Design occupancy. No mobile home or manufactured home shall be inhabited by a greater number of occupants than the number registered in the mobile home park or the number permitted by the applicable codes, whichever is less.
Nonconforming mobile home parks may be continued, notwithstanding the provisions of this article, provided that:
A. 
If the park is discontinued for a period of six months, it shall be updated to conform to the provisions of this article.
B. 
The park shall pay all license and other specified fees.
A. 
The applicant shall submit to the Zoning Officer a plot plan of the mobile or manufactured home space, accurately drawn and showing, by dimensions, the existing placement as well as the proposed placement of the new manufactured home. (NOTE: All proposed setbacks shall equal or exceed the original required setbacks as well as conform to the New Jersey Uniform Construction Code.)
B. 
The Zoning Officer shall send a letter of approval to the Department of Licenses and Inspections to proceed with the issuance of the required permits.
C. 
Only manufactured homes may be used as replacement units.
D. 
Upon completion of the construction necessary for the replacement of the manufactured home, the new certificate of occupancy may be issued.
A. 
A mobile home legally located prior to July 11, 1983, on a fee simple lot shall be considered a nonconforming mobile home.
B. 
Nonconforming mobile homes shall not be replaced or relocated without approval of the Zoning Board of Adjustment and the issuance of the required permits.
C. 
The removal of a nonconforming mobile home from a lot shall be considered the abandonment of that use from the property.
All signs in a mobile home park shall comply with the standards set for the multifamily uses in residential zones.
A. 
A detailed illustration of all signs to be installed shall be submitted for review and approval prior to the issuance of permits.
B. 
In reviewing signs, the Board shall consider appropriateness and the degree to which the signs enhance the visual appearance of the park, the public areas, the public streets and the architectural style of the existing or proposed accessory buildings, as well as the quality of the residential environment for those who live in the park.
C. 
Along the park drive at each entrance to a mobile home park, a plan of the park, depicting accurate drive names and mobile or manufactured home space numbers, shall be posted. Said plan shall be a maximum of 32 square feet in size.
D. 
Signs shall be required at all intersections identifying drive names.
A. 
The standards established by the New Jersey Residential Site Improvement Standards Act[1] and the New Jersey Uniform Construction Code,[2] the Illuminating Engineering Society, the New Jersey Department of Environmental Protection, the Soil Conservation District, and such other statutory provisions which pertain shall apply. Each phase or type of construction shall comply with the applicable codes and standards. See Subsection J of § 425-71, Flood damage prevention, and § 425-79, Construction standards, of Article VII.
[1]
Editor's Note: See N.J.S.A. 40:55D-40.3 et seq.
[2]
Editor's Note: See N.J.S.A. 52:27D-119 et seq.
B. 
Two hundred square feet of concrete shall be provided in each mobile or manufactured home space to coincide with the entrance to the mobile home or manufactured home prior to the issuance of the certificate of occupancy. An elevated deck of equal size may be substituted for the 200 square feet of concrete.
C. 
Two paved parking spaces shall be provided in each mobile or manufactured home space.
D. 
Subject to the approval of a waiver of the New Jersey Department of Community Affairs, a right-of-way of less than 50 feet in width sufficient to contain the required cartway and curbing may be provided. The Planning Board may require that the right-of-way and cartway widths of a new street that is a continuation of an existing street be at least the same widths as the existing street.
E. 
Curbing for all mobile home developments shall be made of concrete and may be designed as vertical curb or mountable curb in accordance with the construction standards in the New Jersey Residential Site Improvement Standards.
F. 
Bicycle paths and lanes, a minimum of six feet in width, shall be provided when the Master Plan Circulation Element requires them in the location of a proposed mobile home park.
G. 
The minimum levels of illumination to be provided are 0.1 average maintained footcandle for all parts of the park zone system and 0.3 average maintained footcandle for potentially hazardous locations. For other specifics, refer to the Illuminating Engineering Society standards.
A. 
