Township of Jackson, NJ
Ocean County
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Table of Contents
Table of Contents
[HISTORY: Articles I and II adopted by the Township Committee (now Council) of the Township of Jackson as indicated in article histories. Subsequent articles adopted by the Township Council as indicated in article histories. Amendments noted where applicable.]
GENERAL REFERENCES
Housing standards — See Ch. 233.
Land use and development regulations — See Ch. 244.
Mobile home dealerships — See Ch. 275.
Mobile homes and trailers — See Ch. 285.
Rent control for mobile home parks — See Ch. 334.
Trailers and campsites — See Ch. 400.
[Adopted 2-16-1966 by Ord. No. 3-66 (Ch. 77, Art. I, of the 1972 Code)]
As used in this article, the following terms shall have the meanings indicated:
DEPENDENT MOBILE HOME
A mobile home which does not have a flush toilet and a bath or shower.
INDEPENDENT MOBILE HOME
A mobile home which has a flush toilet and a bath or shower.
LICENSEE
Any person licensed to operate and maintain a mobile home park under the provisions of this article.
MOBILE HOME
Any vehicle or similar portable structure having no foundation other than wheels, jacks or skirtings and so designed or constructed as to permit occupancy for dwelling or sleeping purposes.
MOBILE HOME PARK
Any plot of ground upon which two or more mobile homes occupied for dwelling or sleeping purposes are located, regardless of whether or not a charge is made for such accommodation, and housing persons of the age of 55 years or older in accordance with all Federal Fair Housing Act standards, together with such other persons as may be permitted according to the provisions of this article hereinafter set forth.
[Amended 5-24-1977 by Ord. No. 21-77; 4-22-1991 by Ord. No. 12-91]
MOBILE HOME SPACE
A plot of ground within a mobile home park, designed for the accommodation of one mobile home.
OCCUPANCY
The actual use of a mobile home located in a mobile home park regulated by this article as a dwelling place or place of residence.
[Added 2-28-1978 by Ord. No. 14-78]
PARK
A senior citizens' mobile home park.
PERSON
Any natural individual, firm, partnership, association or corporation.
It shall be unlawful for any person to maintain or operate a mobile home park within the limits of the Township of Jackson unless such person shall first obtain a license therefor.
[Amended 12-1-1969 by Ord. No. 14-69]
The number of licenses permitted to be issued for the operation of senior citizens' mobile home parks shall not exceed six in number.
[Amended 12-1-1969 by Ord. No. 14-69; 5-14-1974 by Ord. No. 12-74; 3-11-1975 by Ord. No. 12-75; 2-10-1976 by Ord. No. 3-76]
The annual license fee for each mobile home park shall be $600. The annual license fee shall be paid to the Township Clerk on February 1 of each and every year.
[Added 5-27-1975 by Ord. No. 26-75]
A. 
In addition to the annual license fee required by § 280-4 of this article, there shall be paid to the Township of Jackson by each mobile home park the sum of $500. Said amount shall be paid within 30 days of the effective date of this section. Such payment shall be a one-time payment and shall be considered as a part of the license fee authorized to be imposed for revenue by N.J.S.A. 40:52-2.
B. 
The purpose of said payment shall be to guarantee the up-to-date payment of all bills for public utilities essential to the continued operation of the mobile home park and to protect the welfare of the inhabitants thereof by providing a means for the payment of delinquent utility bills.
C. 
In the event of nonpayment of a bill or bills for and a threatened discontinuance of public utility services essential to the continued operation of any mobile home park, the Township Committee may, by resolution, authorize the payment from such funds on deposit of the amount of the unpaid bill or bills, up to the amount of $500. In such event the mobile home park shall immediately reimburse the Township for the amount paid, and a failure to do so shall be a violation of this article and shall be a sufficient cause for the revocation of the license issued pursuant to this article.
[Amended 12-1-1969 by Ord. No. 14-69]
A. 
Application for a mobile home park license shall be filed with the Township Clerk, and such license shall be issued by the Township Clerk after having received approval from the Township Committee. The application shall be in writing, signed by the applicant, and shall include the following:
(1) 
The name and address of the applicant.
(2) 
The location and legal description of the mobile home park.
(3) 
A complete plan of the park in conformity with the requirements of this article.
(4) 
Plans and specifications of all buildings, improvements and facilities constructed or to be constructed within the park.
(5) 
Such further information as may be requested by the Township Clerk or the Township Board of Health.
B. 
The applicant shall submit appropriate plans and specifications to the Municipal Utilities Authority as are in accordance with the rules and regulations of the Municipal Utilities Authority or are provided for in the applicable ordinances of the Township of Jackson. Before any license hereunder shall be issued, the applicant must secure the approval of said Jackson Township Municipal Utilities Authority and of the State Board of Health and other applicable state agencies. This approval will include the obtaining of appropriate guaranties by way of bonding that the proposed sewerage facilities will be built in accordance with approved plans and specifications.
[Amended 12-21-1971 by Ord. No. 31-71]
C. 
The Township Committee shall investigate the applicant and inspect the application and proposed plans and specifications. The Township Committee shall be the sole issuing authority under this article. If the applicant is of good moral character and the proposed mobile home park will, when constructed or altered in accordance with such plans and specifications, be in accordance with all the provisions of this article, the Zoning Ordinance[1] and all other applicable ordinances, the Township Committee shall authorize the Township Clerk to approve the application. Upon completion, or posting of a performance bond to guarantee the completion, of the first section of the park in compliance with the following schedule, the Township Committee shall authorize the Township Clerk to issue the license to operate:
[Amended 12-21-1971 by Ord. No. 31-71]
(1) 
First section. Upon completion, or posting of a performance bond to guarantee the completion, of all walkways, curbing, streets, lighting, water supply and sewage and refuse disposal systems to accommodate the first section, it shall be deemed completed.
(2) 
Second section. Upon completion, or posting of a performance bond to guarantee the completion, of all walkways, curbing, streets, lighting, water supply and sewage and refuse disposal systems to accommodate the additional mobile homes, the second section shall be deemed completed. The licensee shall not begin construction or operation of the third section or any subsequent sections until the recreational, laundry and sanitation facilities are completed according to the provisions of this article.
