[HISTORY: Adopted by the Board of Commissioners
of the Township of Long Beach 11-2-2020 by Ord. No. 20-25C.[1] Amendments noted where applicable.]
[1]
Editor's Note: This ordinance also repealed former Ch. 119,
Mobile Home Parks, adopted 8-2-1974 as Ch. 16 of the 1974 Code, as
amended.
As used in this chapter, the following terms shall have the meanings indicated. Except as otherwise provided below, the definitions in Chapters 193 and 205 shall apply to this chapter.
A manufactured home park or subdivision for which the construction
of facilities for servicing the lots on which the manufactured homes
are to be affixed (including, at a minimum, the installation of utilities,
the construction of streets, and either final site grading or the
pouring of concrete pads) is completed before the effective date of
the floodplain management regulations adopted by the community.
A structure, transportable in one or more sections, which
is built on a permanent chassis and is designed for use with or without
a permanent foundation when attached to the required utilities. The
term "manufactured home" does not include a recreational vehicle.
Manufactured homes must meet the same requirements as stick built
or conventional housing. Because they are usually residential buildings,
they must be elevated so that the lowest floor is above the base flood
elevation (BFE). Manufactured homes must be elevated and anchored
to a permanent foundation to resist flotation, collapse, or lateral
movement.
Any plot or ground upon which one or more mobile homes, occupied
for dwelling or sleeping purposes, are located.
A manufactured home park or subdivision for which the construction
of facilities for servicing the lots on which the manufactured homes
are to be affixed (including, at a minimum, the installation of utilities,
the construction of streets, and either final site grading or the
pouring of concrete pads) is completed on or after the effective date
of the floodplain management regulations adopted by the community.
A mobile home park and/or a RV park.
A vehicle which is: a) built on a single chassis; b) 400
square feet or less when measured at the largest horizontal projection;
c) designed to be self-propelled or permanently towable by a light-duty
truck; and d) designed primarily not for use as a permanent dwelling
but as temporary living quarters for recreational, camping, travel,
or seasonal use. A recreational vehicle placed on a site in a special
flood hazard area (SFHA) must meet the elevation and anchoring requirements
for manufactured homes, unless it: 1) is on the site for fewer than
180 consecutive days; or 2) is fully licensed and ready for highway
use. "Ready for highway use" means that it is on its wheels or jacking
system, is attached to the site only by quick disconnect type utilities
and has no permanently attached additions.
Any plot or ground upon which one or more recreational vehicles,
occupied for dwelling or sleeping purposes, are located.
A.
Mobile home park license required. It shall be unlawful for any person
to maintain or operate any mobile home park containing two or more
mobile homes unless that person shall first obtain a license therefor.
(1)
Licensed mobile home parks shall permit the licensee to offer persons
an annual occupancy residence in the mobile homes.
B.
RV park license required. It shall be unlawful for any person to
maintain or operate any RV park containing two or more recreational
vehicles unless that person shall first obtain a license therefor.
(1)
Licensed RV parks shall permit the licensee to offer recreational
vehicles the right to offer persons a limited occupancy right in the
recreational vehicle at the RV park between and including April 1
to November 1 of each calendar year.
C.
License for RV or mobile home park. No license shall be granted for
parks that include both recreational vehicles and mobile homes. An
RV park license shall authorize the licensee to operate a park with
recreational vehicles alone and a mobile home park license shall authorize
the licensee to operate a park with mobile homes alone.
(1)
All existing, mixed mobile home and RV parks at the time of the adoption
of this chapter shall be exempt from this regulation precluding the
licensing of parks with both recreational vehicle and mobile homes.
Any change or expansion at an existing park shall require compliance
with this regulation with this chapter. All other regulations set
forth in this chapter shall apply to all existing parks.
D.
Maximum licenses and transfer. The total number of park licenses
is limited to four and licenses are not transferable or assignable
without the consent of the Board of Commissioners. The transferee
or assignee shall be required to file an application as provided in
this chapter and shall be required to comply with all requirements
set forth in the Code.
E.
Application for license. Applications for a park license shall be
filed in triplicate with the Construction Department. Applications
shall be in writing signed by the applicant and shall contain the
following:
F.
New parks. Where the application is for premises upon which the required
facilities have not been constructed, the granting of the license
shall be contingent upon construction in accordance with the plans
and specifications filed with the license application and compliance
with the Code.
G.
Investigation of applicant. Each application shall be referred to
the Chief of Police or the Chief's designee who shall instigate
investigation of the applicant's business, responsibility, moral
character and ability to properly conduct the licensed activity, as
is necessary for the protection of the public. Written investigation
findings shall be provided to the Municipal Clerk within a reasonable
time after the application has been filed.
H.
Application inspection. Prior to the issuance of any license, the
premises shall be inspected by the Township to confirm compliance
with the Code.
J.
