[Amended 2-4-1985]
For the purposes of this chapter, the terms
listed below shall be defined and interpreted as follows:
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 manufactured transportable year-round single-family dwelling
built on one or more chassis and containing a flush toilet, bath or
shower and kitchen sink and designed to be connected to a piped water
supply, sewerage facilities and electrical service.
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. Said
term shall be synonymous with "trailer park."[1]
A plot of ground within a mobile home park improved and authorized
pursuant to this chapter 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.
The owner or his designated agents, being administrative
officers of the mobile home park.
A building used by the park residents for recreational purposes
or other general purposes common to all residents.
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 minimum 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 of North Brunswick
or any agency or subdivision in this state having legal jurisdiction,
including Chapter IX of the New Jersey State Sanitary Code relating
to mobile home parks.
B.
Licensing. No person, firm or corporation shall construct
or operate and maintain a mobile home park in the Township of North
Brunswick unless such person, firm or corporation shall first obtain
a license for the construction, maintenance and operation thereof
from the Township of North Brunswick and pay the deposit fees as hereinafter
provided. No mobile home shall be installed, operated, maintained
or occupied within the Township except upon a duly licensed mobile
home park. Any approval of plans and applications for a license issued
hereunder shall be subject to automatic revocation in the event that
the applicant to whom said approval is granted shall fail to commence
construction of the mobile home park for which a license is applied
within one year from the date of the granting of said approval.
C.
Duration of licenses. Licenses or permits to maintain
and operate a mobile home park pursuant to this section shall be issued
annually and shall expire on July 31 of each year.
D.
Approval of facilities. No work on the construction
or expansion of a mobile home park shall be undertaken unless approval
of the facilities is required by this section shall have been granted
by the State Department of Health and the Township of North Brunswick.
E.
Affordable housing requirements. In accordance with
a court order resulting from litigation known as the "Urban League
of Greater New Brunswick et al vs. the Township of North Brunswick,"
37 dwelling units developed on Lot 114.2 in Block 148 shall be designated
for lower-income units. Eighteen units shall be affordable by moderate-income
households, and 19 shall be affordable by low-income households. Said
units shall be subject to price, rental and occupancy requirements
of the Affordable Housing Ordinance of the Township of North Brunswick
and the affirmative marketing requirements of § 205-45.2E.
[Amended 9-6-1988]
A.
Organization. The mobile home park site planning and
improvements shall provide facilities 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 the use
and public safety and appearance.
B.
Location. A mobile home park shall only be permitted
within the zoning district designated on the Zoning Map of the Township
of North Brunswick.
C.
Lot layout and occupancy. Each mobile home lot shall
be clearly identified by number. Each mobile home lot shall be adequate
to accommodate the mobile home occupying same. The number of mobile
homes permitted in a mobile home park shall not exceed the number
of mobile home lots. Nothing contained in these regulations shall
be construed as prohibiting the maintenance of a retail mobile home
sales agency within 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. However, the retail mobile
home sales agency and any mobile homes displayed as models or stored
for any reason in the park shall be located and designed in accordance
with the same standards as other mobile homes occupied by tenants
of the park, provided, first, that there is only one retail mobile
home sales agency and a maximum of seven mobile home models displayed
or otherwise stored in the park and, second, that the retail mobile
home sales agency and mobile home models displayed or otherwise stored
in the park are located in a manner that does not create a nuisance
to the tenants of the park.
D.
Mobile homes per acre. The maximum number of mobile
homes permitted per acre shall be eight.
E.
Separation and setback requirements. Each mobile home
shall be located on a mobile home lot so as to comply with the following:
(1)
Plot and lot sizes and dimensions may be freely
disposed and arranged in conformity with the overall density standards
herein and to the conditions of comprehensive plans therefor, the
general features and design of which shall be approved by the Planning
Board. Minimum lot size and frontage are not specified herein, although
said design shall be in accordance with good planning practices and
subject to Board approval.
(2)
Mobile homes may be situated in a zero-lot-line
fashion in which two adjacent mobile homes abut each other. However,
there shall be a minimum of 15 feet between each mobile home which
is not designed in a zero-lot-line fashion.
(3)
No mobile home shall be closer than 50 feet
to adjoining property lines. A thirty-foot-wide landscape buffer shall
be provided within the fifty-foot setback from adjoining property
lines.
