North Brunswick City Zoning Code
ARTICLE XXII
R-M Residential District
§ 205-92.5 Definitions.
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.
§ 205-92.6 General requirements.
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]
§ 205-92.7 Design standards and improvements.
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.
§ 205-92.8 Water supply system and sanitary sewerage facilities.
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.
§ 205-92.9 Refuse storage, collection and disposal.
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.
§ 205-92.10 Application procedures; fees; other requirements.
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.