[Adopted 6-1-1992 by Ord. No. 16-92]
As used in this Article, the following terms shall have the meanings indicated:
BUILDING SEWER
That part of the drainage system of a mobile home lot beginning at the inlet of the sewer riser pipe which receives the discharge from the drain outlet of the mobile home and terminating at the sewer line serving the mobile home park.
DEPENDENT UNIT
A transportable dwelling which does not contain one or more of the following: a flush toilet; bath or shower; kitchen sink.
MOBILE HOME
A manufactured, transportable year-round single-family dwelling built on one or more chassis and containing a flush toilet, bath or shower and a kitchen sink, designed to be connected to a piped water supply, sewage facilities and electrical service. Such term shall be synonymous with "trailer home." This definition specifically excludes campers and other vehicles which are not fixed on the site.
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 which has been so designated and improved that it contains two or more mobile home lots available to the general public for the placement thereon of mobile homes for occupancy. Such term shall be synonymous with "trailer park."
MOBILE HOME SPACE
A plot of ground within a mobile home park improved and authorized pursuant to this Article for the accommodation of one mobile home.
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.
PARK MANAGEMENT
The owner or his designated agents being administrative officers of the mobile home park.
PUBLIC POTABLE WATER SUPPLY
A municipally or privately owned water supply, approved by the New Jersey State Department of Health, under the provisions of Article 1, Chapter 10 of Title 58 and Article 1, Chapter 11 of Title 58 of the Revised Statutes,[1] which is distributed to consumers through a public water supply system.
PUBLIC WATER SUPPLY SYSTEM
A municipally or privately owned system comprising structures which operating 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 or noncombustible waste solids.
SANITARY SEWAGE
Sanitary sewage in any liquid waste containing animal or vegetable matter in suspension or solution or the water-carried waste 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 semipublic water supply system is 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, 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.
[1]
Editor's Note: Article 1 of Chapter 10 and Article 1 of Chapter 11 of Title 58 of the New Jersey Revised Statutes were repealed by P.L. 1977, c. 224, § 14, effective 9-17-1977. For current provisions, see N.J.S.A. 58:12A-1 et seq.
A. 
Compliance. The provisions of this Article comprise the standards with which all mobile home parks and the park management shall comply, as well as with the rules and regulations and policies or laws administered by the township or any agency or subdivision in the state having legal jurisdiction, including Chapter IX of the New Jersey State Sanitary Code, relating to mobile home parks.
B. 
Licensing. No person shall construct or operate and maintain a mobile home park in the township unless such person, obtains a license for the construction and maintenance and operation thereof from the township and pay the deposit fees as provided in this chapter. No mobile home shall be installed, operated, maintained or occupied within the township except upon a duly licensed mobile home park.
C. 
Maximum size. No mobile home park shall be constructed or operated and maintained, nor shall any license for the construction or maintenance and operation thereof be issued except for a mobile park to be occupied by not more than 100 mobile homes.
D. 
Number of licenses. Only one license for the construction and maintenance and operation of a mobile home park shall be issued for each 3,000 township residents as determined by the last federal census available at the time of application for such licenses, provided that at least two licenses shall be available of issuance.
E. 
Duration of licenses. Licenses or permits to maintain and operate a mobile home park pursuant to this chapter shall be issued annually and shall expire on December 31.
F. 
Approval of facilities. No work on the construction or expansion of a mobile home park shall be undertaken unless approval of the facilities as required by this section shall have been granted by the New Jersey Department of Environmental Protection and by the township.
A. 
Organization. The mobile home park shall provide facilities and amenities appropriate to the needs of the residents for safe, healthful and comfortable living areas. The mobile home park site, including mobile home stands, patios, buildings and all site improvements, shall be harmoniously and efficiently organized in relation to topography, the shape of the plot and the position of buildings and common facilities and with full regard to use, the public safety and appearance.
B. 
Location. The mobile home park shall be well-drained and not adjacent to breeding places for insects or rodents.
