[Adopted by Ord. No. O-85-12, as amended through Ord. No. O-94-21 (§§ 13-1 through 13-8 of the 1974 Code)]
As used in this article, the following terms shall have the meanings indicated:
FIXED STRUCTURE
Any building, garage, home or other similar structure not easily capable of being moved.
INCLUSIVE UNIT
Any combination of storage trailers that are connected, attached or affixed to another storage trailer or a fixed structure in any manner which causes such storage trailers to function as one unit.
INFLAMMABLE OR VOLATILE LIQUID
Liquids with a flash point at or below 25° Fahrenheit (-4° centigrade) and up to 200° Fahrenheit (93 1/3° centigrade) as determined by the Tag Closed Cup Tester in accordance with the procedures set forth by the United States Bureau of Standards for such tests.
MOBILE HOME
A factory-assembled structure or structures equipped with the necessary service connections and made so as to be readily movable as a unit or units on its own running gear and designed to be used as a dwelling unit for one or more persons or family unit(s) and with or without a permanent foundation. When located in a duly licensed mobile home park such mobile home is prohibited from being positioned upon a permanent foundation.
MOBILE HOME ACCESSORY BUILDING OR STRUCTURE
Any awning, cabana, ramada, storage cabinet, shed, carport, porch or deck established by and for the use of the occupant of the mobile home.
MOBILE HOME PARK
Any lot or contiguous parcel of land and premises where the owner, lessee, or other person having control thereof shall offer sites for mobile homes and trailers on a rental or lease or other basis, and shall include any building, structure, vehicles or enclosure used or intended for use as part of the equipment of such mobile home park.
MOBILE HOME SPACE
A designated portion, lot or site within a mobile home park designed for the accommodation of one mobile home or trailer and its accessory buildings or structures for the exclusive use of its occupants for living and dwelling purposes.
A. 
MOBILE HOME SPACE, OCCUPIEDA space on which a mobile home or trailer has been placed, regardless of whether or not persons are occupying such unit.
B. 
MOBILE HOME SPACE, UNOCCUPIEDA space on which no mobile home or trailer has been placed.
C. 
MOBILE HOME SPACE, APPROVEDThat portion of a mobile home park for which space(s) have been approved to be built by license or variance but which at the time in question remains unimproved and unavailable for rent or lease.
RECREATIONAL VEHICLE
A vehicular-type unit primarily designed to provide temporary living quarters for recreational, camping, or travel use, which either has its own motive power or is mounted on or drawn by another vehicle. The basic entities are travel trailer, camping trailer, truck camper and motor home.
SITE
Any contiguous property, public or private, upon which storage trailers are located.
STORAGE TRAILER
Any truck-like container, whether or not mounted on wheels, also commonly referred to as a "box trailer," utilized as an office or for storage.
TRAILER
A vehicular unit mounted on wheels, designed to provide temporary living quarters for recreational, camping or travel use of such size or weight as not to require special highway movement permits when drawn by a motorized vehicle, and with a living area of less than 220 square feet, excluding built-in equipment and bathrooms.
[Amended 6-23-2003 by Ord. No. O-03-23; 1-24-2012 by Ord. No. O-12-01; 6-19-2012 by Ord. No. O-12-12]
Each application for a license or renewal thereof shall be filed with the Township Clerk. The license shall expire annually on December 31. Renewal applications shall be filed no later than July 1 of the year preceding the renewal year. All license fees shall be due at the time of filing the application on July 1.
A. 
License and inspection fees. The license and inspection fees shall be as set forth in Chapter 139, Fees. Said fees are hereby expressly declared to be imposed for regulation and revenue and shall be payable in advance.
B. 
Municipal service fee. The owner of each mobile home shall pay a municipal services fee as set forth in Chapter 139, Fees.
[1]
Editor's Note: Specific fee amounts were removed from this section in conjunction with Ord. No. O-09-13, adopted 4-28-2009. For current mobile home fees, see Ch. 139, Fees, Art. XIX.
[Amended 1-24-2012 by Ord. No. O-12-01]
Any person who operates a mobile home park within the meaning of this article without a license or in violation of the terms of this article shall, for each and every violation, be subject to a fine of not less than $500 but no more than $2,000 or imprisonment in the county jail for not more than 90 days or both in the discretion of the court before whom a conviction may be had. Each and every day that such violation continues shall be considered a separate and specific violation of this article. In addition to the foregoing penalties, the Township may institute and maintain a civil action for injunctive relief.
