Editor's Note: For statutory provisions authorizing municipalities to license and regulate trailer camps and camp sites, see N.J.S.A. 40:52-1.
Mobile home parks are also regulated by Chapter IX of the New Jersey State Sanitary Code (N.J.A.C. 8:22-2.1 et seq.) Under N.J.S.A. 26:1A-9, the provisions of this State Sanitary Code have the force and effect of law throughout the State and are enforceable by the municipal authorities, among others, and punishable as provided in N.J.S.A. 26:1A-10.
[1974 Code § 13-7]
As used in this section:
- Shall mean and refer to the address of the domicile of the person referred to.
- AUTOMOBILE TRAILER, TRAILER COACH or TRAILER
- Shall mean any vehicle:
- a. So constructed and designed as will permit its being used as a conveyance upon the public streets and highways, including a self-propelled and non-self-propelled vehicle; and
- b. So designed, constructed or reconstructed as will permit the occupancy thereof as a dwelling or sleeping place for one (1) or more persons and having no foundation other than wheels, jacks or skirtings when located in a duly licensed trailer park, trailer camp or mobile home park.
- DEPENDENT TRAILER
- Shall mean a trailer which does not have a flush toilet, and a bath or shower.
- INDEPENDENT TRAILER
- Shall mean a trailer which has a flush toilet and a bath or shower.
- LICENSE YEAR
- Shall mean the period of time commencing July 1 in any one (1) year to June 30 of the following year.
- TRAILER PARK
- Shall mean any site, lot, field or tract of land upon which one (1) or more occupied trailers are harbored either free of charge or for revenue purposes, and includes any buildings, structure, enclosure or vehicle used or intended for use as a part of the equipment of such trailer park.
- TRAILER SPACE
- Shall mean a plot of ground within a trailer park, which is designed for the accommodation of one (1) trailer park.
[1974 Code § 13-8]
No person shall:
Create, establish, maintain or operate a trailer park within the Township unless he has first obtained a license therefor in accordance with the requirements of this section; or,
Place, harbor, maintain or operate any trailer upon any parcel of land within the Township unless such parcel has been duly licensed as a trailer park pursuant to the provisions of this section.
[1974 Code § 13-9]
Each application for a license pursuant to the provisions of this section shall be:
Made in writing, in quadruplicate, setting forth:
Name and address of the applicant.
Name and address of the owner in fee simple of the tract of land upon which the trailer park is to be located. If the fee simple title is vested in some person other than the applicant, the applicant shall attach to his application an original or an original copy of the lease or other document authorizing him to construct or maintain the trailer park, a map or survey showing the exact location of the premises to be licensed and of all adjacent lots and of all neighboring buildings or structures within two hundred (200) feet of the boundaries of the premises, which map or survey shall bear the certification of a duly licensed New Jersey surveyor or engineer.
Total number of trailer spaces, which will be in existence on the first day of the license year being applied for. The number shall be verified by the office of the Building Inspector of the Township.
Filed with the Building Inspector of the Township.
[1974 Code § 13-10]
Each application for a license pursuant to the provisions of this chapter shall be accompanied by:
Four (4) copies of the trailer park plan, drawn to the same scale as the map or survey referred to in subsection 16-2.1a showing the following either as existing or as proposed within the trailer park:
Extent and area used for trailer park purposes.
Road, roadways or driveways.
Location of catch basins.
Location of the storm sewer system.
Location of the sanitary sewer system.
Location of the water supply system.
Location of fire hydrants.
Location of fire extinguishers.
Location of gas mains.
Location of utility poles erected to supply electric light power or telephone service.
Location of trailer spaces and location of the five (5) inch concrete slabs required within each trailer space after October 20, 1959.
Location of all sanitary conveniences, including toilets, washrooms, laundries, and utility rooms.
Four (4) copies of the plans, profiles and specifications for the sanitary sewer system; the storm sewer system; the roads or roadways; the curbs, gutters and sidewalks; and the water system, constructed or to be constructed in the trailer park.
[1974 Code § 13-11]
Upon receipt of the application, copies thereof shall be transmitted to the Director of Public Works and the Health Officer.