A traffic impact statement (TIS) shall be submitted with an application to expand a mobile home park, if the proposed expansion generates traffic flows in excess of 10% of the existing flows as measured on a weekday between 7:00 a.m. and 7:00 p.m. at the access/exit points. See Article VII, § 425-80, for the contents of a traffic impact statement.
B. 
Roadways within a mobile home park shall be private drives unless, based on the provisions of the Official Map and the Master Plan of Street Extensions, the Planning Board requires the street to be dedicated to public use in order to serve the overall community plan.
C. 
Park drives shall be designed to provide convenient access to all mobile or manufactured home spaces. Where dead-ended drives are necessary, culs-de-sac shall be installed.
D. 
Park drives shall follow existing lane contours to the fullest possible extent while providing satisfactory gradients and fire protection access to mobile homes and manufactured homes.
E. 
Park drives shall be designed to avoid destruction of natural resources such as trees, scenic views and waterways.
F. 
The overall clarity of the vehicular circulation plan must be evident.
G. 
Landscaping and barrier plantings shall be used to insulate residents of the park from public thoroughfares.
H. 
Block sizes shall be the maximum consistent with the shape of the site and the convenience and safety of the park residents. Blocks longer than 600 feet shall be designed with midblock pedestrian easements at least 10 feet in width to be improved with a four-foot-wide concrete sidewalk.
I. 
Clear sight triangles shall be provided and maintained at intersections with public streets.
The following criteria shall apply to streets which are required to be dedicated:
A. 
Said street or portion of a street shall be an integral part of the Official Map or the Master Plan of Street Extensions, as approved and amended, or where necessary shall be so integrated.
B. 
Where traffic flows warrant, acceleration/deceleration lanes shall be provided.
C. 
Where necessary, intersection expansion and other improvements shall be made.
D. 
The street shall be dedicated to public use by deed to the City of Vineland.
A. 
Entrances to parking and service areas shall be from a park drive and shall be at least 50 feet away from a public street intersection.
B. 
Parking and service areas shall be fully screened from public streets, adjacent residences and mobile or manufactured home spaces.
A. 
Refuse shall be stored in tightly covered containers and kept under sanitary conditions.
B. 
Each mobile or manufactured home space or centralized location shall be provided with one of the following:
(1) 
A slab of impervious material large enough to accommodate the number of required containers.
(2) 
A rack or holder which provides at least six inches of clear space beneath or a cart which provides at least four inches of clear space beneath.
(3) 
A properly protected container in an underground storage installation.
C. 
The area surrounding refuse containers and collection areas shall be kept free of litter, stagnant pools or articles which hold water and provide insect-breeding places.
D. 
Centralized locations shall be screened with solid fencing and landscaping.
E. 
Refuse containers shall be repaired or replaced when damaged.
F. 
Refuse shall be collected at least once a week.
A. 
A minimum of 15% of the total acres of a mobile home park shall be reserved as open space. At least 25% of the required open space for non-age-restricted developments shall be located in one defined area suitable for active recreation and field sports and shall be free of environmental constraints, including stormwater detention or retention basins.
B. 
Recreation areas shall be so located and arranged as to provide for the maximum efficiency of function, benefit and convenience to all the park residents. Details of active recreational facilities shall be shown on the site plan to be approved by the Planning Board. Facilities shall be provided in accordance with the standards included in Article VII, § 425-82, Recreation facilities, except for provisions for payments in lieu of providing such facilities.
C. 
For age-restricted development (i.e., for persons 55 years of age or older), the minimum massed open space referred to in Subsection A above may be waived if a community building or center is provided. The size of the building or center shall be based on 30 square feet per mobile or manufactured home space in the development, up to a maximum of 7,200 square feet, with a minimum building area of 1,500 square feet. At a minimum, the community building or center must include a meeting room, kitchen and rest room facilities.
D. 
Setback areas abutting public streets shall not be used to meet the open space requirements nor shall such areas be put to recreational use.
E. 
Any areas devoted to active sports, such as softball, tennis or swimming, shall be enclosed by fencing of sufficient height to minimize potential hazard and nuisance to adjacent residences, mobile homes or manufactured homes. In addition to fencing, screening may be required to ensure privacy and buffer noise.