(3) 
Third section and subsequent sections. The licensee must complete construction of all improvements set forth in Subsection C(1) above to accommodate the mobile homes in that section before he will be permitted to begin construction and use of any subsequent section. All subsequent sections shall consist of plots and improvements to accommodate all mobile homes in that section.
[1]
Editor's Note: For zoning provisions, see Ch. 244, Land Use and Development Regulations.
The mobile home park shall conform to the following requirements:
A. 
The park shall be located on a well-drained site, properly graded to ensure rapid drainage and freedom from stagnant pools of water.
B. 
Mobile home spaces shall be provided consisting of a maximum of seven spaces for each acre of ground within the mobile home park.
C. 
Mobile homes shall be so harbored on each space that there shall be at least a twenty-five-foot clearance between mobile homes; provided, however, that with respect to mobile homes parked end-to-end, the end-to-end clearance may be less than 25 feet but shall not be less than 20 feet. No mobile home shall be located closer than 50 feet away from any building within the park or from any property line boundary of the park; and no mobile home or building shall be located within 50 feet of any boundary line of the park or within 75 feet of an existing street or roadway.
[Amended 12-1-1969 by Ord. No. 14-69; 12-11-1973 by Ord. No. 71-73]
D. 
All mobile home spaces shall abut upon a driveway of not less than 30 feet in width, which shall have unobstructed access to a public street, alley or highway.
[Amended 12-1-1969 by Ord. No. 14-69]
E. 
Walkways not less than three feet wide shall be provided from the mobile home spaces to the service buildings.
[Amended 12-1-1969 by Ord. No. 14-69]
F. 
All driveways and walkways within the park shall be hard-surfaced and lighted at night with lights spaced at intervals so as to illuminate adequately all such driveways and walkways.
[Amended 12-1-1969 by Ord. No. 14-69]
G. 
Each park shall provide service buildings to house such toilet, bathing and other sanitation facilities and such laundry facilities as are hereinafter more particularly prescribed.
H. 
An electrical receptacle, properly grounded, shall be provided for each mobile home space and each mobile home, shall be waterproof and shall be accessible to the parked mobile home. The receptacle shall supply 115/230 volts with a minimum rated capacity of 50 amperes. A properly sized overcurrent device shall be installed as an integral part of each outlet.
A. 
An adequate supply of potable water, complying with the Potable Water Standards established by the State Department of Health of the State of New Jersey, shall be provided in each mobile home park. The water shall be obtained from an approved public potable water supply, if available. If an approved public potable water supply is not available, a water supply shall be developed in accordance with Standards for the Construction of Water Supply Systems for Realty Improvements promulgated by the State Commissioner of Health pursuant to the provisions of P.L. 1954, c. 199,[1] and approved by the Jackson Township Board of Health prior to its use.
[1]
Editor's Note: See N.J.S.A. 58:11-23 et seq.
B. 
The water supply system shall be piped so as to provide service to all buildings and to each mobile home space. An individual connection shall be provided for each mobile home space and so installed that it will not be damaged by the parking of mobile homes. The connection shall consist of a riser terminating at least four inches above the ground surface, with a three-fourths-inch valved outlet threaded so that a flexible tubing with a screw connection may be attached between the riser and the home. If the mobile home is disconnected, the outlet shall be disinfected and capped. The water system piping shall deliver water to each mobile home space connection at six gallons per minute at 20 pounds per square inch.
C. 
Potable water shall be stored only in impervious tanks protected against surface drainage. All tanks shall be provided with watertight covers, and any overflow or ventilation openings shall be covered with a metallic screen of not less than No. 16 mesh to prevent the entrance of insects and vermin. No storage tank shall have a drainage connection direct to a sewer.
D. 
No physical cross-connection shall be made between an approved public potable water supply and an unapproved water supply unless it satisfies the provisions of P.L. 1942, c. 308 (N.J.S.A. 58:11-9.1 et seq.). A semipublic water supply is considered as an unapproved water supply for the purpose of this article even though it may meet the Potable Water Standards established by the State Department of Health of the State of New Jersey.
E. 
Drinking fountains, if provided, shall be constructed of impervious material and have an angle jet with the nozzle above the overflow rim of the bowl. The nozzle shall be protected by a nonoxidizing guard. The bowl shall be of easily cleanable design, without corners, and the bowl opening equipped with a strainer.
[Added 7-6-1966 by Ord. No. 12-66; amended 5-12-1980 by Ord. No. 22-80]
Every mobile home park licensed under the provisions of this article and every licensee, owner, operator or manager of such a mobile park shall comply with the minimum requirements of each and every state, county and municipal law, code, ordinance and regulation applicable to the ownership, occupancy and operation of mobile home parks and trailer parks. Every licensee, owner, operator or manager of a mobile home park licensed under the provisions of this article shall maintain the same facilities and the same standards of service, maintenance and equipment in the mobile home park as was provided from the time the mobile home park commenced operation or as is or was required by law, ordinance or regulation or by lease at the date the lease was entered into.
Each park accommodating dependent mobile homes shall be provided with toilets, baths or showers, slop sinks and other sanitation facilities which shall conform to the following requirements:
A. 
Toilet facilities for males shall consist of not less than one flush toilet and one urinal for the first 15 dependent mobile homes or any less number thereof, and for dependent mobile homes in excess of 15, not less than one additional flush toilet for every 10 additional dependent mobile homes or fractional number thereof.
B. 
Toilet facilities for females shall consist of not less than one flush toilet for the first 10 dependent mobile homes or any less number thereof, and for dependent mobile homes in excess of 10, not less than one additional lavatory and one additional flush toilet for every 10 additional dependent mobile homes or fractional number thereof.
C. 
Each sex shall be provided with not less than one lavatory and one shower or bathtub with individual dressing accommodations for the first 10 dependent mobile homes or any less number thereof, and for dependent mobile homes in excess of 10, not less than one additional lavatory and one additional shower or bathtub with individual dressing accommodations for every 10 additional dependent mobile homes or fractional number thereof.
D. 