C. 
Site drainage. The ground surface in all parts of every mobile home park shall be graded, and provision shall be made to drain all surface water in a safe, efficient manner.
D. 
Lot layout and occupancy.
(1) 
Each mobile home lot shall be clearly identified by number.
(2) 
Each mobile home lot shall be adequate to accommodate the mobile home occupying the same.
(3) 
The number of occupied mobile homes permitted in a mobile home park shall not exceed the number of mobile home lots.
(4) 
Nothing contained in this regulation shall be construed as prohibiting the maintenance of a retail mobile home sales agency in a mobile home park or the sale of a mobile home, whether occupied or unoccupied, which is located on a mobile home lot and connected to pertinent utilities.
E. 
Maximum mobile homes per acre. The maximum number of mobile homes permitted per acre shall be 15.
F. 
Minimum size. The minimum size for a mobile home park shall be five acres.
G. 
Mobile home space area. All mobile home spaces shall have a minimum size of two 2,400 square feet with a minimum width of 35 feet and minimum length of 65 feet.
H. 
Separation and setback requirements. Except for mobile homes in storage or for sale, each mobile home shall be located on a mobile home lot so as to comply with the following minimum proximity limits:
(1) 
Twenty-five feet from the right-of-way of any public street or highway.
(2) 
Thirty feet from any building or structure.
(3) 
Twenty feet end to end between homes if the units are staggered or any adjoining property line.
I. 
Mobile home stands.
(1) 
Each mobile home space shall be provided with a mobile home stand of sufficient size to accommodate the mobile home to be placed thereon. The stand shall be constructed of five inches of 2,500 pounds per square inch portland cement concrete at 28 days. There shall be six inches by six inches of 10/10 wire mesh placed 2 1/2 inches from the finished surface of the concrete. Contraction joints shall be placed at maximum intervals of 20 feet. The concrete shall be placed upon a minimum of four inches of compacted gravel. Where stands are to be constructed on fill, the fill shall be allowed to settle for a year unless provisions are made for proper compaction in a minimum of six-inch lifts. The concrete shall be cured with a curing compound which shall be applied as soon as the concrete has been finished and protected from damage for a period of not less than 72 hours.
(2) 
The mobile home stand shall not heave, shift or settle unevenly under the weight of the mobile home, due to frost action, inadequate drainage, vibration or other forces acting on the superstructure.
(3) 
The mobile home stand shall be provided with anchors and tie-downs, such as cast-in-place concrete dead men, eyelets embedded in concrete foundations or runways, screw augers, arrowhead anchors or other devices securing the stability of the mobile home.
(4) 
Anchors and tie-downs shall be placed at least at each corner of the mobile home stand, and each shall be able to sustain a minimum tensile strength of 2,800 pounds.
J. 
Patios. Each mobile home space shall, where the mobile home to be placed thereon has a floor area of less than 400 square feet, be provided with a patio of 180 square feet to provide outdoor living space. The patio shall be constructed of a minimum of four-inch portland cement concrete or other rigid type of impervious pavement.
K. 
Embankments. There shall be no embankments steeper than two horizontal on one vertical. Concrete retaining walls shall be installed where this criteria cannot be met. When the slope of an embankment is steeper than three on one but less than two on one, there shall be a ten-foot horizontal shelf constructed at every ten-foot rise in vertical elevation.
L. 
Road layout and road width.
(1) 
Streets shall be provided on the site where necessary to furnish principal traffic ways for convenient access to the mobile home stand and other important facilities on the streets. All roads in the mobile home park shall be continuous, except that closed ends of dead-end streets shall be provided with a vehicular turning space meeting the requirements of Chapter 90, Subdivision and Site Plans, of this Code. All streets and roads shall have an unobstructed access to a public street or highway. The maximum grade of any road shall be 12% and the minimum grade shall be 1%.