Each application for a transfer of a license shall be accompanied by a fee of $50, and no such transfer shall be made unless the mobile home park at the time of the application shall be in full and complete compliance with this article.
A. 
Application for a mobile home park shall be filed with the Township Clerk and licenses issued on the approval of the Mayor and Township Council. Such applications shall be presented to the Mayor and Township Council for action not later than the second regular meeting following the date of the filing of the application, and the Mayor and Township Council shall then consider the same and act upon the same, not later than the third regular meeting following the meeting at which the application was presented, and failure to act within such time by the Township Council upon such application shall be deemed to be a denial of the application.
B. 
Each application for a license shall be in writing and in triplicate and shall include the name and address of the owner in fee of the tract (if the fee is vested in some other person other than the applicant, a duly verified statement by that person that the applicant is authorized by him to construct or maintain the mobile home park and make the application), a map showing the exact location of the premises to be licensed, all adjacent roads and all neighboring buildings or structures within 200 feet of the boundaries of the premises, certified by a licensed New Jersey engineer. The application shall be accompanied by four copies of the mobile home park plan, drawn to the same scale as the map, showing the following, either existing or as proposed:
(1) 
The extent and area used for mobile home park purposes.
(2) 
Roadways and driveways.
(3) 
Location of mobile home spaces.
(4) 
Location and number of laundries and utility rooms.
(5) 
Method and plan of sewage disposal.
(6) 
Method and plan of garbage removal.
(7) 
Plan for water supply.
(8) 
Plan for electrical lighting of roadways and driveways.
(9) 
Plan for electrical service to supply mobile homes or trailers and other structures, in accordance with Article 550, National Electrical Code.
Licenses issued convey no right to erect any building, to do any plumbing work or to do any electrical work or any other kind of work ordinarily requiring governmental, municipal or other permits.
[Amended 1-24-2012 by Ord. No. O-12-01]
The Code Enforcement Officer, Engineer, Construction Official, Health Officer and Zoning Officer shall inspect the application and the proposed plans and specifications and they shall certify to compliance, upon completion of the park prior to the issuance of any license. It shall be the duty of the Code Enforcement Officer, Engineer, Construction Official and Health Officer or their authorized agents or assistants to make inspections routinely during the course of construction, reconstruction or addition to any mobile home park and thereafter at least four times a year to make certain that this article is being fully complied with and is also in full compliance with all other applicable ordinances and statutes. If it is determined that there is a violation, it shall be the duty of the officer to order the violation corrected within a reasonable time, and, if not so corrected, it shall further be the duty of the officer to bring formal charges against the violator in the Municipal Court.
No more than four licenses for mobile home parks shall be issued and outstanding at any one time.
A. 
No license for a mobile home park shall be granted or renewed unless there exists within such mobile home park a community bulletin board where official Township and other notices can be posted.
B. 
No community bulletin board shall be deemed adequate for the purposes of satisfying Subsection A hereof unless it is designed and constructed in a manner which will protect all notices placed thereon from the effects of weather and the elements.
C. 
The community bulletin board shall be no less than 18 inches high by 24 inches wide and shall be at eye level and facing the sidewalk, street or roadway so as to give maximum visibility to all residents.
D. 
The community bulletin board shall be of freestanding construction and shall be located in a conspicuous and common area in the mobile home park accessible to all residents, but not limited to the area of the management office.
The mobile home park shall conform to the following requirements:
A. 
The park shall be located on a well-drained site, properly graded to insure rapid drainage and freedom from stagnant pools of water.
B. 
All mobile home spaces not heretofore licensed under prior ordinance shall consist of a minimum of 4,400 square feet for each space which shall be at least 44 feet wide and clearly defined.
C. 
The total number of mobile homes or trailers that may occupy a mobile home park shall not exceed the number obtained by dividing the total square foot area of the park, exclusive of ground area covered by other structures, by 4,400 square feet, provided that in no event shall the maximum number of mobile homes or trailers to be permitted in any mobile home park exceed the following number:
(1) 
As to parks already heretofore licensed prior to December 11, 1961, the maximum number of mobile homes or trailers to be permitted shall be 150.
(2) 
As to any parks licensed after December 11, 1961, the maximum number of mobile homes or trailers permitted shall be 150.
D. 
Mobile homes or trailers shall be positioned on each space so that there will be at least 30 feet of clearance between units both side to side and end to end. As to spaces existing and licensed prior to December 11, 1961, the minimum clearance between units, both side to side and end to end, shall be 15 feet. It being determined that less clearance would constitute a fire and health hazard to the occupants.
E. 