Each toilet and each shower or bathtub with individual dressing accommodations, for which provision is made in Subsections A, B and C, shall be in a private compartment or stall.
E. 
The toilet and other sanitation facilities for males and females shall be either in separate buildings or shall be separated, if in the same building, by a soundproof wall.
Laundry facilities shall be provided as follows:
A. 
Not less than one single-tray laundry and one automatic or semiautomatic-type washing machine for the first 25 dependent mobile home spaces or any less number thereof, and for dependent mobile home spaces in excess of 25, not less than one additional single-tray laundry and one additional automatic or semiautomatic-type washing machine for every 25 additional mobile home spaces.
B. 
An ample number of electrical outlets shall be provided supplying current sufficient to operate each washing machine. Drying spaces shall be provided sufficient to accommodate the laundry of the mobile home occupants if automatic drying equipment is not supplied.
C. 
The laundry facilities shall be either in a separate building or, if in the same building where sanitation facilities are housed, shall be separated from the rooms housing the sanitation facilities by a soundproof wall.
A. 
Service buildings housing sanitation and laundry facilities or any of such facilities shall be permanent structures complying with all applicable ordinances and statutes regulating buildings, electrical installations and plumbing and sanitation systems.
B. 
The service buildings shall be well lighted at all times of the day and night, shall be well ventilated with screened openings, shall be constructed of such moistureproof material, including painted woodwork, as shall permit repeated cleaning and washing, and shall be maintained at a temperature of at least 68° F. during the period from October 1 to May 1. The floors of the service buildings shall be of water-impervious material.
C. 
Service buildings housing sanitation facilities shall be located not closer than 15 feet nor farther than 100 feet from any mobile home space upon which a dependent home is harbored.
D. 
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.
E. 
Every mobile home park shall provide at least 200 square feet of recreation area for each mobile home space within the park. Said recreation area shall be located entirely within one section of the park, unless the authority issuing the license permit shall permit the recreational area to be divided into two or more locations. Such recreation area shall be located so as to be convenient to the residents of the mobile home park. In addition to the requirements set forth herein, senior citizens' mobile home parks shall provide an ample and suitable structure for the housing of recreational facilities. Any such recreational clubhouses and other common facilities shall be made available by the owner or operator at all times to any resident or group of residents of the park for any lawful purpose, including, but not limited to, entertainment, recreational programs or meetings of any groups or organizations made up solely of residents of the park or guests of residents so engaged for representation or information purposes.
[Amended 12-28-1981 by Ord. No. 58-81]
A. 
Senior citizens' mobile home parks accommodating 60 mobile homes or fewer shall be permitted to maintain individual sewage disposal systems, consisting of suitable septic tanks and laterals. No septic tank shall be connected by laterals to more than seven mobile homes. Any senior citizens' mobile home park accommodating more than 60 mobile homes shall be required to discharge waste from stoves, bathtubs, flush toilets, urinals, lavatories, slop sinks and laundries into a public sewer system or into a private sewer and disposal plant. Notwithstanding the provisions of this section, individual sewage disposal systems or other means of private sewage disposal shall not be permitted where a public sanitary sewer is available within 100 feet of the site of the mobile home park.
B. 
Where sewer lines are not to be connected to a public sewer system, an individual sewage disposal system shall be constructed and installed in accordance with "Standards for the Construction of Sewerage Facilities for Realty Improvements," promulgated by the New Jersey State Commissioner of Health, and shall be approved by the State Department of Health and the Jackson Township Board of Health prior to use.
C. 
Each mobile home space shall be provided with a building sewer installed in accordance with the requirements of Regulation 4.1 of the New Jersey State Sanitary Code, Chapter IX, Mobile Home Parks. The building sewer shall be at least four inches in diameter, constructed of cast-iron extra strength.
D. 
The sewer inlet shall consist of a four-inch riser extending, as a minimum, four inches above the surface of the ground in order that a hose connection from the mobile home can be made. The riser shall be embedded firmly in the ground and be protected against heaving and shifting.
E. 
The sewer riser shall be equipped with a forty-five-degree ell or quarter bend, fitted with a standard ferrule and close nipple and provided with a screw cap. The screw cap shall be fastened by a durable chain to prevent its removal while the sewer riser is in use. When the sewer riser is not in use, it shall be capped.
F. 
The sewer connection (hose) shall be provided with suitable fittings to permit a watertight junction. The connections between the mobile home drain and the sewer shall be watertight, self-draining, and shall be effected by a noncollapsible, corrosion- and weather-resistant flexible hose of suitable diameter to fit the drain and the building sewer.
G. 
The mobile home park owner shall maintain in good repair several spare connecting hoses, to be used when privately owned hoses do not meet the requirements of this article.
H. 
Sewer lines and appurtenances shall be laid in accordance with the following requirements:
(1) 
Minimum size: six inches (except building sewer).
(2) 
Grade.
Pipe Size
(inches)
Minimum Grade
(percent)
6
0.65%
8
0.40%
10
0.29%
12
0.22%
(3) 
Construction. All sewer line joints, sewer connections and manholes shall be watertight.
(4) 
Manholes: at the upper end of each sewer line; at intersections; at changes in grade or alignment; at intervals of not more than 500 feet when the pipe is eight inches in diameter or greater. When the pipe is less than eight inches in diameter, manholes or cleanouts shall be at intervals of not more than 200 feet.
(5) 
Installation: preferably laid in trenches separated horizontally from any potable water line by at least five feet of undisturbed or well-compacted earth. If laid in a common trench with the potable water line, the potable water line shall be placed on firm foundation at the side of the trench at least 12 inches above the sewer.
Metal garbage cans with tight-fitting covers shall be provided in quantities adequate to permit disposal of all garbage and rubbish. Garbage cans shall be located not further than 200 feet from any mobile home space. The cans shall be kept in sanitary condition at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that the garbage cans shall not overflow.
[Amended 5-24-1977 by Ord. No. 21-77; 6-28-1977 by Ord. No. 37-77; 3-13-1979 by Ord. No. 9-79; 5-24-1982 by Ord. No. 19-82; 8-9-1982 by Ord. No. 33-82; 4-2-1984 by Ord. No. 14-84; 5-8-1989 by Ord. No. 14-89; 4-9-1990 by Ord. No. 16A-90; 4-22-1991 by Ord. No. 12-91]
The occupancy of any senior citizens' mobile home park shall be limited to persons who are 55 years of age or over, with the following exceptions:
A. 