F. 
Open space and recreational facilities' maintenance shall be the responsibility of the park manager and shall include maintenance of lawns, landscaping, paved areas, screening materials, including fences, as well as all the facilities to be used in common.
A. 
Soil and subsoil conditions shall be found to be suitable under the applicable standards for excavation and construction.
B. 
Topography shall be found suitable under the applicable standards for the proposed land use.
C. 
Land located within areas designated as flood hazard areas shall not be developed or used for any purpose unless it conforms to the standards set by the Department of Environmental Protection, Division of Water Resources, and the provisions of Article VII, § 425-71, of this chapter.
Adequate provision for surface water drainage facilities is essential. The provisions of Article VII, § 425-72, shall be met. In preparing and reviewing drainage proposals, the following criteria shall apply:
A. 
Natural stream beds and all related floodplain areas shall be clearly defined and protected. Care shall be taken to minimize peak downstream runoff.
B. 
Surface drainage systems may include, where necessary, detention structures which will assure no additional runoff from the mobile home park subsequent to completion of the park.
C. 
Surface drainage systems shall be designed to accommodate all runoff coming to or accumulating on the development site.
D. 
Grading and drainage development shall conform to the soil erosion and sediment control standards as applied by the Soil Conservation District.
In reviewing an application for mobile home park development, the Planning Board shall ensure that adequate provisions are made to preserve, protect and make maximum use of the natural features and resources of the site. To this end, an environmental impact statement shall be submitted with each application to expand a mobile home park. See Article VII, § 425-81, for the contents of an environmental impact statement.
A. 
The orientation of mobile homes and manufactured homes which can most effectively reduce the consumption of natural or artificial fuels shall be given priority in the design stage of the development.
B. 
Natural vegetation shall be utilized and supplemented throughout the site to aid in achieving the fullest practical degree of climate moderation. The Planning Board shall evaluate the extent to which the development plan has met the goal for energy conservation.
A. 
Visual considerations. In designing the layout of a mobile home park development, emphasis shall be placed on the visual effect. The perimeter of off-street parking areas, refuse containers and collection areas and other service-related stations shall be attractively screened by the use of appropriate fencing or landscaping. The Planning Board shall determine that the developer has made every effort to design a development which is visually pleasing.
B. 
Quality of design. The nature, size, shape, lighting and style of signs and of street and recreation area furnishings shall be found to be in good taste, creating a sense of harmony. The layout shall be designed to avoid the appearance of congestion. Aesthetically pleasing natural features shall be protected and enhanced.
C. 
Lighting and safety features. Proper lighting promotes safety and can attractively illuminate. Special attention shall be given to lighting for steps, ramps, intersections or any potentially hazardous location. Lighting shall not be aimed directly into the windows of a mobile home or manufactured home or directly into patios.
A. 
Perimeter buffers intent. Mobile home parks are typically adjacent to lower density residential development or land zoned for lower density residential development. It is the intention of this article to use larger boundary setbacks and existing or proposed landscaping to provide adequate buffering between parks and existing or future lower density development. In approving a buffering plan, the Planning Board shall take into consideration the depth and quality of existing vegetation as supplemented by the developer in determining if adequate screening is provided.
B. 
Existing perimeter vegetation. No trees or vegetation shall be removed from street line or property line setback areas, except for the removal of noxious, dead or diseased materials needed to improve the health of the existing trees and shrubs or to accommodate supplemental landscaping. Clearing for streets, drives or utility connections or similar, required improvements shall be permitted but only to the extent needed to accommodate the improvement and necessary regrading.
C. 
Perimeter buffers standards:
(1) 
The minimum standard for a planted buffer, assuming there is no existing perimeter vegetation, is as follows.
(a) 
Deciduous shade trees: two for every 100 feet.
(b) 
Deciduous flowering or ornamental trees: three for every 100 feet.
(c) 
Deciduous shrubs: 10 for every 100 feet.
(d) 
Evergreen trees: five for every 100 feet.
(e) 
Evergreen shrubs: five for every 100 feet.