The Director of Public Works and Health Officer, with the Building Inspector, shall inspect the application and the maps, plans, profiles and specifications and shall make such recommendations to the Municipal Council as they may deem necessary, with respect to the matters within their respective jurisdiction. The recommendations of the officers shall be purely administrative or advisory in nature and shall in no way deprive the Municipal Council of its exclusive right, duty or obligation to grant or to deny the license in accordance with the provisions of this chapter.
[1974 Code § 13-12]
No license shall be approved by the Municipal Council and issued by the Township Clerk unless:
The application and accompanying maps, plans, profiles and specifications clearly show or demonstrate that the applicant has complied, or intends to comply, with the requirements of this chapter and with applicable ordinances of the Township and the application is approved by the Municipal Council.
The trailer park fully complies with the requirements of this chapter and the trailer park plan is approved by the Municipal Council.
The applicant has fully complied with all requirements of this chapter with respect to filing and payment of fees.
No license shall be approved if there be any misrepresentation of any facts, willful or otherwise in the application or accompanying maps, plans, profiles or specifications.
[1974 Code § 13-13]
In viewing and judging the propriety of the application and the accompanying maps, plans, profiles and specifications required by this chapter, the Municipal Council shall be governed by the standards as set forth in this chapter if such standards are spelled out in detail, or, in the absence of such details, the Council shall be governed by such reasonable or implied requirements as will best serve the health, welfare and safety of the occupants of the trailer parks and of the inhabitants of the Township.
[1974 Code § 13-14; Ord. #10-44]
The fee to obtain approval of each new trailer park shall be five hundred ($500.00) dollars payable with the application for the license. There shall thereafter be paid an annual license renewal fee of five hundred ($500.00) dollars.
In addition to the fee specified in paragraph a above, there shall be paid an administrative fee of five ($5.00) dollars per month for each trailer space, whether occupied or vacant, in existence in the trailer park as of the first day of the license year. Such monthly fees shall be paid to the Tax Collector of the Township within ten (10) days following the month for which the monthly fees become due.
The fees set forth in this section are expressly imposed for regulation and revenue.
[1974 Code § 13-15]
Each license issued pursuant to this chapter shall expire annually on June 30.
[1974 Code § 13-16]
The Municipal Council, upon finding and determining that the application and accompanying documents comply with all the provisions of this chapter, shall adopt a resolution issuing a conditional license to the applicant.
The conditional license shall become final in form upon the completion and approval by resolution, of all proposed roads, sidewalks and utilities and facilities required by this section.
[1974 Code § 13-17]
No license issued under this chapter shall grant any right to erect any building or to do any plumbing or electrical work or any other kind of work requiring governmental, municipal or other permits.
[1974 Code § 13-18]
After the issuance of an annual license under this chapter no further trailer spaces shall be created or permitted to be occupied in any trailer park unless:
[1974 Code § 13-19]
The contents of each application for a renewal of an original trailer park license shall comply with the requirements of subsection 16-2.2.
The Building Inspector shall make inquiry of the Health Officer to ascertain if there are any charges pending by the Health Officer against the applicant for any health violations with respect to the trailer park for which the renewal license is sought.
The Tax Collector shall make inquiry to determine if the fees required under subsection 16-2.7b have been paid.
If the inquiries referred to in paragraphs b and c disclose that there are no pending charges by the Health Officer or by the Building Inspector for any violations of the provisions of this chapter and that all fees have been paid to the Tax Collector, the Building Inspector shall issue a renewal license.
[1974 Code § 13-20]
A trailer park may be established only in those zones where permitted by the Zoning Ordinance and regulations of the Township. The trailer park shall comply with such Zoning Ordinance and regulations in every respect.
No trailer park shall be located within the Township unless an adequate water supply is available to the occupants or proposed occupants thereof and unless a municipal sanitary sewer system is available so that a connection may be made thereto for the use of such occupants.
[1974 Code § 13-21]
Each trailer park shall conform to the following requirements:
Drainage. The park shall be located on a well-drained site, which shall be properly graded to insure rapid drainage and freedom from stagnant pools of water. The drainage shall be accomplished by the construction of a storm sewer system with four (4) catch basins, one (1) at each corner of each roadway intersection. The storm sewer system shall enter or empty into an existing Township storm sewer system. The plans and profiles for this storm sewer system within the trailer park shall be filed with the application.