A husband or wife under the age of 55 years who is residing with his or her spouse who is of the age of 55 years or over.
B. 
Adults under 55 years of age if it is established that the presence of such persons is essential for the physical care or economic care of other occupants of the age of 55 years or older.
C. 
Adults under 55 years of age who, because of physical or mental disability, are dependent upon and are under the supervision and care of the occupant or occupants of the age of 55 years or older, where it is established that it is essential that such individuals reside with the occupant or occupants.
D. 
Adults under 55 years of age who are presently occupying a mobile home in a senior citizens' mobile home park as a result of misstatements made by the licensee or a predecessor of the licensee, or the legal representative of such licensee or predecessor, shall be permitted to remain in such occupancy at the licensed premises for a period of three years from the date of adoption of this subsection, notwithstanding the fact that such adults do not meet the requirements of Subsection A, B or C of this section. All other occupants who do not fall within either the categories set forth in Subsection A, B or C of this section or of this subsection shall be deemed to be in violation of this section and shall abate or remove such violation within six months from the date of adoption of this subsection.
E. 
The age requirements set forth hereinabove are applicable not only to occupants and residents of the park, but are applicable in all respects to all resident park managers, maintenance staff and other employees of the park. In the event that any such resident manager, officer, staff member or other employee of the park or any immediate family member of such employees presently residing within and occupying a mobile home located therein does not meet the age requirements set forth hereinabove, such manager, officer, staff member or employee and any immediate family members shall be permitted to remain in such occupancy within the park for a period not to exceed five years from the date of adoption of this provision
F. 
Any individual resident or occupant not in compliance with the above-stated age requirements, but who took lawful residence and occupancy on or before May 19, 1981, in a mobile home park formerly licensed as an adult mobile home park pursuant to the judicially declared invalid ordinance establishing adult mobile home parks, and who has used or occupied the mobile home in such a park as his or her legal residence at any time prior to the date of adoption of this provision, may continue as a resident and occupant until the sale or removal of the mobile home in which such occupant resides and the cessation of said residency by the resident, or the abandonment by such resident or occupant of legal residence at the mobile home for 90 or more days. Upon the sale of any mobile home occupied by such an underaged individual, the new residents shall fully comply with the age requirements of this section. The provisions of this subsection shall apply only to residents and occupants in mobile home parks formerly licensed as adult mobile home parks.
[Added 8-10-1976 by Ord. No. 36-76]
A. 
Certificates of occupancy.
(1) 
No mobile home or trailer located in a mobile home park, whether such mobile home is sold or rented, shall be occupied by the vendee, tenant or lessee, as the case may be, until a certificate of occupancy has been secured from the Building Inspector of the Township of Jackson certifying that said mobile home or trailer complies with all applicable state laws and regulations, as well as with all applicable provisions of the Jackson Code.
(2) 
Application shall be made to the Construction Code Official, on a form to be provided, for a certificate of occupancy. Inspections shall be made by the Construction Code Official or his designee. A fee of $5 shall accompany such application. A certificate of occupancy shall be issued if the mobile home or trailer complies with all applicable laws, regulations and ordinances; otherwise, the owner shall be notified in writing of any violations found. The inspections shall be made and either a certificate of occupancy or a notice of violation shall be issued within seven days from the date of application.
[Amended 3-22-1977 by Ord. No. 7-77]
(3) 
At the time of application for the issuance of a certificate of occupancy under this section, there shall be submitted with the application a statement signed and sworn to by both the mobile home park owner and by any prospective tenants of the mobile home which shall be the subject of the issuance of the certificate of occupancy, certifying that the prospective tenants and occupants of said mobile home are in compliance with the age requirements set forth in § 280-15 of this article. In the event that such certification does not accompany the application, the application for a certificate of occupancy shall be deemed incomplete, and the application for such certificate of occupancy shall be denied.
[Added 6-16-1980 by Ord. No. 29-80]
B. 
Concrete pier required. No mobile home shall be installed or occupied in any mobile home park unless it is located upon and supported by a concrete pier or platform of sufficient size and width to accommodate the mobile home to be installed.
C. 
Inspection. No mobile home shall be occupied in any mobile home park until an inspection is made by the Building Inspector or Code Enforcement Officer of the Township certifying that said mobile home is properly located upon and supported by a concrete pier or platform of sufficient size and width as indicated above and that said mobile home is otherwise acceptable for occupation in accordance with any applicable laws, ordinances or regulations. Mobile homes shall not be occupied in any mobile home park until said concrete pad for the mobile units shall be provided with devices for anchoring the unit to prevent overturning or uplift. A mobile home park owner shall anchor or cause to be anchored all mobile units located on a concrete pier or platform. All anchorage and tie-downs shall comply with the standards set forth in the BOCA National Building Code, as amended and supplemented.
[Amended 9-26-1994 by Ord. No. 26-94]
[Amended 5-12-1980 by Ord. No. 22-80]
A. 
It shall be the duty of each licensee to keep a current register containing a record of all mobile home owners and occupants located within the park. The register shall contain the following information:
(1) 
The name and address of each mobile home occupant.
(2) 
The name and address of the owner of each mobile home.
(3) 
The make, model, year and license number of each mobile home and motor vehicle.
(4) 
The state, territory or jurisdiction issuing said licenses.
(5) 
The date of arrival and departure of each mobile home.
(6) 
Whether or not each mobile home is a dependent or an independent mobile home.
(7) 
The ages of each occupant of every mobile home.
B. 
The licensee shall keep the register available at the park for inspection at all times by law enforcement officers, public health officials, the Township Clerk, the Code Enforcer and other officials whose duties necessitate acquisition of the information contained in the register.
C. 
It shall be the duty and obligation of each licensee to enforce the age requirements set forth in § 280-15 of this article. In the event that an occupant or occupants of a mobile home located in a mobile home park licensed under this article are in violation of the age restrictions set forth in § 280-15, it shall be the duty and obligation of the licensee to take such action as may be necessary to abate the violation, including but not limited to dispossess actions, eviction proceedings or actions for possession of land.