(2) 
Where existing vegetation is preserved, the minimum buffer quantities listed in Subsection C(1) above may be reduced to no less than 1/3 of the total, depending on the quality of the existing materials and their buffering performance. The proposed additional buffer materials will be judged based on compatibility with the existing vegetation and their ability to thrive in the proposed conditions.
(3) 
When the perimeter buffer depth is reduced to less than the minimum, the quantities listed in Subsection C(1) above must be increased by no less than 1/3.
(4) 
If a screening fence or wall is used, the minimum buffer quantities listed in Subsection C(1) above may be reduced to no less than 1/3 of the total.
(5) 
In calculating the required open space areas, 25 feet of the perimeter buffer and setback depth is presumed to be dedicated to the buffering function and is not to be counted toward open space.
D. 
Landscaping. Landscaping shall be an essential feature of the mobile home park and shall be used as a means of unifying the total site. Tall trees and massing of plants can be used to create focal points and define public areas. To the fullest practical extent, shade trees shall be retained or planted at appropriate locations throughout the park and shall be provided along public streets, at least one for each 50 feet of drive and/or street frontage. Additional trees must also be provided when spaces back up to other spaces or facilities in the development. At least one tree for every three lots must be planted along these rear lot areas. Deciduous trees shall have at least one-and-three-fourths-inch caliper at planting; evergreen trees shall be at least five feet tall; and all shrubs, other than dwarf varieties, shall be at least two feet tall at planting.
E. 
Planning Board review. In reviewing the screening/landscaping plan, the Board shall determine that:
(1) 
Erosion-resistant plants are planned for slope areas.
(2) 
The extent to which plantings along public roads will buffer noise and light.
(3) 
The adequacy of climate controls by the use of plants to serve as windscreens in winter and to provide shade in summer.
(4) 
The plan makes all possible attempt to break up the vista of long rows of mobile homes and manufactured homes.
(5) 
The plan provides for a variety of species to avoid extensive disease or winter-kill losses.
(6) 
The plan provides some seasonal variations.
If the applicant chooses phasing, these regulations shall apply to all mobile home parks:
A. 
The development of open space shall be completed in proportion to match the area of the section for which final approval is sought.
B. 
The length of the development period for the entire park shall be determined by the developer unless the Planning Board finds that the proposed time schedule is not reasonable, would create excessive demands on City services and facilities or would not protect the health, safety and welfare of the community, in which case the Planning Board shall modify the time for completion accordingly.
C. 
Each section of the mobile home park shall be functionally self-contained and capable of sustained occupancy and maintenance and shall be properly related to utility services to be provided for the completed park.
D. 
Each section of the park shall be provided adequate transitional features to avoid damage or detriment to a completed section or to adjoining properties.
E. 
Each section shall be covered by performance and maintenance guaranties.
In every mobile home park, a manager's office shall be established, which may be in a manufactured home or in a permanent building. The responsibilities of the manager and/or licensee shall be:
A. 
To keep a copy of the park license, the approved mobile home park site plan and this article posted in the office, as well as the park register listing names and addresses of current owners and occupants of each mobile home and manufactured home in the park, all of which shall be available to officers of the law and to public health officials at all times.
B. 
To maintain the park in a clean and orderly condition, including weed and rodent control, and to comply with all other applicable City standards, such as the City Property Maintenance Code[1] and the Housing Code.
[1]
Editor's Note: See Ch. 537, Property Maintenance.
C. 
To report any violation of City standards by the resident tenants to the proper authorities as soon as it becomes known.
D. 
To prohibit the use of a mobile home or manufactured home by a greater number of occupants than are registered at the mobile home park office or permitted by code, whichever is less.
E. 
To report animals in the park which violate applicable municipal animal control codes.
F. 
To ensure that a certificate of smoke detector compliance is issued prior to the sale, release or other change of occupancy for residential purposes of any unit.
The responsibilities of tenants shall be:
A. 
To maintain the mobile home or manufactured home and mobile or manufactured home space in a sanitary condition.
B. 