(2) 
Areas required for roadside swales or gutters and public walks shall not be included in determining road width and minimum mobile home space. The minimum accessway to each mobile home stand shall be 12 feet and shall be kept free from all obstructions.
M. 
Road and parking area construction. Roads and parking areas shall be constructed in accordance with township requirements.
N. 
Parking.
(1) 
Car space shall be provided without interference of normal movement of all traffic of at least one car parking space for each mobile home, plus an additional car parking space for each four mobile homes.
(2) 
Provision for visitor parking shall be made in all mobile home parks. One space per three units shall be required. Such visitor parking shall be in a location reasonably convenient to the residences themselves. Pedestrian access shall be facilitated in accordance with township standards.
(3) 
Further, a school bus stop shall be provided where persons waiting for school buses may be sheltered from the elements. This shall not require an enclosed structure, nor shall heating be required. However, wall on three sides and a roof are the minimum provisions necessary to meet this requirement.
O. 
Walks.
(1) 
General requirements. All parks shall be provided with a safe, convenient, all season, dustfree concrete or macadam pedestrian access of adequate width for intended use, durable and convenient to maintain between individual mobile homes, the park streets and all community facilities provided for park residents. Sudden changes in alignment and gradient shall be avoided. Walks shall be maintained by the licensee free of cracks, holes, snow, ice and other hazards.
(2) 
Common walk system. A common walk system separated from the road system by a minimum of two feet shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a minimum width of 3 1/2 feet.
(3) 
Individual walks. All mobile home stands shall be connected to common walks and to paved streets, or to paved driveways or parking spaces connecting to a paved street. Such individual walks shall have a minimum width of two feet.
P. 
Lighting. Public areas of a mobile home park shall be lighted so as to permit safe movement of vehicles and pedestrians at night. The minimum level of illumination for all parts of the park circulation system shall be 0.5 footcandle.
Q. 
Additions. Additions shall conform to the following:
(1) 
Additions shall conform to all applicable building codes.
(2) 
Skirting, porches, awnings, storage sheds or other additions shall be installed only if permitted and approved by the park management.
(3) 
Where additions are installed, they shall be of durable materials, shall be in harmony with the surroundings and shall be maintained in good repair. Additions shall be constructed and installed so as to facilitate underneath inspection of the mobile home and in such manner as does not constitute a harborage for rodents.
(4) 
Entrance steps or ramps shall be of a type approved by the park management and the Township Construction Official.
(5) 
No such additions shall be used as dwelling or living accommodations.
R. 
Subfloor storage. Gasoline and similar flammable liquids shall not be stored underneath a mobile home, except in Underwriters' Laboratories, Inc., approved fuel storage tanks. 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:
(1) 
The storage area shall be provided with a base of concrete or other impervious material.
(2) 
Stored items shall be located so as not to interfere with the underneath inspection of the mobile home.
(3) 
The storage area shall be enclosed by skirting.
S. 
Recreation areas. At least one recreation area shall be provided for each mobile home park of a minimum size of 200 square feet of area for each mobile home space. The recreation area shall be equipped with swings, seesaws, slides or other appropriate play and recreation equipment. No recreation area shall be less than 5,000 square feet.
T. 
Buffer strips and common areas.
(1) 
A buffer strip shall be maintained along the front lines of the mobile park fronting on any public road or street, except along such portion of the mobile home park as may be utilized as a sales area for the sale of mobile homes. Such buffer strip shall be at least 15 feet in width.
(2) 
Landscaping. Trees and shrubs shall be provided along all walks and streets, around the recreation areas and along the outer property line of the mobile home park. Trees shall be planted at an interval of not less than 50 feet.
A. 
General. An adequate supply of potable water, complying with the Potable Water Standards established by the New Jersey Department of Environmental Protection, shall be provided in each mobile home park. The water shall be obtained from an approved public potable water supply, if available at the boundary of the mobile home park. If an approved public potable water supply is not so available, a water supply shall be developed in accordance with standards promulgated by the New Jersey Department of Environmental Protection.