Every park shall be equipped at all times with fire-extinguishing equipment in good working order, of such type, size and number and so located within the park as to satisfy applicable reasonable regulations of the Fire Department. No open fires shall be permitted at any place which may endanger life or property. No fires shall be left unattended at any time.
[Added 3-14-1978 by Ord. No. 11-78]
A. 
Roads, where provided, shall be designed so as to permit convenient and safe movement of traffic and unobstructed access to a public street or highway. All roads shall be provided with a smooth, hard, dense and dust-free surface which shall be durable and well drained under normal use and weather conditions. Road surfaces shall be maintained free of holes and free of snow and ice, and any such accumulation of snow or ice shall be removed within a minimum of 24 hours after termination of the precipitation which caused the snow or ice to accumulate.
B. 
No street, roadway or driveway located in a mobile home park shall have a name which will duplicate or so nearly duplicate as to be confused with the names of any other existing streets, roadways or driveways, public or private, located within the Township of Jackson. All such street names shall be subject to approval of the Township Committee.
[Added 4-24-1979 by Ord. No. 17-79]
The licensee or a duly authorized attendant or caretaker shall be in charge at all times to keep the park, its facilities and equipment in a clean, orderly and sanitary condition. The attendant or caretaker shall be answerable, with the licensee, for the violation of any provision of this article to which the license is subject.
In addition to the specifications and requirements set forth in this article, every licensee shall comply with all applicable provisions and standards of the New Jersey State Sanitary Code and all state, county and Jackson Township statutes, codes, ordinances, rules and regulations.
The license certificate shall be conspicuously posted in the office of or on the premises of the park at all times.
[Added 7-25-1978 by Ord. No. 40-78]
No owner, operator or manager of a mobile home park licensed under this article or to which this article applies shall publicly advertise such a mobile home park by any designation other than as a senior citizens' mobile home park.
The Township Clerk may revoke any license to maintain and operate a park when the licensee has been found guilty by a court of competent jurisdiction of violating any provision of this article. After such conviction, the license may be reissued if the circumstances leading to conviction have been remedied and the park is being maintained and operated in full compliance with law.
[Amended 12-5-1972 by Ord. No. 34-72]
Any person violating this article shall be fined not more than $500 or imprisoned for a term not to exceed 90 days, or both, for each offense.
[Adopted 5-18-1981 by Ord. No. 17-81 (Ch. 77, Art. II, of the 1972 Code)]
As used in this article, the following terms shall have the meanings indicated:
FAMILY
One or more persons occupying a mobile home and living as a single, nonprofit housekeeping unit.
LICENSEE
Any person licensed to operate and maintain a mobile home park under the provisions of this article.
MOBILE HOME
Any vehicle or similar portable structure having no foundation other than wheels, jacks or skirtings and so designed or constructed as to permit occupancy for dwelling or sleeping purposes.
MOBILE HOME PARK
Any plot of ground upon which two or more mobile homes occupied for dwelling or sleeping purposes are located, regardless of whether or not a charge is made for such accommodations and housing such persons as may be permitted according to the provisions of this article hereafter set forth.
MOBILE HOME SPACE
A plot of ground within a mobile home park designed for the accommodation of one mobile home.
OCCUPANCY
The actual use of a mobile home located in a mobile home park regulated by this article as a dwelling place or place of residence.
PARK
An adult mobile home park.
PERSON
Any natural individual, firm, partnership, association or corporation.
It shall be unlawful for any person to maintain or operate an adult mobile home park within the limits of the Township of Jackson unless such person shall first obtain a license therefor.
The number of licenses permitted to be issued for the operation of adult mobile home parks shall not exceed three in number.
The annual license fee for each mobile home park shall be $600. The annual license fee shall be paid to the Township Clerk on February 1 of each and every year.
A. 
In addition to the annual license fee required by § 280-29 of this article, there shall be paid to the Township of Jackson by each mobile home park the sum of $500. Said amount shall be paid within 30 days of the effective date of this section. Such payment shall be a one-time payment and shall be considered as a part of the license fee authorized to be imposed for revenue by N.J.S.A. 40:52-2.
B. 
The purpose of said payment shall be to guarantee the up-to-date payment of all bills for public utilities essential to the continued operation of the mobile home park and to protect the welfare of the inhabitants thereof by providing a means for the payment of delinquent utility bills.
C. 
In the event of nonpayment of a bill or bills for and a threatened discontinuance of public utility services essential to the continued operation of any mobile home park, the Township Committee may, by resolution, authorize the payment from such funds on deposit of the amount of the unpaid bill or bills up to the amount of $500. In such event, the mobile home park shall immediately reimburse the Township for the amount paid, and a failure to do so shall be a violation of this article and shall be a sufficient cause for the revocation of the license issued pursuant to this article.
A. 
The holder of a license for a senior citizen mobile home park which is actually in operation, and which is less than 80% occupied based upon the approved number of sites permitted within the park by Zoning Board or Planning Board approval, may convert such license to an adult mobile home park license as provided for herein on the condition that all provisions of this article are fully complied with. The number of licenses permitted to be issued for the conversion of a senior citizen mobile home park to an adult mobile home park shall not exceed three in number. The holders of licenses for Oak Tree Mobile Home Park and South Wind Mobile Home Park shall not be entitled to convert their respective licenses to adult mobile home park licenses.
B. 
No such holder of a senior citizen mobile home park license shall be permitted to apply for or receive approval for the converting of such license to an adult mobile home park license on or after March 1, 1982.
[Added 3-15-1982 by Ord. No. 12-82]
A. 
Application for a mobile home park license shall be filed with the Township Clerk, and such license shall be issued by the Township Clerk after having received approval from the Township Committee. The application shall be in writing, signed by the applicant, and shall include the following:
(1) 
The name and address of the applicant.
(2) 
The location and legal description of the mobile home park.
(3) 
A complete plan of the park in conformity with the requirements of this article.
