Chapter 15.28
MANUFACTURED HOMES AND RECREATIONAL VEHICLES

Sections:

15.28.010    Definitions

15.28.020    Location and Occupancy

15.28.030    Permit–Application and Fee

15.28.040    Manufactured Home Subdivisions

15.28.050    Manufactured Home Parks

15.28.060    Recreational Vehicle Parks

15.28.070    Nonconforming Uses

15.28.080    Exceptions

15.28.090    Certification, Disapproval and Appeals

15.28.010 Definitions

Unless the context requires otherwise:

"Camp car" means a vehicle with motive power, which is designed or used for human habitation.

"Commission" means the planning and zoning commission of the city.

"Mobilehome" means any vehicle used or maintained for use as a conveyance upon highways or public streets, so designed and constructed as to permit occupancy thereof as a dwelling unit or sleeping place for one or more persons or for commercial use, having no other foundation than wheels or jacks, and built before June 15, 1976.

1.    A dependent mobilehome is one not equipped with a toilet for sewage disposal.

2.    An independent mobilehome is one equipped with a toilet for sewage disposal.

3.    A self-contained mobilehome is one equipped with a toilet, water storage tank for potable water, and sewage holding tank. (See also Section 17.08.020, Definitions.)

"Manufactured Home" means a prefabricated or factory built dwelling intended and designed to be attached to the footing at a site. Manufactured homes are built according to Housing and Urban Development (HUD) Standards and installed according to the guidelines issued by the Arizona Department of Manufactured Homes and carry a red label.

"Manufactured home park" means an area or tract of land, not bisected by a public way, designed and improved as a site for manufactured homes and related driveways, landscaping, parking areas, recreational facilities, service facilities and other amenities. (See also Section 17.08.020, Definitions.)

"Manufactured home subdivision" means an area or tract of land designed, improved and divided into smaller parts for the purpose of sale for use as a location for manufactured homes and attendant landscaping, parking areas, driveways, recreational facilities, service facilities and other uses consistent with the use intended.

"Manufactured home accessory building or structure" is any awning, portable, demountable or permanent cabana, ramada, storage cabinet, carport, garage, fence, windbreak or porch established for the use of the occupant of the manufactured home.

"Person" includes, but is not limited only to mean, a person, partnership, firm, company, corporation, tenant owner, lessee or licensee, agent, heir or any other entity, successor or assign of the foregoing.

"Travel or camp trailer" shall be any vehicular, readily portable structure built on a chassis without motive power, designed to be used as a temporary dwelling for travel and recreational purposes, having a body width not exceeding eight feet.

"Travel or camp trailer park" means any area or tract of land, or a separate designated section within a mobile home or manufactured home park, where one or more lots are rented or leased or held out for rent or lease to owners or users of travel trailers or camp cars used for travel or recreational purposes. (Prior code § 15-1) (Ord. 900 2002)

(Manual, Amended, 12/12/2002)

15.28.020 Location and Occupancy

A.    It is unlawful for any person to park a mobilehome, manufactured home or travel trailer on any street, alley, highway, other public place, or tract of land within the city, except as provided hereafter in this code and in the current zoning ordinance.

B.    One unoccupied travel trailer may be parked or stored on any premises containing an occupied dwelling within the city, provided the unit so parked or stored is located in an accessory private garage, building or rear yard of the occupied premises.

C.    Application may be made to the Winslow building inspector to park or store one unoccupied mobilehome on premises containing an occupied dwelling within the city on a temporary basis; however, no unit parked or stored pursuant to this section shall be parked in the front yard or limit in any way side yard requirements established by this or any other Winslow city ordinance for dwellings. An applicant shall pay, for the issuance of any permit pursuant to this section, the sum of one dollar ($1.00). The building inspector shall prescribe the terms on the permit relating to length of time a permit is to be effective and any other restriction which may be necessary to effectuate the purposes of this chapter and in the current zoning ordinance. Applicants aggrieved by the acts of the building inspector may petition the commission for review, which shall be had within five days of receipt of written notice of petition for review. (Ord. 900 2002, Ord. 734 (part), 1997: prior code § 15-2)

(Manual, Amended, 12/12/2002)

15.28.030 Permit–Application and Fee

A.    Permit. It is unlawful for any person to establish, operate or maintain, or permit to be established, operated or maintained upon any property owned or controlled by him, a manufactured home subdivision, manufactured home park, or travel trailer park, within the city limits without first having secured a permit therefore, and for each of the uses, from the building inspector, and after first having complied with the conditions of this and other application ordinances.