(4)
There shall be a minimum setback of 20 feet
from the right-of-way line of any private street and 50 feet from
the right-of-way line of all existing state, county and public streets.
A thirty-foot-wide landscape buffer shall be provided within the fifty-foot
setback from state, county and public streets.
(5)
No mobile home shall be closer than 50 feet
to any structure of building except metal or masonry storage sheds
and other mobile home units.
F.
Mobile home stands. 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 two-thousand-five-hundred-pounds-per-square-inch
portland cement concrete at 28 days. There shall be six-by-six-inch
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 10 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 1/2 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 36 hours.
G.
Patios and decks. Each mobile home space shall be
provided with either a patio or elevated wooden deck 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
as approved by the Planning Board. If decks are constructed, they
may be roofed and/or enclosed by screening and shall be exempt from
the minimum setback requirements of this section.
[Amended 10-20-1986]
H.
Road layout and road width. Streets shall be provided
on the site where necessary to furnish principal trafficways for convenient
access to the mobile home stands and other important facilities on
the streets. The streets shall be retained as private streets on the
property. All roads in the mobile home park shall be designed with
gentle curves so as not to be monotonous to drivers and shall be continuous,
except that closed ends of dead-end streets shall be no more than
600 feet in length and shall be provided with a vehicular turning
space of at least 30 feet in radius. All private roadways which lead
to a public highway or public street shall be at least 36 feet wide
from curb to curb; except access to the mobile home park from a local
municipal street. All roads shall be installed to comply with the
provisions of the Township Land Subdivision Ordinance[1] and the requirements contained herein.
[Amended 2-3-1986]
I.
Sidewalks. In locations where common facilities are
concentrated, including open space and recreation areas, and on one
side of all roadways in a mobile home park, common, continuous walkways
of at least four feet in width and of durable concrete construction
shall be provided.
J.
On-street parking shall be permitted on roadways having
thirty-foot-wide pavement from curb to curb. At least two car parking
spaces for each mobile home shall be provided. Parking spaces shall
be provided either in convenient bays or in other areas upon the mobile
home space.
K.
Streetlights. Streetlights shall be installed at every
intersection and along interior streets as approved by the Planning
Board. The applicant shall have the option under this section of illuminating
the mobile home park with gas lamps in colonial style. If the option
is exercised, however, the gas lamps shall be installed at every intersection
and at intervals of 60 feet along both sides of all interior streets.
L.
Additions. Additions shall conform to the following:
(1)
Skirting shall be provided on all mobile homes
so that no part of the undercarriage is visible. Porches, awnings,
storage sheds or other additions shall be installed only if permitted
by the park management and the Township Zoning Ordinance and Building
Code.[2]
(2)
Storage sheds shall be of metal or masonry construction.
(3)
No storage shed, porch or other addition, excluding
awnings covering porches or patios, shall be built or installed if
the area used for such additions added to the area used for the mobile
home and patio totals more than 2/3 of the gross lot area.
M.
Subfloor storage. Gasoline and similar flammable liquids
shall not be stored underneath a mobile home. 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:
N.
Required open space. A minimum of 10% of the total
residential acreage shall consist of landscaped open space (excluding
required buffers), recreation areas and related parking facilities.
However, a minimum of 50% of this required open space shall be developed
for active recreation facilities.
O.
Landscaping and natural site protection. Landscaping
to be provided in the park shall be shown on the site plan. Wooded
areas shall be preserved wherever possible without causing interference
with the general plans, specifications and other requirements pertaining
to the site.
The licensee shall be required to provide adequate
water supply and sanitary sewerage facilities, and all mobile homes
shall be connected thereto. Such facilities shalt conform to the potable
water standards established by the New Jersey State Department of
Health and Chapter IX, Mobile Home Parks, of the New Jersey State
Sanitary Code. The foregoing utilities shall be approved by the State
Department of Health and the Department of Environmental Protection
in accordance with the applicable statutes.
A.
General. The storage and collection of refuse shall
be so managed as to prevent health hazards, rodent harborage, insect
breeding, accident hazards and air pollution.
B.
Refuse containers. All refuse shall be stored in durable,
fly-tight, watertight and rodentproof containers.
C.
Container location. Containers shall be located either
at each mobile home lot or at one or more centralized locations within
the mobile home park. Such area(s) shall be accessible for disposal
and collection.