(4) 
Plans and specifications of all buildings, improvements and facilities constructed or to be constructed within the park.
(5) 
Such further information as may be requested by the Township Clerk or the Township Board of Health.
B. 
Where an applicant is applying for a license for the construction of a new mobile home park, the applicant shall submit appropriate plans and specifications to all applicable state, county and municipal agencies for necessary approvals. Plans for the providing of sewer and water shall be submitted to the Municipal Utilities Authority for its review and inspection for the purpose of assuring that such plans meet the requirements of the State of New Jersey for sewers and water. Before any license shall be issued hereunder, the applicant must secure the approval of all applicable state, county and municipal agencies. This approval may include the submission of performance guaranties as construction on each section of the park is commenced that the proposed facilities will be built in accordance with approved plans and specifications. All sewer and water systems are to remain in the ownership and control of the park operator, except that the park operator may contract with the Municipal Utilities Authority for the operation of such systems.
C. 
The Township Committee shall investigate the applicant and inspect the application and proposed plans and specifications. The Township Committee shall be the sole issuing authority under this article. If the applicant is of good moral character and the mobile home park complies with all the provisions of this article, the Zoning Ordinance[1] and all other applicable ordinances, the Township Committee shall authorize the issuance or renewal of a license under this article, provided that the specific requirements of § 280-31 have been complied with.
[1]
Editor's Note: For zoning provisions, see Ch. 244, Land Use and Development Regulations.
The mobile home park shall conform to the following requirements:
A. 
The park shall be located on a well-drained site, properly graded to ensure rapid drainage and freedom from stagnant pools of water.
B. 
Mobile home spaces shall be provided, consisting of a maximum of seven spaces for each acre of ground within the mobile home park.
C. 
Mobile homes shall be so harbored on each space that there shall be at least a twenty-five-foot clearance between mobile homes; provided, however, that with respect to mobile homes parked end-to-end, the end-to-end clearance may be less than 25 feet but shall not be less than 20 feet. No mobile home shall be located closer than 50 feet away from any building within the park or from any property line boundary of the park; and no mobile home or building shall be located within 50 feet of any boundary line of the park or within 75 feet of an existing public street or roadway.
D. 
All mobile home spaces shall abut upon a driveway of not less than 30 feet in width, which shall have unobstructed access to a public street, alley or highway.
E. 
Walkways not less than three feet wide shall be provided from the mobile home spaces to the service buildings.
F. 
All driveways and walkways within the park shall be hard-surfaced and lighted at night with lights spaced at intervals so as to illuminate adequately all such driveways and walkways.
G. 
Each park shall provide service buildings to house such toilet, bathing and other sanitation facilities and such laundry facilities as are hereinafter more particularly prescribed.
H. 
An electrical receptacle, properly grounded, shall be provided for each mobile home space, and each mobile home shall be waterproof and shall be accessible to the parked mobile home. The receptacle shall supply 115/230 volts with a minimum rated capacity of 50 amperes. A properly sized overcurrent device shall be installed as an integral part of each outlet.
A. 
An adequate supply of potable water, complying with the Potable Water Standards established by the State of New Jersey, shall be provided in each mobile home park. The water shall be obtained from an approved public potable water supply, if available. If an approved public potable water supply is not available, a water supply shall be developed in accordance with Standards for the Construction of Water Supply Systems for Realty Improvements promulgated by the State Commissioner of Health pursuant to the provisions of P.L. 1954, c. 199,[1] and approved by the Jackson Township Board of Health prior to its use.
[1]
Editor's Note: See N.J.S.A. 58:11-23 et seq.
B. 
The water supply system shall be piped so as to provide service to all buildings and to each mobile home space. An individual connection shall be provided for each mobile home space and so installed that it will not be damaged by the parking of mobile homes. The connection shall consist of a riser terminating at least four inches above the ground surface, with a three-fourths-inch valve outlet threaded so that a flexible tubing with a screw connection may be attached between the riser and the home. If the mobile home is disconnected, the outlet shall be disinfected and capped. The water system piping shall deliver water to each mobile home space connection at six gallons per minute at 20 pounds per square inch:
C. 
Potable water shall be stored only in impervious tanks protected against surface drainage. All tanks shall be provided with watertight covers, and any overflow or ventilation openings shall be covered with a metallic screen of not less than No. 16 mesh to prevent the entrance of insects and vermin. No storage tank shall have a drainage connection direct to a sewer.
D. 
Drinking fountains, if provided, shall be constructed of impervious material and have an angle jet with the nozzle above the overflow rim of the bowl. The nozzle shall be protected by a nonoxidizing guard. The bowl shall be of easily cleanable design, without corners, and the bowl opening equipped with a strainer.
A. 
Every mobile home park licensed under the provisions of this article and every licensee, owner, operator or manager of such a mobile home park shall comply with the minimum requirements of each and every state, county and municipal law, code, ordinance and regulation applicable to the ownership, occupancy and operation of mobile home parks and trailer parks. Every licensee, owner, operator or manager of a mobile home park licensed under the provisions of this article shall maintain the same facilities and the same standards of service, maintenance and equipment in the mobile home park as was provided from the time the mobile home park commenced operation or as is or was required by law, ordinance or regulation or by lease at the date the lease was entered into.
B. 
Every licensee, owner, operator or manager of every licensed mobile home park shall require that all occupants and residents conform to proper standards of conduct, as such standards may be established by such licensee, owner, operator or manager. Such standards shall be submitted to the Township Committee for their approval prior to their implementation. As a minimum, such standards shall prohibit any occupant or resident from being so disorderly as to destroy the peace and quiet of the mobile home park or the peace and quiet of the other occupants or residents of the park; shall prohibit any occupant or resident from willfully destroying, damaging or injuring the mobile home park or any property of any other occupant or resident of the park; shall prohibit any occupant or resident from committing any illegal or immoral acts; and shall prohibit any occupant or resident from constantly violating the rules and regulations governing the mobile home park.
Laundry facilities shall be provided as follows:
A. 
There shall be not less than one single-tray laundry and one automatic or semiautomatic-type washing machine for the first 25 dependent mobile home spaces or any less number thereof, and for dependent mobile home spaces in excess of 25, not less than one additional single-tray laundry and one additional automatic or semiautomatic-type washing machine for every 25 additional mobile home spaces.