B.    Application. Application shall be made on a form provided by the building inspector and shall be accompanied by the following.

1.    Manufactured home subdivisions: shall meet all the requirements as set forth for the development of a subdivision in the subdivision code for the city.

2.    Manufactured home park: application shall be accompanied by eight prints of the plot plans which shall comply with all requirements of this chapter and, in addition, with the requirements of the Arizona State Health Code and Standards for Fire Protection as required by existing ordinances of the city.

3.    Recreational vehicle park: application shall be accompanied by eight prints of the plot plan which shall comply with all the requirements of this chapter and, in addition, with the requirements of the Arizona State Health Code and Standards for Fire Protection as required by existing ordinances of the city.

C.    Fee. The applicant shall, at the time of filing the application, pay to the city the following fees to cover the cost of the examining and processing of his application:

1.    Manufactured home subdivision: fifty dollars ($50.00) + one dollar ($1.00) for each lot or space.

2.    Manufactured home park: twenty-five dollars ($25.00) + one dollar ($1.00) for each space in a new manufactured home park or addition to an existing manufactured home park.

3.    Recreational vehicle park: twenty-five dollars ($25.00) + one dollar ($1.00) for each space in a new recreational vehicle park or addition to an existing travel trailer park. (Ord. 900 2002, Prior code § 15-3)

(Manual, Amended, 12/12/2002)

15.28.040 Manufactured Home Subdivisions

All manufactured home subdivisions established within the corporate limits of the city shall be prepared in accordance with the subdivision code, the requirements of this and other applicable ordinances. No permit shall be issued and no building or structure shall be constructed until the engineering department and building inspector have certified the same as complying with this code. Within any MFR zone district, no land, building or structure shall be used, and no building or structure shall be erected or altered which is intended or designed to be used in whole or part for other than the following specific purposes:

A.    Location. Manufactured home subdivisions shall be located in the MFR zone district only with a conditional use permit.

B.    Principal uses.

1.    Manufactured home subdivision(s) consisting of not less than twenty-five (25) sites for the parking of manufactured homes for human occupancy; cabanas, provided such structures are independent buildings, adjacent to and not permanently attached to the manufactured homes; meet all applicable city codes; and no more than one manufactured home shall be placed on each site.

2.    Off-street parking shall be provided for each manufactured home subdivision lot or space as required by Chapter 17.72 and subsequent amendments thereto.

C.    Accessory uses: shall be those uses permitted in MFR zones pursuant to the zoning code, and:

1.    Carports, garages, storage buildings, sanitary facilities and fences, constructed in accordance with all provisions of this code and all other applicable city ordinances;

2.    Detached accessory buildings normally incidental to the principal use;

3.    No detached accessory buildings shall contain kitchen facilities.

D.    Areas of Lot. In any MFR zone district, there shall be provided a minimum of five thousand (5,000) square feet for each lot or site.

E.    Front yards: shall be provided on every lot or site in the MFR zone district, the least depth of which shall not be less than twenty-five (25) feet.

F.    Side yards: Shall be provided on every lot or site in the MFR zone district, along each side lot line, the width of which shall not be less than five feet.

G.    Rear yards. For lots or sites in a MFR zone district, the rear half of the lot shall be considered as the rear yard.

