[Adopted 6-1-1992 by Ord. No. 16-92]
As used in this Article, the following terms shall have the
meanings indicated:
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.
A transportable dwelling which does not contain one or more
of the following: a flush toilet; bath or shower; kitchen sink.
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.
A parcel of land designed to accommodate a mobile home, and
includes the mobile home stand and the mobile home yard.
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."
A plot of ground within a mobile home park improved and authorized
pursuant to this Article for the accommodation of one mobile home.
That part of a mobile home lot which has been reserved exclusively
for the placement of a mobile home.
That part of the mobile home lot excluding the mobile home
stand.
The owner or his designated agents being administrative officers
of the mobile home park.
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.
Garbage, combustible or noncombustible waste solids.
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.
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.
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.
Any person who rents or leases a mobile home lot from the
park management.
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.
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.
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:
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:
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.
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.