B. 
Water distribution. A water distribution system shall be provided to transmit the potable water supply throughout the mobile home park. The supply shall be made available to each mobile home lot, building or other facility requiring water via a separate water service pipe, at a minimum pressure of 25 pounds per square inch or such other greater pressure as may be required by applicable codes.
C. 
Individual water risers and connections.
(1) 
An individual water riser shall be located within the confined area of each mobile home lot at a point where the water connection will approximate a vertical position. The riser outlet shall be designed so that a watertight connection can be made between the outlet and the mobile home piping system.
(2) 
The water riser shall extend at least four inches above the ground elevation. The outlet shall be plugged or capped when not in use.
(3) 
Adequate provisions shall be made to prevent freezing of risers, valves and water service pipes and to protect risers from heaving and throwing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser.
(4) 
Each riser shall be provided with a shutoff valve conveniently available to the tenant in the event of an emergency.
D. 
Storage.
(1) 
The water supply system of a mobile home park shall be provided with storage unless the supply is derived from a public potable water supply.
(2) 
The location, size, type and elevation of the storage facility or facilities shall be such as to meet the distribution pressure requirements as established in Subsection B above.
(3) 
Potable water shall be stored only in impervious tanks protected against surface drainage. All tanks shall be provided with watertight covers, and overflow or ventilation openings shall be covered with metallic screen of not less than 16 mesh to prevent the entrance of insects and vermin. No storage tank shall have a drainage connection direct to a sewer.
E. 
Physical connections. No physical connection shall be made between an approved public potable water supply and an unapproved water supply unless it satisfies the provisions of N.J.S.A. 58:11-9.1 et seq. A semipublic water supply is considered as an unapproved water supply for the purpose of these regulations even though it may meet the Potable Water Standards established by the New Jersey Department of Environmental Protection.
F. 
Drinking fountains. Drinking fountains, if provided, shall be constructed of impervious material and have an angle jet with the nozzle above the overflow rim of the bowl. The nozzle shall be protected by a nonoxidizing guard. The bowl shall be of easily cleanable design, without corners, and the bowl opening equipped with a strainer.
G. 
New construction.
(1) 
Mobile home lots constructed or reconstructed after the effective date of Chapter IX of the New Jersey State Sanitary Code shall be provided with water risers and water service pipes of at least three-fourths-inch nominal inside diameter.
(2) 
A shutoff valve shall be provided for each water service pipe.
(3) 
Underground combination stop and waste valves shall not be installed.
A. 
General. Adequate facilities for the collection and disposal of sanitary sewage shall be provided at every mobile home park.
B. 
Building sewer outlet and connections.
(1) 
Each mobile home lot shall be provided with a building sewer. The building sewer shall be at least four inches in diameter and shall be equipped with a riser of the same diameter terminating sufficiently above ground at not less than a forty-five-degree angle, to permit adequate connection from the mobile home. A trap or vent shall not be installed on the building sewer.
(2) 
The riser shall be firmly embedded in the ground and be protected against heaving, shifting and surface water. When it is not in use, the riser shall be capped or plugged so as to render it watertight.
(3) 
The sewer connection shall be provided with suitable fittings to effect watertight junctions. The connections shall be self-draining and shall be effected by durable noncollapsible, corrosion- and weather-resistant, semirigid or rigid pipe. Such pipe shall be plastic, copper or iron of suitable diameter [at least three inches] to fit the drain outlet of the mobile home and the riser.
(4) 
The park management shall maintain several space connectors and appropriate fittings, in good repair, to be used when privately owned connectors do not meet the requirements of these regulations.
C. 
Sewer lines and appurtenances. Sewer lines and appurtenances in a mobile home park shall be laid in accordance with the applicable standards promulgated by the New Jersey Department of Environmental Protection.
D. 