D.
Collection and removal. The collection and removal
of garbage and refuse shall be the responsibility of the park management.
Licenses for the construction and maintenance
and operation of a mobile home park in accordance with the application
procedures required by this Article shall be issued by the Mayor and
Council of the Township of North Brunswick upon proper application
and after the review and approval of a proposed mobile home park by
the various Township agencies hereinafter stated.
A.
Application procedures.
(1)
Application. Application for license to construct or operate and maintain a mobile home park shall be made by filing an application in duplicate and 12 copies of a site plan with the Township Planning Board. The application and site plan shall contain information required in Article XXVIII of this chapter. A fee equal to $100 plus $5 per unit shall accompany the site plan application for a mobile home park license.
(2)
Referral. Upon receipt of an application for
a mobile home park, the Planning Board shall forward copies of the
proposal to the Township Engineer, the Board of Health, the Middlesex
County Planning Board and the Township Bureau of Fire Prevention for
their consideration. The Planning Board shall not act in regard to
the application until the receipt of reports from the aforesaid agencies
or individuals or unless a thirty-day period has elapsed after the
forwarding of the applications to the agencies and no report in writing
has been received. In the latter event, it shall be deemed that such
person or agency has approved the proposal.
(3)
Notice. Upon passage of the thirty-day period
referred to above, the Planning Board shall establish a date for a
public hearing. Once a date for the public hearing has been established,
the applicant shall send, by certified mail, notice of the hearing,
at least 10 days prior to the date thereof, to all owners of land
within 200 feet of the area covered by the site plan, including land
across a street or streets therefrom, as the names of such owners
appear on the most recent Township tax record. The notice shall specify
the time and place of the hearing, give a brief description of the
proposed mobile home park and state that a copy of the site plan thereof
has been filed with the Planning Board and is available in the office
of the Planning Board Secretary for public inspection. The applicant
shall also cause notice of the hearing to be published in the official
newspaper at least 10 days prior to the hearing. The applicant shall
also cause notice of the hearing to be published in the official newspaper
at least 10 days prior to the hearing. The applicant shall submit
an affidavit prior to the hearing stating that he has notified all
property owners within 200 feet, including owners of property directly
across the street or streets from the property involved.
(4)
Review by the Planning Board. The Planning Board
shall review the application and the site plan for its adequacy in
providing for good site design, particularly such items as ingress
and egress, vehicular and pedestrian circulation, location and orientation
of buildings, landscaping and buffer planting, parking areas and other
planning considerations. The Planning Board shall consider in its
review the reports of the other persons and agencies referred to hereinabove
and particularly those pertaining to the adequacy of proposed drainage
facilities, water supply and sewer facilities, paving requirements
and any other engineering requirements.
(5)
Approval of plan. The Planning Board shall approve
or disapprove the proposed site plan and application with respect
to adequacy of planning standards for the site. Its approval or reason
for disapproval shall be clearly stated in a resolution from the Planning
Board. If the application and site plan are approved by the Planning
Board, it shall be referred to the Mayor and Council for issuance
of a license, and the Mayor and Council shall offer those parties
having an interest in the application to speak at a public hearing
called for that purpose. Issuance of the license will be based upon
the standards set forth in this section and upon those considerations
provided for in this section. Issuance or denial shall be by formal
action of the Mayor and Council at a public meeting after interested
parties shall be given an opportunity to be heard.
B.
Fees. The license fee to operate a mobile home park
in the Township of North Brunswick shall be $3,500 per year, plus
a fee of $10 per month for each mobile home registered in the mobile
home park during said month. A "calendar month" is hereby defined
as any continuous thirty-day period of occupancy. The aforesaid fee
shall be paid prior to the issuance of the license.
(1)
Time of payment. The annual license fee is due
on or before August 1 of each year.
(2)
Monthly reports. Every person holding a license
for the operation of a mobile home park shall pay the fee provided
above, monthly, on or before the 10th day of the next succeeding month,
and, if not paid at the end of the 10th day, the payment shall become
delinquent and shall be subject to a penalty equal to 10% of the amount
of the delinquent payment. The payment shall be accompanied by a monthly
report form signed and sworn by the licensee or by his duly authorized
agent. The monthly report shall contain the following information:
(a)
Name and address of the licensee and address
of mobile home park.
(b)
Month for which the report is made.