Minimum Size of Space. Each trailer space added after October 20, 1959, in a trailer park not licensed under any ordinance of the Township prior to October 20, 1959, shall consist of a minimum of two thousand four hundred fifty (2,450) square feet, shall be at least thirty-five (35) feet wide, and shall be clearly defined.
Parking of Trailers. Trailers shall be so harbored in each space that there shall be at least twenty (20) foot clearance between trailers. No trailer shall be located closer than twenty (20) feet from any building within the park or from any property line bounding the park.
Concrete Slab or Runway. In every trailer space, and under each trailer, coextensive with its outside measurements, there shall be constructed upon a four (4) inch cinder or sand base well compacted, a five (5) inch concrete slab or runway which shall be reinforced with steel rods or steel mesh to prevent disintegration or breakage.
Spaces to Abut Driveway or Roadway. To enable fire fighting and garbage collection equipment to enter the trailer park and perform their functions within its bounds with facility and without obstruction, and to preserve the uniform street requirements prevailing in the Township, all trailer spaces shall abut upon a driveway or roadway not less than fifty (50) feet in width. Of such width ten (10) feet on each side shall be reserved, used and dedicated for sidewalk space and the remaining thirty (30) feet shall be used for road or roadway purposes.
Concrete Sidewalks, Curbs and Gutters. Within the sidewalk area reserved as set forth in paragraph e of this section, there shall be constructed, within sixty (60) days of the grant of the conditional license referred to in subsection 16-2.9, four (4) foot wide concrete sidewalks in accordance with the standard specifications therefor on file in the office of the Director of Public Works which specifications are incorporated herein by reference and along such line and grade as the Director of Public Works shall establish. There shall also be constructed, by the applicant within the aforementioned sixty (60) day period, concrete curbs and gutters in each roadway set forth on the map of the trailer park and along the lines and grades set forth on the map, plans and profiles thereof, which the applicant is required to file with his application. The concrete curbs and gutters shall be constructed in accordance with the standard specifications therefor on file in the office of the Director of Public Works which specifications are hereby incorporated by reference and along the line and grade as will permit their use for proper drainage.
Grading and Paving of Roads. All the roads or roadways within the trailer park shall, within thirty (30) days after the grant of the conditional license referred to in subsection 16-2.9, be graded in accordance with the plans and profiles therefor which the applicant is required to file with his application. After the grading is completed, the applicant shall obtain the inspection and approval thereof by the Director of Public Works, who is hereby empowered to grant the same, provided such grading accords with the approved plans and profiles. After the approval has been granted, the applicant shall pave the road, from curb to curb, as follows: firstly, he shall install a four (4) inch macadam base of two and one-half (2 1/2) inch stone which shall be dust-bound, broomed and compacted; secondly, he shall cover the base with a two (2) inch layer of one and one-half (1 1/2) inch stone which shall be rolled, inspected and approved and then penetrated with a minimum of one and three-fourths (1.75) gallons O.A. 4, N.A. 4 or R.T. 11 or R.T. 12, which in turn shall be covered with five-eighths (5/8) inch or one-half (1/2) inch stone, which shall be rolled again, after which the loose stone shall be swept from the surface; thirdly, the aforesaid base shall be covered in a proper workmanlike manner with one and one-half (1 1/2) inches of bituminous concrete mix, New Jersey State highway specification S.M. or equal.
Lighting. All of the roadways and sidewalks within the park shall be lighted from sunset to sunrise with electric lights of not less than two hundred (200) watts each, spaced at intervals of not more than fifty (50) feet or, in the alternative, with standard mercury street lighting which standard lighting has been installed by the Public Service Electric and Gas Company on Main Street and other streets in the Township. Such standards for the mercury lightings are incorporated herein by reference.
Number of Trailers. To prevent congestion, the total number of trailers that may occupy a trailer park created after October 20, 1959 shall not exceed the number obtained by dividing the total square foot area of the trailer park or site, exclusive of the grounds area covered by other structures and reserved for roadways and sidewalks and playgrounds, by three thousand five hundred (3,500). This computation shall not be used with respect to areas of trailer parks licensed under ordinances of the Township adopted prior to October 20, 1959.
Clothes Drying Space. Clothing drying space or spaces shall be provided with an aggregate area equivalent to at least eighty (80) square feet for each trailer.
Play Space for Children. Place space for children shall be provided in the trailer park with an aggregate area of not less than two hundred (200) square feet for each trailer space.