Term of license. The term shall be one calendar year, or, where appropriate,
the remaining part of the calendar year and shall expire annually
on the first day of each calendar year.
K.
Approval and renewal of license.
(1)
If the applicant and the proposed park shall be in compliance with
all provisions of this chapter and all other applicable ordinances
and statutes, the Board of Commissioners shall approve the application
and, upon completion of the park according to the plans, shall issue
the license.
(2)
If the applicant for an annual license is the holder of a current
annual license or the transferee thereof so that the application can
properly be construed as an application for renewal of an annual license
to maintain and operate a mobile home park, then said applicant may,
in lieu of resubmitting each of the items set forth in this chapter,
file an affidavit certifying as to each such item that there has been
no change or, as to those items in which changes have been affected,
the details thereof. Each such affidavit shall further certify that
there has been no change of ownership and no alteration from the approved
plan, except in compliance with the provisions of the Code. Said affidavit
shall further set forth the total number of spaces authorized and
the total number occupied as of the date of the affidavit. Each such
applicant for renewal of license shall be submitted to the Township
Clerk in writing at least 30 days prior to the expiration date of
the then current license.
L.
Existing parks. Each existing park shall be construed to have a temporary
current annual license to operate until six months following the effective
date of this chapter. In the event the existing park does not obtain
a license within that time frame, the park shall not be permitted
to continue to operate as a mobile home and/or RV park until the park
obtains a license.
A.
Mobile homes, recreational vehicles, trailers, tent campers, pickup
campers, van-type campers, or tents as living quarters shall not be
stored, parked, or utilized for the purpose of any manner of habitation
on any public thoroughfare, street, alley, or public place when no
emergency for repairs exists. Emergency parking shall be permitted
only for the time reasonably necessary to make such repairs as will
permit the moving of the disabled vehicle into a public garage or
park.
B.
The storage and parking of recreational vehicles, trailers, and campers as set forth above is governed by Chapter 193.
C.
The parking or storage of any unusable, uninhabitable, damaged, or
abandoned recreational vehicle or mobile home at any park is prohibited.
A.
Location. The park shall be located on a well-drained site, properly
graded to ensure rapid drainage and freedom from stagnant pools of
water. Walks, driveways, and retaining walls shall be constructed
so as not to interfere with drainage. Drainage shall be away from
mobile home spaces, service buildings and recreational areas. Stormwater
shall not drain into sanitary sewers.
B.
Minimum size of spaces. Mobile home and RV spaces shall be provided
consisting of a minimum of 1,250 square feet for each space which
shall be at least 25 feet wide and clearly defined. Mobile homes and
recreational vehicles shall be so parked on each space that there
shall be at least a twenty-five-foot clearance between mobile homes
and recreational vehicles. No mobile home or recreational vehicle
shall be located closer than 20 feet to a dwelling and closer than
10 feet to any property line bounding the park or closer than 10 feet
to any street or highway right-of-way line.
C.
Driveways. All mobile home and RV spaces shall abut upon a surfaced
macadam driveway of not less than 26 feet in width.
D.
Walkways. Surfaced macadam walkways not less than four feet wide
shall be provided from the mobile home and RV spaces to the park office
building.
E.
Safety. Safety and convenience shall be major considerations in the
layout of driveways, walks, and parking areas within the park, and
driveways shall be continuous insofar as possible.
F.
Parking spaces. The number of parking spaces shall be equal to the
number of mobile home and RV spaces and each mobile home or RV should
be provided a minimum of one parking spot. These may be provided either
as on-driveway parking or in special parking areas. If on-driveway
parking is provided, the minimum width of driveways shall be 26 feet
if parallel parking is provided on one side, and 32 feet if parallel
parking is provided on both sides.
G.
All existing parks at the time of the adoption of this chapter shall be exempt from Subsections A through F above, provided each park remains unchanged. Any change or expansion at an existing park shall require compliance with all regulations in this chapter.
(1)
All existing parks grandfathered at the time of the adoption of this
chapter shall nevertheless be required to file a plan that includes
all of the information required by this chapter that sets forth the
existing details of the park.
A.
No permanent additions. No permanent additions of any kind shall
be built onto nor become part of any mobile home and recreational
vehicle. Skirting of mobile homes is permissible, but such skirting
shall not attach the mobile home permanently to the ground, create
a fire hazard, or provide a harborage for rodents.
B.
No wheel removal. The wheels of the mobile home shall not be removed,
except temporarily when necessary for repairs. Jacks or stabilizers
may be placed under the frame of the mobile home to prevent movement
on the springs while the mobile home is parked and occupied.
A.