Approval of sewage facilities. The plans for the proposed sewage facilities of a mobile home park, including sewers and appurtenances and sewage treatment and disposal facilities, shall be approved by the New Jersey Department of Environmental Protection prior to installation of the facilities. It is intended, where permitted by the New Jersey Department of Environmental Protection and Energy, that conventional septic systems shall be permitted to receive and treat septic waste generated from a mobile home or mobile homes.
E. 
Storm drainage. Sanitary sewers shall be separate and apart from any stormwater drainage system. All streets shall be provided with sufficient catch basins, storm sewers, culverts and other drainage appurtenances for the proper drainage of the area in the light of existing and future conditions. Storm drains shall be constructed in accordance with the requirements of Chapter 90 of this Code. Storm drainage features shall be based on a ten-year frequency curve, and the drainage facilities shall in all respects be subject to the approval of the Township Engineer.
A. 
General. The storage and collection of refuse shall be so managed as to prevent health hazards, rodent harborage, insect breeding, accident hazards or air pollution.
B. 
Refuse containers. All refuse shall be stored in durable, flytight, watertight and rodentproof containers.
C. 
Container location. Containers shall be located at one or more centralized locations within the mobile home park.
D. 
Storage capacity. At least 1 1/2 gallons of refuse storage capacity per capita per day shall be provided.
E. 
Facilities for container location. Each mobile home lot or each centralized location for refuse containers shall be provided with one of the following at the option of the park management:
(1) 
A slab of impervious material large enough to accommodate the number of containers provided.
(2) 
A rack or holder of a type approved by the park management providing at least six inches of clear space beneath, or a cart providing at least four inches of clear space beneath.
(3) 
A properly protected container in an underground storage installation.
F. 
Refuse disposal. Provision shall be made for a licensed hauler to collect refuse on a regular basis, consistent with the capacity of refuse storage facilities. Provision shall also be made for proper collection, storage and disposal of recyclable materials.
A. 
Insects.
(1) 
Mobile home parks and mobile home lots shall be kept free from articles which may hold water and provide a temporary breeding place for mosquitoes. Permanent mosquito control measures, such as draining and filling depressions in which water may collect, shall be taken by the park management, together with such supplemental larvicidal measures as need indicates. This shall not be construed to prohibit swimming pools.
(2) 
Fly breeding shall be controlled by eliminating the unsanitary practices which provide breeding places. Refuse containers shall be repaired or replaced when so damaged that they leak or their lids do not fit in a flytight manner. The areas surrounding the refuse containers shall not be permitted to become littered with garbage or saturated with waste liquid from garbage. All containers shall be maintained in a clean and sanitary condition.
(3) 
Insecticidal measures shall be applied if necessary.
B. 
Rodents.
(1) 
All buildings within the mobile home park shall be ratproofed, with special emphasis on those in which food is stored or served.
(2) 
Items in storage shall be maintained in such a manner as to eliminate the possibility of rodent harborage.
C. 
Weeds. The growth of brush, weeds and grass shall be controlled as a means toward the elimination of ticks and chiggers.
A. 
Power. Every mobile home park shall be equipped with electric power.
B. 
Approval. Electrical systems and equipment installed in mobile home parks shall be constructed according to the requirements of the New Jersey Uniform Construction Code.
C. 
Protection. All metal parts of a mobile home shall be adequately grounded.
A. 
Storage and handling of fuel, oil and flammable liquids. The handling and storage of gasoline, fuel oil or other flammable liquids shall be in compliance with the pertinent standards of the National Board of Fire Underwriters and the New Jersey State Fire Code.
B. 
Storage and handling of liquefied petroleum gases. The handling and storage of liquefied petroleum gases shall be in compliance with the applicable rules and regulations of the State of New Jersey.
C. 
Racks. Fuel oil racks shall be of noncombustible material.
A. 
Mobile home parks shall comply with all applicable fire protection requirements detailed in Chapter 90, Subdivision and Site Plans, of the Code.
B. 