H.    Fences. No fence shall exceed in height three feet in any front yard area; four and one-half feet in any side yard area; and six and one-half feet in rear yards. (Ord. 900 2002, Prior code § 15-4)

(Manual, Amended, 12/12/2002)

15.28.050 Manufactured Home Parks

All manufactured home parks established within the corporate limits of the city shall be prepared in accordance with the requirements of this and other applicable city ordinances. No building permit shall be issued and no building or structure shall be constructed until the engineering department and building inspector have certified the same as complying with this and other applicable city ordinances.

Within any manufactured home park, no land, building or structure shall be used, and no building or structure shall be erected or altered, which is intended or designed to be used in whole or part for other than the following specific purposes:

A.    Location. Manufactured home parks shall be located in the MH-MF, MFR, C, and I zone districts.

B.    Principal Uses.

1.    Manufactured home park(s) consisting of a minimum of ten sites for the parking of manufactured homes for human occupancy; no more than one manufactured home shall be placed on each site.

2.    Off-street parking shall be provided for each manufactured home located in a manufactured home park at the rate of at least one car space for each manufactured home lot, plus an additional car space for each three lots to provide for guest parking, for two car tenants and for delivery and service vehicles.

C.    Accessory uses: shall be those uses permitted in MH-MF, MFR, C and I zones pursuant to the zoning code, and:

1.    Carports, storage buildings, sanitary facilities not including dry cleaning, and fences, constructed in accordance with all the provisions of this chapter and all other applicable city ordinances;

2.    No accessory buildings or structures shall be used for human occupancy.

D.    Streets. Private streets, a minimum of twenty (20) feet in width shall be provided for ingress and egress to every manufactured home park site established within the park. Hard surface finish (Portland cement concrete or bituminous asphalt) shall be required for all such private streets and for each individual manufactured home pad and parking area. All required hard surfacing shall be constructed and installed according to city specifications as certified by the city engineer.

E.    Area of Lot. There shall be provided a minimum of three thousand five hundred (3,500) square feet for each lot or site, which shall also have a thirty-five (35) foot minimum frontage on a street.

F.    Front yards shall be provided on every lot or site in the manufactured home park, the least depth of which shall not be less than twelve (12) feet from the curb of the fronting street.

G.    Side Yards. Not less than sixteen (16) feet of unoccupied side yard space shall be provided between manufactured homes on adjacent lots, and not less than ten feet of unoccupied side yard space shall be provided between vehicle parking areas and manufactured homes on adjacent lots. On any corner lot, the least width of any side yard along the street side of the lot shall be fifteen (15) feet. Minimum side yards in all cases shall be not less than three feet.

H.    Rear yards shall be provided on every lot or site in the manufactured home park, the least depth of which shall not be less than eight feet.

I.    Fences. No fence shall exceed three feet in height in any front yard area or fifteen (15) feet from any corner on a street, and shall in no case exceed six and one-half feet in height on side or rear yards. Where a manufactured home park abuts on a residential lot, there shall be a solid wall or fence of wood or masonry not more than six and one-half feet or less than four feet in height along the lot line separating the manufactured home park from the residential lot, except that where such wall or fence adjoins the front yard of the adjoining residential lot, it shall be three feet in height.

J.    Every manufactured home park shall meet the following standards:

1.    Arizona State Health Code for the establishment of manufactured home parks;

2.    Fire protection code existing in the city at the time the manufactured home park is constructed.

K.    Each applicant for the establishment of a manufactured home park shall submit to the city engineer and building inspector the following information and drawings.

Plot Plan.

1.    The plot plan shall be drawn to a scale at which all necessary details may be clearly shown, on a twenty-four (24) by thirty-six (36) inch reproducible sheet showing the following:

a.    Name of manufactured home park, ownership, name of developer, scale, north arrow, date and key map showing location of the development;

b.    At least two corners of the development shown on the plan shall be tied by course and distance to established city or county survey monuments, and the plan must include a description of the corner markers, and indicate how the bearings were determined;

c.    Tract boundary lines, rights-of-way lines of streets, easements and other rights-of-way, with accurate dimensions and bearings on each line and the radius, arc, length, semi-tangent and central angle for each curve;