Outlets. Every park shall be provided with electric power. An electric
outlet supplying 110 volts to 115 volts should be provided for every
mobile home and RV space. The outlets shall be weatherproof and in
easy reach of the parked mobile home and recreational vehicle. In
no instance should any power line across the mobile home and recreational
vehicle area be less than 18 feet above the ground. All electric wiring
in the park shall be in accordance with Long Beach Township, Ocean
County, and New Jersey codes or, in the absence of local codes, then
in accordance with the National Electrical Code. Adequate overcurrent
protection shall be provided on all circuits. Service drops to each
mobile home space shall be weatherproof, insulated and not smaller
than two No. 8 wires.
B.
Street and yard lights. Street and yard lights sufficient in number
and intensity to permit safe movement of vehicles and pedestrians
shall be provided. Lights shall be at least 25 watts spaced at intervals
of at least 100 feet and located approximately 15 feet from the ground
and shall be effectively related to buildings, walks, trees, steps,
and ramps. Lights shall be kept burning from sunset to sunrise.
Parks shall be located only within the zone authorized by Chapter 205.
A.
All mobile homes shall possess their own toilet and bathing facilities.
No community toilet, bathing, sanitary, and/or laundry facilities
shall be permitted at mobile home parks.
B.
All recreational vehicles shall possess their own toilet and bathing
facilities. No community toilet, bathing, sanitary, and/or laundry
facilities shall be permitted at RV parks.
All parks shall be connected to an approved public water supply and supplied to each mobile home and RV space by pipe. The park shall comply with all requirements of Chapter 197.
A.
Sanitary sewage system required.
(1)
A system of sanitary sewerage shall be provided in parks and all
waste and soil lines discharging from buildings, mobile homes, and
recreational vehicles shall be connected thereto. Each mobile home
and RV space shall be provided with a trapped sewer below frost lines
at least four inches in diameter and sloped so as to provide a minimum
flow velocity of not less than two feet per second when flowing half
full. The sewer shall be provided with suitable fittings so that a
water- and gastight connection can be made between the mobile home
and RV drain and the sewer connection. Such individual mobile home
and RV connections shall be so constructed that they can be closed
when not linked to a mobile home and recreational vehicle and shall
be trapped in such a manner as to maintain them in an odor-free condition.
(2)
Sufficient cleanouts, handholes, and manholes shall be installed
in sewer systems so as to maintain serviceable conditions. Sewer lines
shall be located in a separate trench from water mains.
B.
Minimum standards. All sewerage systems shall meet applicable local
plumbing and sanitary codes and shall be approved by the Health Officer
or other appropriate officials and shall meet standards of the New
Jersey Department of Health.
A.
Garbage cans. A fly- and watertight metal garbage can shall be provided
for each mobile home and recreational vehicle space adequate to permit
disposal of all garbage and rubbish. Garbage shall be collected at
least twice a week.
B.
Container racks. Racks and holders shall be provided for all refuse
containers. Container racks shall be designed so as to prevent containers
from being tipped, to minimize spillage and container deterioration,
and to facilitate cleaning around them.
Insect and rodent control measures to safeguard public health,
as recommended by the Health Officer or other appropriate authority,
shall be applied in the park.
A.
Fly and mosquito control. Effective larvicidal solution may be recommended
by the Health Officer or other appropriate authority for fly or mosquito
breeding areas which cannot be controlled by other more permanent
measures.
B.
Debris accumulation prohibited. Accumulations of debris which may
provide harborage for rodents shall not be permitted in the park.
C.
Extermination action required. When rats or other rodents are known
to be in or near the park, the operator shall take definite action
under direction by the appropriate health authority to exterminate
them.
D.
Insect and weed control measures. Suitable measures as recommended
by the Health Officer or other appropriate authority shall be taken
by the mobile home park operator to control other insects and obnoxious
weeds.
A.
Fire alarms and instructions. Provision shall be made for giving
a general alarm in case of fire. A bell, iron hoop, or a similar manually
operated device may be used for this purpose. It shall be the duty
of the park owner or operator to instruct all residents at the park
of means of summoning fire-fighting apparatus, police, and medical
help and of the proper operation of fire extinguishers.
B.
Fire extinguishers required. Every mobile home and recreational vehicle
in the park shall be equipped with at least one approved hand-operated
fire extinguisher of a type suitable for use on oil fires, preferably
the foam type. The extinguisher shall be installed on the inside of
the mobile home in a fixed location, preferably near a door, but in
no case in close proximity to the cooking or heating stove.
C.
Where yard hydrants not available. In the absence of a system of
yard hydrants and hose, a complement of approved fire extinguishers
on wheels for every 20 mobile home spaces shall be provided, located
not farther than 150 feet from any mobile home and recreational vehicle.
Each complement of extinguishers shall contain one foam-type extinguisher
with antifreeze of two-and-one-half-gallon rated capacity for Class
A type fires; and at least one approved carbon dioxide dry chemical
or vaporizing liquid extinguisher of at least twenty-five-pound capacity
for Class B oil-type fires. All extinguishers shall be kept in good
operating condition and checked yearly by an appropriate authority.