No mobile home or trailer park shall be located closer than 30 feet from any building within the park or from any property line bounding the park, and no closer than 100 feet from any existing dwelling.
F. 
Under each mobile home or trailer and in every mobile home space there shall be a four-inch concrete slab constructed in accordance with sound construction practice and complying with all ordinances.
G. 
Mobile home spaces shall face or abut on a driveway of not less than 40 feet in width, giving easy access from all mobile homes or trailers to a public street. Driveways shall be surfaced and maintained in good condition, have proper drainage, be well lighted at night, and shall not be obstructive. Traffic/safety signs shall be posted on all roadways.
H. 
Walkways not less than three feet wide and surfaced including curbings shall be provided and well lighted at night.
I. 
All such lighting for roadways and walkways within the park shall provide for lights focused downward, translucent fixtures and shielding, or such other light orientation and shielding so as to minimize light spillage into the residential areas of the park. The light intensity provided at ground level shall be a minimum of 0.3 footcandle over the entire areas of the roadways and walkways. No light source shall exceed a height of 15 feet. The interval between light sources shall not be greater than 150 feet. For each light fixture the total quantity of light radiated above a horizontal plane passing through the light source shall not exceed 7.5% of the total quantity of light emitted from the light source. No light shall shine directly into windows or onto streets and driveways in such a manner as to create a nuisance or interfere with or distract driver vision. All existing mobile home parks within the Township shall be brought into conformity with the requirements of this article not later than June 1, 1985.
J. 
Each mobile home space shall be identified with a number on a permanent marker plainly visible from the drives within the park. Numbering of spaces shall be done in a consistent and logical manner to facilitate postal delivery, fire, ambulance and police access.
K. 
An adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and mobile home spaces within the park, and all installations shall meet the requirements of controlling codes and approved by the Township Engineer. Each mobile home space shall be provided with a cold water tap at least four inches above the ground, and all pipes leading from the water supply source to said tap shall be installed below ground-frost level. Any existing or proposed service buildings shall provide an adequate supply of hot water for all necessary purposes.
L. 
No mobile home or trailer shall be inhabited by a greater number of occupants than that for which it was designed by the manufacturer.
M. 
No dog shall be permitted by the owners thereof or the owner/operator of the park to run at large or to commit any nuisance within any mobile home park limits.
N. 
Play space for children and open space shall be provided in the park with aggregate area not less than 200 square feet for each mobile home space. Such space(s) shall be clearly defined and conflicting usages shall be confined to separate areas.
O. 
Any existing or proposed laundry facilities within a park must provide at least one automatic washer for each 25 spaces or any fraction thereof, based on the total capacity according to approved plans of said park. The service building housing laundry facilities shall be a permanent structure complying with all applicable ordinances and statutes regulating building, electrical installations and plumbing and sanitation systems. Floors shall be of concrete, tile or similar material impervious to water and easily cleaned and pitched to a floor drain. The laundry facility shall contain a utility sink and the disposal of wastewater from washers and utility sink shall be in accordance with § 204-33 herein. The laundry facility building shall be well lighted at all times of the day and night, well ventilated with screened openings, constructed of such materials as shall permit repeated cleaning and washing, shall be maintained at a temperature of at least 68° Fahrenheit during the period from October 1 to May 1 and shall be maintained in a clean, sightly condition, free of any menace to the health of any occupant or the public or constitute a nuisance.
P. 
Every park owner shall require in the park regulations the following:
(1) 
That at least one smoke detector is required in all mobile homes and trailers to be installed in the bedroom hallway (unit owner responsibility).
(2) 
That at least one five-pound dry chemical ABC fire extinguisher is required in all mobile homes and trailers (unit owner responsibility).
(3) 
That outside cooking is permitted only on an approved cooking grill, hibachi or portable barbecue. No cooking is allowed in open pits, and no permanent barbecues can be constructed due to minimal distance between mobile homes or trailers.
(4) 
That open fires or campfires are prohibited under any and all circumstances. Outdoor metal fire pits are also prohibited.
[Amended 6-19-2012 by Ord. No. O-12-12]
(5) 
That unvented portable kerosene heaters are prohibited by Howell Township ordinance.
(6) 
That all occupants of mobile homes or trailers must furnish containers with tightly-fitting lids adequate for their own needs in which to deposit and dispose of garbage and that these containers shall be kept in a sanitary condition. Refuse other than garbage, leaves, and brush may be disposed of in plastic bags or other suitable containers.
[Amended 6-19-2012 by Ord. No. O-12-12]
(7) 
That all fuel tanks for heating and cooking purposes must be properly secured, using only noncombustible materials for supports, and must be maintained in good condition and free of rust or leaks (unit owner responsibility).