Numbering of Trailer Spaces. Each trailer space shall be identified with a number on a permanent marker plainly visible from the drives within the park.
Fire Hydrants and Extinguishers. Every trailer park shall be equipped, for each twenty-five (25) trailer spaces, with a standard fire hydrant, served by standard water pipe and supply, which standard hydrants and pipes are, and have been, installed by the Middlesex Water Company, the public utility chartered to supply water for fire protection and other purposes within the geographical bounds of the Township, which standards are established by the servicing utilities. In addition thereto, every park shall be equipped, at all times, with one (1) fifteen (15) pound carbon-dioxide fire extinguisher, in good working order, for each trailer space therein. Each fire extinguisher shall be housed in a separate structure in each trailer space so as to prevent any harm thereto by the elements, which housing shall be plainly marked "Fire Extinguisher".
Animals. No dog, cat, or other animal shall be permitted by the owner thereof or the operator of the trailer park to run at large or to commit any nuisance within the limits of any trailer park.
Water Supply. An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and trailer spaces within the trailer park and all installations shall meet the requirements of all controlling codes. Each space shall be provided with a cold water tap at least twelve (12) inches above the ground. An adequate supply of hot water shall be provided at all times in the service buildings for all necessary purposes.
Number of Occupants in Trailers. No licensee, owner, or tenant shall permit any trailer to be inhabited by a greater number of occupants than it was designed to accommodate by the manufacturer.
Toilets and Showers. Each trailer park shall provide adequate toilets and showers to take care of the needs of any trailer occupant having emergent or temporary difficulty with such trailer facilities and accommodations.
[1974 Code § 13-22]
Every trailer park shall have erected thereon a suitable building for housing toilets, showers and laundry facilities as required by this section to be known as the service building.
The service building housing the sanitation and laundry facilities, or any of such facilities, shall be permanent structures, complying with all applicable ordinances of the Township and statutes of this State regulating buildings, electrical installations and plumbing and sanitation systems.
There shall be provided separate toilet rooms for each sex. Flush toilets provided with an adequate water supply shall be enclosed in separate compartments having a minimum width of four (4) feet, six (6) inches. Every male toilet room shall have at least six (6) urinals. Toilet rooms shall contain permanent wash basins (of ceramic or porcelain covered metal) with hot and cold water, in the ratio of one (1) to every six (6) trailer spaces.
Separate bathing facilities for each sex shall be provided with at least one (1) shower enclosed in a compartment at least four (4) feet square. Each shower compartment shall be supplemented by an individual dressing compartment of at least twelve (12) square feet.
Not less than one (1) single laundry tray and one (1) automatic or semi-automatic type washing machine for each ten (10) trailer spaces or any fraction thereof shall be installed.
The above accommodations shall be based on the total capacity according to accepted plans.
Floors of toilets, showers and the laundry shall be of concrete, tile or similar material impervious to water and easily cleaned and shall be pitched to a floor drain.
The service building shall be: 1. Well lighted at all times of the day and night; 2. Well ventilated with screened openings; 3. Constructed of such moisture-proof material, including painted woodwork, as shall permit repeated cleaning and washing; and 4. Maintained at a temperature of at least sixty-eight (68°F) degrees Fahrenheit during the period from October 1 to May 1.
All service buildings and the grounds of the park shall be maintained in a clean, sightly condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance.
[1974 Code § 13-23]
All waste water from showers, toilets, lavatories and laundry facilities shall be emptied into the sanitary sewer system within the trailer park.
All sanitary facilities in any trailer shall be connected with the sanitary sewer system in the park by means of a rigid pipe connection.
In no case shall any waste water be discharged upon the ground within the park, or outside the park, not disposed of by means other than as herein required.
Every trailer space shall be provided with a substantial and adequate fly-tight metal can or depository which can or depository shall be set and deposited for collection as required by the regulations of the Township.
[1974 Code § 13-24]
Office Building. In every trailer park established after October 20, 1959 there shall be constructed an office building, in which shall be located the office of the licensee and of the person in charge of the park. The plans and specifications for this building, required by the Building Code of the Township, shall be filed with the application.
Posting License and Copy of Article. It shall be the duty of the licensee to post within the office referred to in paragraph a. a copy of the trailer park license and a copy of this section.