(c)
Total number of mobile homes registered at the
mobile home park in such month, with dates of arrival and departure.
(d)
The number of spaces occupied by the mobile
homes.
(e)
Such other information as the Mayor and Council
may from time to time require. The monthly report shall be filed with
the Township Clerk, and the fees accompanying same shall be paid to
the general treasury of the Township.
C.
Other requirements.
(1)
Certification. The Zoning Officer of the Township
shall from time to time certify in writing, to the Clerk, the number
of mobile home spaces in the mobile home parks located in the Township.
Such a certification shall occur at least twice a year and be filed
by June 1 and November 1.
(2)
No violations. No license shall be issued until
the Health Officer and the Zoning Officer shall have certified that
they know of no violation of any law, regulation or ordinance applicable
to mobile homes or mobile home parks.
(3)
Renewal of licenses. Licenses for the renewal
of mobile home park licenses previously issued to an applicant shall
be issued upon consultation by the Township agencies required in the
case of original applications. Such license shall be issued if it
shall appear that the mobile home park conforms to this Article in
all respects and the design standards herein set forth and upon payment
of the required fees. Application for a renewal license shall be made
by the filing of four copies of written application, signed by the
person seeking a renewal license, which shall contain the following
information:
(a)
The application shall set forth any change in
ownership or interest in the property by the person making the application.
(b)
The application shall set forth any changes
in the mobile home park with respect to matters set forth in the prior
application and shall contain all data required with respect to an
original application concerning any such changes unless such changes
have been previously approved.
(4)
Approval to operate. Mobile home parks shall
not be operated by any person until the Mayor and Council has given
formal approval therefor by issuance of an appropriate license. The
license shall be displayed in a conspicuous place on the premises
where it can be easily observed. No person shall operate a mobile
home park whose license therefor is suspended.
(5)
Inspection. Mobile home park buildings and premises
shall be subject to inspection by an authorized representative of
the Mayor and Council.
(6)
Suspension of license or permit to operate.
The license or permit of any person to operate a mobile home park
may be suspended at any time for good cause by the Mayor and Council
upon three days' notice in writing after due hearing. The person whose
license or permit has been suspended or his representative in charge
of the mobile home park shall, at the time of such license suspension,
be informed why the license or permit to operate the mobile home park
is suspended, the reason for such action and the remedial action to
be taken before the suspension may be lifted. Application for reinstatement
of such license may be made any time thereafter and may be granted
upon satisfactory proof of remedial action.
(7)
Alterations to mobile home park and facilities.
Applications for approval of plans and specifications for modification,
alteration, extension or expansion of a licensed mobile home park
shall be made in conformance with the application requirements of
this section. The fee for such application shall be 1/2 the amount
of the original filing fee.
(8)
Notices to maintain facilities and roads. The
holder of the license shall cause all facilities to be maintained
in good operating order and shall cause all roads and streets within
the mobile home park to be plowed and sanded when conditions so require.
Failure to comply with such requirements within 24 hours after notice
by the Township to the holder of the license or to the person specified
above with respect to any maintenance or repairs within the jurisdiction
of such person shall constitute a violation.
(9)
Accessibility to mobile home parks. All roads
and streets within a mobile home park shall be accessible to all residents
of the mobile home park, their guests, invitees and licensees and
Township agencies of the Township of North Brunswick.
(10)
Park management.
(a)
Park office. In any mobile home park there shall
be an office established which may be located either in a mobile home
or in a permanent building and which shall be the office of the person
in active charge of the mobile home park. A copy of the park license
and a copy of this section shall be conspicuously posted therein,
and the park register, as hereafter referred to in this section, shall
be at all times kept in that office.
(b)
Park register. The mobile home park license
shall maintain a park register, which shall be kept up-to-date with
the following information: the name of each owner of each mobile home
or the tenant thereof, the serial number of each mobile home, the
body type and license number of each mobile home, the date of arrival
of each mobile home and the date of departure of each mobile home.
Likewise, a daily and monthly total of the total number of mobile
home spaces occupied shall be placed in the register. A copy of the
register shall be delivered to the Clerk of the Township by the 10th
day of the month following the end of the reporting required by this
Article.
(c)
Inspection of register. The mobile home park
owner shall keep the register available for inspection by Township
officials at all times. The register shall not be destroyed for a
period of three years following the date of registration.