To keep personal property in enclosed storage at their own expense.
C. 
To provide for the mobile home or manufactured home connection to the water and sewer riser outlets.
D. 
To provide protection to prevent freezing of the water riser.
E. 
To supply a refuse container to be maintained at a specified location if refuse containers are not provided at central locations by the management.
F. 
To cut grass, brush and weeds to maintain the mobile or manufactured home space in a clean, attractive condition and to be responsible for rodent control.
G. 
To provide a suitable fire extinguisher, in a readily accessible location, and a smoke alarm, which meet local codes.
See Article VI, § 425-58, Concept plans.
A. 
The site plan data required under Article VI, § 425-61B, shall apply.
B. 
In addition, the following information is required:
(1) 
Name of the mobile home park.
(2) 
The floodplain boundaries and/or area of soils limitations.
(3) 
The location of open space, with dimensions and area.
(4) 
The location of active recreation and field sports, if any, with plan of each type.
(5) 
Report of soils analysis and percolation tests.
(6) 
Location of easements, with type and dimensions noted.
(7) 
Location of drives and accessways, with widths and lengths.
(8) 
Location of each mobile or manufactured home space.
(9) 
Number of originally granted spaces.
(10) 
Number of spaces added, if any, and number proposed to be added.
(11) 
Delineation of all buffer areas, dimensioned.
(12) 
Delineation of setback lines from public streets, dimensioned.
(13) 
Location, type and plan of screening.
(14) 
Any other data found to be pertinent to the particular site.
A. 
On-site improvements such as drives, lights, signs, curbs and gutters, as well as sidewalks, shall be provided as specified under the New Jersey Residential Site Improvement Standards[1] or, when applicable, the construction standards of the City of Vineland. See Article VII, Design Standards, § 425-79.
[1]
Editor's Note: See N.J.S.A. 40:55D-40.3 et seq.
B. 
Off-tract improvements, if required, shall be in accordance with the provisions of Article VI, § 425-47.
A. 
A complete site plan application for mobile home park development shall consist of the following:
(1) 
Ten copies of the plan showing the data required, plus four copies if the application must go to the County Planning Board. See § 425-128 above.
(2) 
Two copies of the soils analysis and percolation tests.
(3) 
Phasing and timing schedule and density for the total site and for each phase.
(4) 
A description of covenants, grants, easements and restrictions.
(5) 
A written statement setting forth how the project will meet the public need and any special need within an established park.
(6) 
A description of the proposed open space management and maintenance plan.
(7) 
A description of circulation conditions or a traffic impact statement. See § 425-113 regarding TIS requirements.
(8) 
A description of environmental conditions or an environmental impact statement. See § 425-120 regarding an EIS.
(9) 
A completed application form.
(10) 
The development review fee. See § 425-131.
B. 
The procedure cited under § 425-66D, E and F of Article VI shall apply.
To help defray the municipal costs of reviews and inspections, the following fees shall be paid:
A. 
With the application for preliminary approval: $10 per proposed mobile home space, with a minimum of $100.
B. 
With a resubmission for preliminary approval: $5 per proposed mobile home space, with a minimum of $50.
C. 
With the application for final approval: $5 per proposed mobile home space, with a minimum of $100. If an application for preliminary/final approval is submitted, only the fee for preliminary approval is required.
D. 
With a resubmission for final approval: $2.50 per proposed mobile home space, with a minimum of $50. If an application for preliminary/final approval is submitted, only the fee for preliminary approval is required.
A. 
For provisions regarding exceptions, see Article VI, Subdivision and Site Plan Review and Approval, § 425-50.
B. 
For provisions regarding variances, see the Zoning Schedule (§ 425-308 of Article XV, Zoning).
C. 
For provisions regarding public hearings, see Article I, General Provisions, § 425-9 et seq.
Prior to preliminary approval, the Planning Board shall find:
A. 
The proposals for maintenance and conservation of open space are reliable and that the space is adequate for the intended purpose.
B. 
The physical layout of the plan provides for public services, traffic control and a good environmental climate.
C. 