The mobile homes shall be subject to fire prevention ordinances which may be adopted by the township and applicable regulations governing fire protection.
C. 
Mobile park homes shall be kept free of litter, rubbish and other flammable materials.
D. 
Portable fire extinguishers of a type approved by the fire prevention authority shall be kept in service buildings and at all other locations designated by such fire prevention authority and shall be maintained in good operating condition.
E. 
Fires shall be made only in stoves and other equipment intended for such use.
F. 
Fire hydrants.
(1) 
Fire hydrants connected to a separate water supply system shall be installed if the park water supply system is incapable of serving them in accordance with the following requirements:
(a) 
The water supply system shall permit the operation of a minimum of two hose streams of 1 1/2 inches diameter.
(b) 
Each of the two nozzles, held four feet above the ground, shall deliver at least 75 gallons of water per minute at a flowing pressure of at least 30 pounds per square inch at the highest elevation point in the park.
(2) 
Fire hydrants, if provided, shall be located within 500 feet of any mobile home, service building or other structure of the park.
G. 
All mobile homes shall be furnished with fire extinguishers rated for Classes B and C fires as a minimum. Each extinguisher shall have a capacity of not less than 2 1/2 pounds and shall be maintained in operable condition.
A. 
The person to whom a license for a mobile home park is issued shall operate the park in compliance with this chapter and regulations issued hereunder and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
B. 
The park management shall notify park occupants of all applicable provisions of this Article and inform them of their duties and responsibilities under this Article and regulations issued hereunder.
C. 
The park management shall supervise and be responsible for the placement of each mobile home on its mobile home stand, which includes securing its stability and installing all utility connections.
D. 
The park management shall maintain a register containing the names of all park occupants and a description of the mobile home. Such register shall be available to any authorized person inspecting the park, and an up-to-date copy shall be filed with the Township Clerk every year.
E. 
The park management shall notify the Health Department immediately of any suspected communicable or contagious disease within the park.
F. 
Property maintenance. It shall be the responsibility of the mobile home park management to maintain the entire property as indicated below:
(1) 
All lawn areas shall be kept properly trimmed.
(2) 
All parking and other areas related to circulation shall be maintained free of potholes, ponding or other conditions likely to adversely affect public safety. Emergency vehicle access shall be maintained in an unobstructed condition at all times.
(3) 
All disposal facilities shall be maintained in such a manner as to avoid loose papers and other refuse being deposited on the ground.
(4) 
All lighting shall be repaired within 24 hours of the need being reported.
(5) 
All walks and accessways to community facilities shall be kept clean of snow, ice and other impediments.
(6) 
All on-site drainage facilities shall be inspected at least once per month and necessary maintenance performed.
(7) 
Prior to any relicensure of any mobile home facility, an inspection shall be made by the Township Construction Official, and any subcode professional as he deems it appropriate, in order to ensure that there are no violations of applicable health and safety codes.
A. 
It is recognized that migrant labor and the provisions necessary for their housing are peculiar to the active practice of agriculture in the township. Regulations governing mobile home parks intended for year-round use are not necessarily applicable to this very specialized need. Accordingly, the following regulations shall apply to seasonal housing provided for migrant farm labor:
(1) 
The provisions regarding permanent utilities and community facilities shall not apply under circumstances where occupancy of the mobile homes/trailers is for a period from March 1 to November 30.
(2) 
Alternative water supply and bathroom facilities may be available on the property rather than in all units used for sleeping.
(3) 
Housing provided for migrant laborers may be provided for only that number of workers necessary to harvest a crop in season on the subject property.
(4) 
All trailers not in use shall be removed from the property or stored in such manner as may be approved by the Planning Board.
B. 
Notwithstanding the above, all housing for agricultural workers shall be regulated as set forth in 20 CFR Parts 620, 651, 653, 654 and 655. Where there is a conflict between the federal regulation and the municipal regulation, the federal regulation shall be followed.