D.
Litter. All park areas shall be kept free of litter, rubbish, and
other flammable material.
E.
Means of egress required on mobile homes and recreational vehicles
A minimum number of exit doors shall be provided in accordance with
the manufacture specifications for size, type, location, safety, and
operation for each mobile home and recreational vehicle. Doors and
screen doors shall be of the hinged type, opening outwardly from the
inside. Locks, when provided, shall be of the type that permits opening
from the inside by the simple operation of a knob or lever or by pressure
against the door.
A.
Approved types required. Oil-burning cooking and heating stoves shall
be of an approved type and shall be provided with flue connections
to the outside of the mobile home and recreational vehicle. Flues
shall penetrate the roof of the mobile home and recreational vehicle
through a weathertight sheet-metal shield or roof jack which shall
provide a clearance of at least two inches between the flue and combustible
roof material if approved outlet flues are provided. A clearance of
at least six inches shall be provided if metal flues are used. Downdraft
diverters shall be provided on all vents from oil-burning stoves.
B.
Fuel tank placement. Oil-burning stoves for heating purposes may
provide for attachment to fuel tanks located outside and separate
from the mobile home. Auxiliary oil storage tanks, when provided for
mobile homes, shall be so located as to require filling and drainage
on the outside of the mobile home and shall be securely fastened in
position in a place readily available for inspection. When installed
in a closed compartment, outside the mobile home, the compartment
shall be ventilated at the bottom.
C.
Gas and portable stoves prohibited. No gasoline or portable stove
equipment shall be permitted. Fires shall be made only in approved
stoves, incinerators, and other equipment intended for those purposes.
Cylinders containing liquefied petroleum gas or oils to be used
as fuel by mobile home and recreational vehicle occupants should be
connected to the stoves or heaters of the mobile home and recreational
vehicle by copper or other metallic tubing, to provide leakproof connections.
The cylinders shall be securely fastened in place, not less than five
feet from any coach exit. Applicable state and local codes shall be
followed.
No owner or person in charge of any dog, cat, or other pet animal
shall permit it to run at large.
A.
It shall be the duty of the licensee to keep a register containing
a record of all mobile homes and recreational vehicles and their owners
and occupants located within the park. The register shall contain
the following information:
(1)
The name and address of each occupant and age if under 18.
(2)
The make, model, and year of all automobiles, mobile homes, and recreational
vehicles.
(3)
The license number and owner of each recreational vehicle, mobile
home, automobile by which the mobile home is towed.
(4)
The state issuing the license.
(5)
The dates of arrival and departure of each mobile home and recreational
vehicle.
(6)
Place of previous residence, permanent address, and forwarding address
of each owner and occupant.
B.
The park operator shall keep the register available for inspection
by Township officials at all times. The register records shall not
be destroyed for a period of three years following the date of registration.
A responsible attendant, caretaker, owner, or operator shall
be responsible at all times to keep the park, its facilities, and
equipment in a clean, orderly, and sanitary condition, and he or she
shall be liable with the licensee for any violation of the provisions
of this chapter.
It shall be the duty of each park owner or operator to report
promptly to the Health Officer or other appropriate officials all
cases of persons and animals affected or suspected of being affected
with a communicable disease.
The Zoning Officer, Code Enforcement Officer and/or Health Officer and Assistant Health Officer shall make inspections of the parks to assure compliance with this chapter and parks shall be open for inspections at all reasonable hours. In case of noncompliance with any provisions of this chapter, a warning or notice of violation may be served upon the licensee by posting at the park and certified mail. Thereafter, upon failure of the licensee to remove the violation, the Board of Commissioners shall hold a hearing on the matter, and, upon determination of noncompliance, revoke the license. The license may be reissued if the circumstances leading to the revocation have been remedied, a license is still available, and the park can be maintained and operated in full compliance with the law. In addition to the remedies set forth in this section, a summons may be issued and the owner of the park and/or licensee shall be subject to the violations and penalties set forth in § 119-23.
The Board of Commissioners shall have the authority and discretion to grant a temporary extension of license for the purposes of granting a hearing to the findings of the Zoning Officer, Code Enforcement Officer, and/or Health Officer and Assistant Health Officer as set forth in § 119-20 or to permit the owner and/or licensee to complete corrective action ordered by the Commissioner; provided, however, that no temporary extension shall be for more than 30 days, and not more than two temporary extensions shall be granted to any annual license. No such temporary extension or extensions shall have the effect of extending for renewal purposes the annual expiration date, and every renewal license shall be dated as of the anniversary date of original issuance regardless of such extension. No extension shall preclude or stay any summons, prosecution, or penalties as provided by § 119-23.
The license certificate and a copy of this chapter shall be
conspicuously posted in the office or on the premises of the park
at all times.