The development will not have an unreasonably adverse impact upon the area or upon municipal services.
D. 
The conditions applied to protect the public and the residents of the completed park are adequate in the case of each phase or stage of development.
See Article VI, § 425-68, of this chapter.
See Article VI, § 425-69, of this chapter.
See Article VI, § 425-52, of this chapter.
A. 
See Article VI, § 425-70, of this chapter.
B. 
Final approval grants the applicant the right to:
(1) 
Make application to the Construction Official for the necessary permits to construct park improvements and the supporting systems for each mobile or manufactured home space.
(2) 
To apply to City Council for a license to operate in accordance with the requirements of this article.
See Article VI, § 425-54, of this chapter.
A. 
It is unlawful to operate a mobile home park within the City of Vineland without a license to operate. All licenses to operate shall expire on December 31 of each year.
B. 
The City Council must issue a license to operate for all authorized mobile or manufactured home spaces within a mobile home park prior to the issuance of certificates of occupancy for those spaces. Final site plan approval must be secured and the mobile or manufactured home spaces must be constructed before a license to operate can be considered.
C. 
The City Council must find a proposed or existing park to be in compliance with this article and other applicable ordinances and must receive a report from the Department of Licenses and Inspections on the conditions of the park prior to the issuance or renewal of a license to operate.
D. 
The number of mobile or manufactured home spaces included under a license to operate shall be equal to the number approved by the Planning Board during the review of an application for final site plan approval or as previously approved by the City prior to the passage of this article. Mobile or manufactured home spaces can be constructed and licensed by phases if so approved by the Planning Board.
E. 
Mobile home parks may develop additional spaces in accordance with valid site plan approvals under the previous ordinance or to the limits of a Mobile Home Park (MHP) Zone, if a park is so zoned.
F. 
Licensed parks located outside of MHP Zones must apply to the Zoning Board of Adjustment for a variance, in accordance with N.J.S.A. 40:55D-70d(2), to expand a nonconforming use and for final site plan approval.
A. 
License to operate renewal. Applications for license to operate renewals shall be made to the Director of the Department of Licenses and Inspections for submission to the City Council no later than December 10 of each year.
(1) 
The licensee shall submit four copies of a signed application form. If the park is owned by a corporation, the applicant shall give the name and address of each owner having 10% or more of the issued, outstanding capital stock of the corporation.
(2) 
The applicant shall also submit a copy of the approved mobile home park plan which shall clearly indicate all the constructed spaces and all the unconstructed spaces. All spaces, constructed and unconstructed, shall not exceed the total number of spaces approved by the Planning Board.
(3) 
The management shall provide an inventory of all developed spaces, which shall include the identification of the space, the type of space (i.e., vacant, renter-occupied or owner-occupied), the owner of any space which is renter-occupied and any citations that may have been received during the licensing year being completed.
B. 
Required information. In addition to the signed application form and a copy of the approved mobile home park plan, the applicant shall provide the Director of the Department of Licenses and Inspections with the name, address and telephone number of each of the following:
(1) 
The licensee.
(2) 
The officers of the corporation, if licensee is incorporated.
(3) 
The mobile home park manager.
(4) 
The maintenance supervisor of the water system.
(5) 
The maintenance supervisor of the sewerage system.
(6) 
The maintenance supervisor of the park drives system.
C. 
Annual inspection. The Department of Licenses and Inspections shall perform an annual inspection of each licensed mobile home park and shall report the results of the inspection to City Council prior to the issuance of the license to operate for the mobile home park. The Department of Licenses and Inspections shall notify the park manager at least 24 hours in advance of the annual inspection and shall inform him of the results of the inspection.
A. 
The annual license to operate fee for the mobile home park shall be:
(1) 
Two hundred dollars per park comprising 24 spaces or less.
(2) 
Two hundred dollars per park comprising 25 spaces or more, plus $15 for each approved, constructed space in excess of 24 spaces which is occupied by a mobile home or manufactured home or which is ready to receive a manufactured home.
B. 