(8) 
That all electrical lines and connections, fuel lines and connections, plumbing lines and connections and heating systems must be properly maintained and free of hazards (unit owner responsibility).
(9) 
That all mobile homes or trailers must be maintained in good repair and in a sightly condition (unit owner responsibility).
(10) 
That all occupants of mobile homes and trailers shall keep their unit and mobile home space in a clean, sightly condition at all times (occupant responsibility).
(11) 
That all approved heating tapes equipped with thermostats must be attached to outside waterlines and connections and must be inspected by the occupants to ensure safe operating conditions and replaced when inoperable or in a hazardous condition (unit owner responsibility).
(12) 
That responsibility for the maintenance and installation of water pipes and connections from the mobile home or trailers to the water riser outlet is that of the mobile home or trailer owner (unit owner responsibility).
(13) 
That responsibility for the maintenance and installation of sewer pipes and connections from the mobile home or trailer to the sewer riser is that of the mobile home or trailer owner (unit owner responsibility).
(14) 
That responsibility for the maintenance and installation of electrical connections from the mobile home or trailer to the electrical service connection is that of the mobile home or trailer owner (unit owner responsibility).
(15) 
That responsibility for the maintenance and installation of sewer pipes from the sewer riser to the sewer disposal system, from the water riser outlet to the water supply source, and from the electrical service connection to the power line connection supplied by the utility company is that of the mobile home park owner (park owner responsibility).
(16) 
That the frame of each mobile home or trailer must be adequately grounded (unit owner responsibility).
(17) 
That mobile home spaces shall not have conditions conducive to rodent harborage, or fly and mosquito breeding (occupant responsibility).
(18) 
That storage underneath a mobile home or trailer shall be permitted (by state law) only when that area is equipped with a concrete pad and when the items in storage do not interfere with underneath inspection of the mobile home or trailer. When permitted as above, such storage area shall be enclosed by skirting.
(19) 
That all additions to the mobile home or trailer (rooms, porches, decks and carports) must be approved and must be in compliance with Howell Township codes.
(20) 
That before any change in occupancy, whether by sale or rental, a C/C/O (certified certificate of occupancy) must be obtained from the Construction Official of the Township. It shall be the responsibility of the owner of the mobile home or trailer to apply for and obtain said required C/C/O, unless there is a signed, written consent between the owner of the unit and the buyer/or renter designating a transfer of responsibility.
(21) 
That before any change in occupancy, whether by sale or rental, a current receipt of inspection and/or service by an authorized heating dealer or repairman must be made available as proof of said inspection and/or service. Said inspection and/or service shall be the responsibility of the mobile home or trailer owner and shall be required at least once annually not later than October 1 before any change in occupancy shall be allowed, in the case of a rental, or at the time of sale if other than a rental.
Q. 
It shall be the responsibility of every park owner of a mobile home or trailer park whereon there has been constructed any private street, highway, lane, alley or the roadway or right-of-way which is open to the public or to which the public is invited, to remove all snow and ice from such areas within the time and in accordance with the methods set forth in Chapter 265, Article II, of this Code.
A. 
Waste from sinks, showers, bathtubs, toilets, utility sinks, and laundries shall be discharged into a private sewer and disposal system plan or septic tank system of such construction and manner as will present no health hazard and in compliance with applicable ordinances.
B. 
In no case shall any waste and access water be thrown or discharged upon the surface of the ground or disposed of by means other than herein provided.
C. 
Tightly covered garbage cans shall be provided in quantities adequate to permit disposal of all garbage as provided in § 204-32P(6) and(17); collection and disposal shall be as frequent as necessary to insure no overflow of cans.
D. 
Automatic washers contained and used within individual mobile homes or trailers are prohibited from draining into the septic tank system of any existing mobile home park which system does not have the capacity to accommodate such wastewater and such excess wastewater would create a hazardous overflow of the septic system. Such individual washers shall, in that event and where permitted, empty into a dry well located on the mobile home space, provided that there is sufficient drainage on that space and that the ground surface shall not become saturated with standing water.
A. 
In every mobile home park there shall be an office building in which shall be located the office of the person in charge of the park. A copy of the park license and this article shall be posted therein. In addition, a copy of the New Jersey Truth in Renting Act, Chapter 310 of the New Jersey public laws, and the Landlord Identity Registration Statement shall be posted therein. The park register shall at all times be kept in such office.
B. 