Park Register. It shall be the duty of the licensee and of the person in charge of the trailer park to maintain in the office, at all times, as a park register, an accurate and current record, in a permanently bound register (as distinguished from a loose leaf book), of the names and addresses of the person or persons who own or possess any trailer harbored in any trailer space in the park; the names and addresses of any and all occupants or persons dwelling in any trailer harbored therein; the dates of the entrance of the trailer into the park and the date of departure of any trailer there from; the name, make, serial number, type and license number of all trailers harbored therein and of the automobiles that towed the trailers to the park; the name, address and driver's license number of the person or persons who operated the towing vehicle which brought the trailer to the park; the name of the state which issued the driver's license and motor vehicle license plates; and the place of the last location of the trailer as revealed by the owner thereof.
In the event the bound register is required for evidence by the Police Officer or by anyone else authorized to make a formal complaint in the Municipal Court of the Township against any violator, such officer or person is hereby authorized to take and hold the register for that purpose whereupon the licensee shall keep and maintain another bound register until the original is returned.
Monthly Reports. Every licensee shall, between the first and the fifth day of each month, submit three (3) copies of the registry, so far as it pertains to the preceding month, setting forth the license number of each trailer, the serial number and license number of each automobile; the date of the arrival of the trailer and a notation as to whether the trailer is at the park or not; if the trailer has been removed from the park during the month, the time of departure thereof; and the name and address of the owner of each trailer and of each occupant thereof. One (1) copy of the registry shall be delivered to the Township Clerk, one (1) copy to the Chief of Police of the Township Police Department, and one (1) copy to the Tax Collector together with payment to the Collector of any and all fees which may be due to the Township for the preceding month.
Maintenance. The trailer park shall be maintained in a clean, orderly and sanitary condition at all times.
Compliance with Provisions of Chapter. Each licensee shall observe all applicable provisions of this chapter and shall make prompt report to the commanding officer of the Police Department of any violations of this chapter and of the law, which may come to his attention.
Report of Diseases. Each licensee shall report to the Health Officer of the Township all cases of persons or animals afflicted, or suspected of being afflicted, with any communicable, infectious or dangerous diseases.
Open Fires. Each licensee shall prohibit the lighting of open fires within the trailer park.
[1974 Code § 13-25]
All plumbing, electrical and other work performed after October 20, 1959 at any licensed trailer park, shall be done and performed in accordance with any applicable ordinance, Code or regulation of the Township.
[1974 Code § 13-26]
No person shall park any trailer on any street or public place or on any tract of land owned by any person, whether occupied or unoccupied in whole or in part, within the Township, except as provided in this chapter.
Emergency or temporary stopping or parking is permitted on any street of the Township for not longer than two (2) hours subject to any other and further prohibitions, regulations or limitations imposed by the traffic and parking regulations or ordinances for that street.
[1974 Code § 13-27]
Dependent trailers as defined in this section are prohibited in any trailer park located in the Township.
No trailer shall be used for dwelling purposes or as living quarters within the Township unless it contains a minimum of seven hundred twenty (720) square feet of area and thereby complies with the requirements governing one-family, one-story residences set forth in the Building Code of the Township.
[1974 Code § 13-28]
The provisions of this section are intended to apply prospectively and not retroactively to divest, limit or restrict any property right or other right or other right existing on October 20, 1959.
All the provisions of this section shall apply to all trailer parks licensed under ordinances prior to October 20, 1959, unless otherwise set forth.
[1974 Code § 13-29]
It shall be the continuing duty of the Building Inspector, the Health Officer and members of the Police Department of the Township to inspect each trailer park throughout the licensed year to make certain that this section, all other applicable ordinances and all other applicable rules and regulations have been fully complied with. If it is found that there is any violation, it shall be the duty of the Township employee who finds the same or who verifies the same to bring charges against the violator in the Municipal Court and make prompt report thereof to the Municipal Council.
[1974 Code § 13-30]
The Municipal Council reserves the right to revoke any license issued pursuant to this section for any violation of the provisions thereof committed by the licensee or his agents, servants or employees, including the failure of the licensee to make and deliver the monthly report required by subsection 16-3.5d and the failure to make prompt payment of the fees specified in subsection 16-2.7.
The licensee shall be given ten (10) days notice of the hearing, which shall be held by the Municipal Council at its regular meeting place.