B. 
An ample number of electrical outlets shall be provided supplying current sufficient to operate each washing machine. Drying spaces shall be provided sufficient to accommodate the laundry of the mobile home occupants if automatic drying equipment is not supplied.
C. 
The laundry facilities shall be either in a separate building or, if in the same building where sanitation facilities are housed, shall be separate from the rooms housing the sanitation facilities by a soundproof wall.
A. 
Service buildings housing sanitation and laundry facilities or any of such facilities shall be permanent structures complying with all applicable ordinances and statutes regulating buildings, electrical installations and plumbing and sanitation systems.
B. 
The service buildings shall be well lighted at all times of the day and night, shall be well ventilated with screened openings, shall be constructed of such moistureproof material, including painted woodwork, as shall permit repeated cleaning and washing, and shall be maintained at a temperature of at least 68° F. during the period from October 1 to May 1. The floors of the service buildings shall be of water-impervious material.
C. 
Service buildings housing sanitation facilities shall be located not closer than 15 feet nor farther than 100 feet from any mobile home space upon which a dependent home is harbored.
D. 
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.
E. 
Every mobile home park shall provide at least 200 square feet of recreation area for each mobile home space within the park. Said recreation area shall be located entirely within one section of the park unless the authority issuing the license permit shall permit the recreational area to be divided into two or more locations. Such recreation area shall be located so as to be convenient to the residents of the mobile home park. In addition to the requirements set forth herein, adult mobile home parks shall provide an ample and suitable structure for the housing of recreational facilities. Any such recreational clubhouses and other common facilities shall be made available by the owner or operator of the park for any lawful purpose, including, but not limited to, entertainment, recreational programs or meetings of any groups or organizations made up solely of residents of the park or guests of residents so engaged for representation or information purposes.
[Amended 12-28-1981 by Ord. No. 58-81]
A. 
Mobile home parks accommodating 60 mobile homes or fewer shall be permitted to maintain individual sewage disposal systems consisting of suitable septic tanks and laterals. No septic tank shall be connected by laterals to more than seven mobile homes. Any mobile home park accommodating more than 60 mobile homes shall be required to discharge waste from stoves, bathtubs, flush toilets, urinals, lavatories, slop sinks and laundries into a public sewer system or into a private sewer and disposal plant. Notwithstanding the provisions of this section, individual sewage disposal systems or other means of private sewage disposal shall not be permitted where a public sanitary sewer is available within 100 feet of the site of the mobile home park.
B. 
Where sewer lines are not to be connected to a public sewer system, an individual sewage disposal system shall be constructed and installed in accordance with Standards for the Construction of Sewerage Facilities for Realty Improvements, promulgated by the State of New Jersey, and shall be approved by the State Department of Health and the Jackson Township Board of Health prior to use.
C. 
Each mobile home space shall be provided with a building sewer installed in accordance with the requirements of the New Jersey State Sanitary Code. The building sewer shall be at least four inches in diameter, constructed of cast-iron extra strength.
D. 
The sewer inlet shall consist of a four-inch riser extending, as a minimum, four inches above the surface of the ground in order that a hose connection from the mobile home can be made. The riser shall be embedded firmly in the ground and be protected against heaving and shifting.
E. 
The sewer riser shall be equipped with a forty-five-degree ell or quarter bend, fitted with a standard ferrule and close nipple and provided with a screw cap. The screw cap shall be fastened by a durable chain to prevent its removal while the sewer riser is in use. When the sewer riser is not in use, it shall be capped.
F. 
The sewer connection (hose) shall be provided with suitable fittings to permit a watertight junction. The connections between the mobile home drain and the sewer shall be watertight, self-draining and shall be effected by a noncollapsible, corrosion- and weather-resistant flexible hose of suitable diameter to fit the drain and the building sewer.
G. 
The mobile home park owner shall maintain in good repair several spare connecting hoses to be used when privately owned hoses do not meet the requirements of this article.
H. 
Sewer lines and appurtenances shall be laid in accordance with the following requirements:
(1) 
Minimum size: six inches (except building sewer).
(2) 
Grade.
Pipe Size
(inches)
Minimum Grade
(percent)
6
0.65%
8
0.40%
10
0.29%
12
0.22%
(3) 
Construction. All sewer line joints, sewer connections and manholes shall be watertight.
(4) 
Manholes: at the upper end of each sewer line; at intersections; at changes in grade or alignment; at intervals of not more than 500 feet when the pipe is eight inches in diameter or greater. When the pipe is less than eight inches in diameter, manholes or cleanouts shall be at intervals of not more than 200 feet.
(5) 
Installation: preferably laid in trenches separated horizontally from any potable water line by at least five feet of undisturbed or well-compacted earth. If laid in a common trench with the potable waterline, the potable waterline shall be placed on firm foundation at the side of the trench at least 12 inches above the sewer.
Metal garbage cans with tight-fitting covers shall be provided in quantities adequate to permit disposal of all garbage and rubbish. Garbage cans shall be located not further than 200 feet from any mobile home space. The cans shall be kept in a sanitary condition at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to ensure that the garbage cans shall not overflow.
The occupancy of any mobile home in any adult mobile home park shall be governed by the occupancy limits set forth in the Housing Code, and in addition shall be limited to persons who are 42 years of age or over with the following exceptions:
A. 
A husband or wife under age 42 who is residing with his or her spouse who is of the age of 42 years or over.
B. 
Not more than two additional adults 20 years of age or over who are children or bona fide members of the immediate family of the principal occupant or occupants.
C. 
Such additional persons as may be authorized by Chapter 280, § 280-15, of the Jackson Code.
D. 
The age requirements set forth hereinabove are applicable not only to occupants and residents of the park but are applicable in all respects to all resident park managers, maintenance staff and other employees of the park. In the event that any such resident of the park presently residing within and occupying a mobile home located within does not meet the age requirements set forth hereinabove, such manager, officer, staff member or employee shall be permitted to remain in such occupancy within the park for a period not to exceed five years from the date of adoption of this provision.