There shall be posted and maintained in a conspicuous location on the outside of the office building a notification containing the name, address, and telephone number of a representative of the mobile home park owner who may be reached or contacted at any time in the event of an emergency affecting the mobile home park or any mobile home unit therein, including such emergencies as the failure of any essential service or system, and the person so designated shall have the authority to make emergency decisions concerning any repair or expenditure in connection therewith.
It is hereby made the duty of the attendant in charge together with the licensee to:
A. 
Keep at all times a register of all residents (which shall be open at all times to inspection by the state and federal officers and Township officers) showing for all residents names and addresses; dates of entrance and departure; license number of all mobile homes, trailers and towing or other automobiles; states issuing such licenses. Each licensee shall each month submit one current copy of the registry, so far as it pertains to the previous month, setting forth the name and address of the owner and occupant of each mobile home or trailer, and shall be delivered to the Township Clerk at the same time that the municipal services fees are paid. In the event that a space is not occupied by a mobile home or trailer, the copy of the registry shall indicate the period of time the space was occupied.
B. 
See that this article and all other state and local laws pertaining to mobile home parks are complied with and enforced and report promptly to the proper authorities any violation of this article or of any other law which may come to his attention.
C. 
Keep all service buildings, office buildings, roadways, walkways and common grounds of the park maintained in good repair, and free of debris, weeds, snow, ice, standing water, health and safety hazards, obstructions and in a sightly condition.
D. 
Keep all water, sewer, electrical lines and their connections and equipment in good and safe operable condition.
E. 
Notify residents in writing of any violations of unit owner responsibility promptly upon receipt from any code enforcement official or agency.
F. 
Distribute or post as required all official notices or correspondence received by the management pertaining to residents' responsibilities or rights.
G. 
Provide twice a week garbage removal and at least once annually a bulk pickup to dispose of large items. The bulk pickup shall be provided in the following manner: A bulk container, of adequate size to accommodate all tenants, will be situated on common grounds within each park, accessible to all tenants in that park, for the disposal of bulk items not normally collected in regular weekly pickups. All items collected shall be promptly and properly disposed of by the park owner or his agent and shall not be stored on park property beyond the collection period. Adequate advance notice to tenants shall be given by the park owner regarding the collection date.
[Amended 6-19-2012 by Ord. No. O-12-12]
H. 
Maintain the park in an orderly manner.
I. 
Maintain regular office hours, a responsible authorized agent in charge and an emergency telephone number to be accessible to residents after office hours.
All building, plumbing, electrical and other work on or at any mobile home park licensed hereunder shall be in accordance with this Code and Township ordinances regulating such work, unless they are specifically made inapplicable under the terms of the chapter and shall be approved by the Township Engineer or any other duly designated officer, agent or employee of the Township and the Fire Commissioner of the district where the park is located.
A. 
Parking. It shall be unlawful within the Township for any person to park any trailer on any street, or other public place, or on any tract of land owned by any person, occupied or unoccupied, within the Township, except as provided herein and in Chapter 307.
[Amended 11-12-2014 by Ord. No. O-14-33]
B. 
Emergency parking. Emergency or temporary stopping or parking is permitted on any street, for no longer than four hours subject to any other and further prohibitions, regulations or ordinances for that street.
C. 
Exception to parking regulations. No person shall park or occupy any trailer located within the Township on premises other than a licensed mobile home park, except as provided in Chapter 307 entitled "Trailers and Portable Storage Containers," and as further provided in Chapter 232 entitled "Property Maintenance," provided no living quarters shall be maintained nor shall the same be used as a dwelling, nor shall any business be transacted or carried on from the trailer while such trailer is so parked or stored; and provided further that the parking of such a trailer shall not be in violation of Chapter 188, Land Use.
[Amended 11-12-2014 by Ord. No. O-14-33]
For purposes of this article and this Code, the following shall be considered accessory uses in any mobile home park or trailer park in the Township of Howell: shed, decks and patios used in conjunction with the primary use of a trailer for mobile homes.
A. 
Effective date. This article shall take effect on June 1, 1985.
B. 
Termination of issued licenses. On or before May 1, 1985, the Township Clerk shall provide applications pursuant to this article to each owner of an existing mobile home park within the Township advising that such licenses as may have been issued under the licensing ordinance of the Township originally adopted December 11, 1961, shall be deemed to terminate May 31, 1985, and that licenses pursuant to the provisions of this article shall be required from and after June 1, 1985. In ensuing years, the Township Clerk shall provide license applications to each owner of a mobile home park on before April 15 and such applications shall be filed on or before May 15 of each year.