The annual license fee, or municipal service fee, for each mobile home space shall be $10 per month for the remainder of calendar year 1999; $12 per month for calendar year 2000; $14 per month for calendar year 2001; and $16 per month for calendar year 2002 (and until such time as it is recalculated) for each approved, constructed space which is occupied by a mobile home or manufactured home. These annual fees, due quarterly, shall be collected on the 10th day of January, April, July and October of each year.
C. 
The fees collected under Subsections A and B shall comprise the total license to operate fee. Failure to pay either one shall constitute a violation and, in addition to penalties, the license to operate may be revoked.
D. 
The fee for a transfer of a license to operate shall be $100.
E. 
No entrance fee shall be imposed on the mobile home or manufactured home owner by the licensee or by the park manager.
The license to operate a mobile home park may be suspended or revoked by City Council at any time if the park is in violation of any provision herein, upon 10 days' written notice to the licensee and manager of the park. The reason for the notice and the remedial action required shall be given. The licensee may request the opportunity to be heard prior to the effective date of the suspension or revocation. An application for reinstatement may be made at any time thereafter. Satisfactory proof that the violation has been corrected shall be required prior to reinstatement.
A. 
The granting of a license to operate by the City Council conveys no right to erect any building, install a mobile home and its support system or to do any other work which requires the issuance of a permit.
B. 
No permit shall be issued prior to final site plan approval for any part of an authorized mobile home park.
C. 
Permits to construct park improvements and the supporting systems for each mobile or manufactured home space shall be issued by the Construction Official.
D. 
Certificates of occupancy. A certificate of occupancy shall be issued prior to the occupation of a mobile home. No certificate shall be issued unless all the required installations have been inspected and approved by the appropriate officials.
A. 
Notice shall not be required for the development of authorized spaces which meet the standards of this chapter and the applicable state and local codes.
B. 
Notice shall be required for all development of new expansions of spaces or lands which were not part of the mobile home park prior to January 1, 1998.
A. 
It shall be the responsibility of the licensee to maintain all common facilities and improvements of the park in good operating order at all times.
B. 
Park drives shall be cleared of snow as soon as conditions reasonably permit.
C. 
Failure to comply within 24 hours after notice of a maintenance deficiency from the Department of Licenses and Inspections shall constitute a violation of this article.
A. 
During construction of a mobile home park or any expansion thereto, the City Engineer shall be responsible for ensuring compliance with the provisions of the Planning Board approval.
B. 
During the operation of a mobile home park, the following departments shall be responsible for ensuring compliance with the maintenance of the park in accordance with the requirements of the related codes and the approved final site plans:
(1) 
Fire Department. New Jersey Fire Prevention Code, as amended, smoke detector certification for owner-occupied units at the sale of a unit.
(2) 
Department of Licenses and Inspections. New Jersey Uniform Construction Code, as amended; regarding installation, including foundations and tie-downs or strapping, utility connections, etc.; the issuance of certificates of occupancy for new units; inspection of overall park conditions as part of the annual licensing to operate renewal; the maintenance of all aspects of approved site plans.
(3) 
Health Department. Property Maintenance Code of the City of Vineland, as amended;[1] City of Vineland Remittal Registration Ordinance, as amended, including the inspection of rental units at changes in occupancy or as requested; New Jersey Standards for Individual Subsurface Sewage Disposal Systems, including all septic systems not under the jurisdiction of the New Jersey Department of Environmental Protection; New Jersey regulations governing public noncommunal water supplies, including all wells not under the jurisdiction of the New Jersey Department of Environmental Protection.
[1]
Editor's Note: See Ch. 537, Property Maintenance.
C. 
During the operations of a mobile home park, the Zoning Officer shall be responsible for enforcement of the land use provisions of this article.
A. 
Any person found guilty of violating a provision of this article shall be subject to a fine of not more than $1,000 for each offense, and each day a violation is permitted to exist shall constitute a separate offense and shall be punishable as such.
B. 
The Municipal Court shall also have the power to suspend the license to operate of a violator pending the elimination of the violation.
C. 
The penalties set forth in this section are in addition to any other lawful penalties which may be imposed.