[Added 5-24-1982 by Ord. No. 19-82]
A. 
Certificates of occupancy.
(1) 
No mobile home located in a mobile home park, whether such mobile home is sold or rented, shall be occupied by the vendee, tenant or lessee, as the case may be, until a certificate of occupancy has been secured from the Inspection Department of the Township of Jackson certifying that said mobile home or trailer complies with all applicable state laws and regulations, as well as with all applicable provisions of the Jackson Code.
(2) 
Application shall be made to the Construction Code Official, on a form to be provided, for a certificate of occupancy. Inspections shall be made by the Construction Code Official or his designee. A fee of $5 shall accompany such application. A certificate of occupancy shall be issued if the mobile home or trailer complies with all applicable laws, regulations and ordinances; otherwise, the owner shall be notified in writing of any violations found. The inspections shall be made and either a certificate of occupancy or a notice of violation shall be issued within seven days from the date of application.
(3) 
At the time of application for the issuance of a certificate of occupancy under this section, there shall be submitted with the application a statement signed and sworn to by both the mobile home park owner and by any prospective tenants of the mobile home, which shall be the subject of the issuance of the certificate of occupancy, certifying that the prospective tenants and occupants of said mobile home are in compliance with the age requirements set forth in § 280-40 of this article. In the event that such certification does not accompany the application, the application for a certificate of occupancy shall be deemed incomplete, and the application for such certificate of occupancy shall be denied.
B. 
Concrete pier required. No mobile home shall be installed or occupied in any mobile home park unless it is located upon and supported by a concrete pier or platform of sufficient size and width to accommodate the mobile home to be installed.
C. 
Inspection. No mobile home shall be occupied in any mobile home park until an inspection is made by the Building Inspector or Code Enforcement Officer of the Township certifying that said mobile home is properly located upon and supported by a concrete pier or platform of sufficient size and width as indicated above and that said mobile home is otherwise acceptable for occupation in accordance with any applicable laws, ordinances or regulations. Mobile homes shall not be occupied in any mobile home park until said concrete pad for the mobile units shall be provided with devices for anchoring the unit to prevent overturning or uplift. A mobile home park owner shall anchor or cause to be anchored all mobile units located on a concrete pier or platform. All anchorage and tie-downs shall comply with the standards set forth in the BOCA National Building Code, as amended and supplemented.
[Amended 9-26-1994 by Ord. No. 26-94]
A. 
It shall be the duty of each licensee to keep a current register containing a record of all mobile home owners and occupants located within the park. The register shall contain the following information:
(1) 
The name and address of each mobile home occupant.
(2) 
The name and address of the owner of each mobile home.
(3) 
The make, model, year and license number of each mobile home and motor vehicle.
(4) 
The state, territory or jurisdiction issuing said licenses.
(5) 
The date of arrival and departure of each mobile home.
(6) 
Whether or not each mobile home is a dependent or an independent mobile home.
(7) 
The ages of each occupant of every mobile home.
B. 
The licensee shall keep the register available at the park for inspection at all times by law enforcement officers, public health officials, the Township Clerk, the Code Enforcer and other officials whose duties necessitate acquisition of the information contained in the register.
C. 
It shall be the duty and obligation of each licensee to enforce the age requirements set forth in § 280-40 of this article. In the event that an occupant or occupants of a mobile home located in a mobile home park licensed under this article are in violation of the age restrictions set forth in § 280-40, it shall be the duty and obligation of the licensee to take such action as may be necessary to abate the violation, including but not limited to dispossess actions, eviction proceedings or actions for possession of land.
Every park shall be equipped at all times with fire-extinguishing equipment in good working order, of such type, size and number and so located within the park as to satisfy applicable reasonable regulations of the Fire Department. No open fires shall be permitted at any place which may endanger life or property. No fires shall be left unattended at any time.
A. 
Roads shall be designed so as to permit convenient and safe movement of traffic and unobstructed access to a public street or highway. All roads shall be provided with a smooth, hard, dense and dust-free surface which shall be durable and well-drained under normal use and weather conditions. Road surfaces shall be maintained free of holes and free of snow and ice, and any such accumulation of snow or ice shall be removed within a minimum of 24 hours after termination of the precipitation which caused the snow or ice to accumulate.
B. 
No street, roadway or driveway located in a mobile home park shall have a name which will duplicate or so nearly duplicate as to be confused with the names of any other existing streets, roadways or driveways, public or private, located within the Township of Jackson. All such street names shall be subject to approval of the Township Committee.
The licensee or a duly authorized attendant or caretaker shall be in charge at all times to keep the park, its facilities and equipment in a clean, orderly and sanitary condition. The attendant or caretaker shall be answerable, with the licensee, for the violation of any provision of this article to which the license is subject.
In addition to the specifications and requirements set forth in this article, every licensee shall comply with all applicable provisions and standards of the New Jersey State Sanitary Code and all state, county and Jackson Township statutes, codes, ordinances, rules and regulations.
The license certificate shall be conspicuously posted in the office of or on the premises of the park at all times.
No owner, operator or manager of a mobile home park licensed under this article or to which this article applies shall publicly advertise such a mobile home park by any designation other than as an adult mobile home park.
The Township Clerk may revoke any license to maintain and operate a park when the licensee has been found guilty by a court of competent jurisdiction of violating any provision of this article. After such conviction, the license may be reissued if the circumstances leading to conviction have been remedied and the park is being maintained and operated in full compliance with law.
Any person violating this article shall be fined not more than $500 or be imprisoned for a term not to exceed 90 days, or both, for each offense.
This article, being necessary for the welfare of the Township and its inhabitants, shall be liberally construed to effectuate the purposes thereof.
It is hereby declared that the provisions of Chapter 334, Rent Control for Apartments and Mobile Home Parks, of the Jackson Code shall apply to any mobile home park authorized by this article.
[Added 12-27-1989 by Ord. No. 49-89]
All mobile home parks licensed under this article shall post in a conspicuous, public place an emergency phone number which will provide twenty-four-hour access to the landlord or his agent or representative. Said number shall also be placed on file with the Jackson Township Police Department and in the Township Clerk's office.