d.    The right-of-way width of each private street, location, dimensions and purpose of any easements shall be fully described on the plan;

e.    Identification of each manufactured home lot or space by letter or number;

f.    Location and description of monuments, lot corners and other survey points on the development site in place;

g.    Reference to recorded plats of adjoining land by record name, date, book and page number;

h.    Certification by a registered professional civil engineer or land surveyor to the effect that the plot plan represents a survey made or certified by him, that all the monuments shown thereon actually exist and their location, size and material are correctly shown;

i.    The plot plan shall show the existing contours and proposed finish grade contours for the entire development. The existing contours for the adjacent property and streets shall be shown to the extent required to indicate the existence and solution of drainage problems. The contour interval shall be selected with regards to the relative slope of the land, but in no event shall exceed two feet.

2.    Certification of the plan by the city engineer and building inspector shall be required before issuance of a building permit by the building inspector.

3.    The applicant shall provide the city eight prints of the plot plan at the time of application for a manufactured home park construction permit. (Ord. 900 2002, Prior code § 15-5)

(Manual, Amended, 12/12/2002)

15.28.060 Recreational Vehicle Parks

All recreational vehicle parks established within the corporate limits of the city shall be prepared in accordance with the requirements of this and other applicable city ordinances. No building permit shall be issued and no building or structure shall be constructed until the engineering department and building inspector are satisfied the conditions of this and other applicable ordinances have been complied with.

Within any recreational vehicle park, no land, building or structure shall be used, and no building or structure shall be erected or altered which is intended or designed to be used in whole or part for other than the following specific purposes:

A.    Location. Recreational vehicle parks shall be located in the C and I zone districts.

B.    Principal Uses.

1.    A recreational vehicle park consisting of a minimum of fifteen (15) sites for the parking of recreational vehicles or camp cars for human occupancy; no more than one recreational vehicle or camp car shall be placed on each site.

2.    Off-street parking shall be provided for each lot located in a recreational vehicle park at a rate of not less than one car space for each recreational vehicle park lot. The side yard areas in recreational vehicle parks shall in no case be used for off-street vehicle parking space. Off-street parking spaces may be located in the front yard in the recreational vehicle park.

C.    Accessory uses shall be those accessory uses permitted for dwellings in C and I zone districts under the zoning code, and:

1.    Storage buildings, sanitary facilities (but not to include dry cleaning) and fences, constructed in accordance with all the provisions of this and all other applicable city ordinances;

2.    No accessory buildings or structures shall be used for human occupancy.

D.    Streets. Hard surface finish (Portland cement concrete or bituminous asphalt) shall be required for all private streets, ingress and egress to the recreational vehicle park and for each individual recreational vehicle pad and parking area. All required street surfacing shall be constructed and installed according to city specifications and so certified by the city engineer.

E.    Area of Lot. In any recreational vehicle park, there shall be provided a minimum of one thousand five hundred (1,500) square feet for each lot or site.

F.    Front yards: shall be provided on every lot or site in the recreational vehicle park, the least depth of which shall not be less than twenty (20) feet.

G.    Side yards shall be provided on every lot or site in the recreational vehicle park, the least depth of which shall not be less than eight feet.

H.    Fences. No fence shall exceed three feet in height in any front yard area or fifteen (15) feet from any corner on a street, and shall in no case exceed six and one-half feet in height on side or rear yards. Where a recreational vehicle park abuts on a residential lot, there shall be a solid wall or fence of wood or masonry not more than six and one-half feet nor less than four feet in height along the lot line separating the recreational vehicle park from the residential lot, except that where such wall or fence adjoins the front yard of the adjoining residential lot, it shall be three feet in height.

I.    Every recreational vehicle park shall comply with:

1.    Arizona State Health Code for the establishment of recreational vehicle parks;

2.    Standards for fire protection existing under this code at the time the recreational vehicle park is constructed.

J.    Each applicant for the establishment of a recreational vehicle park shall submit to the city engineer and building inspector the following information and drawings:

Plot plan: to the same detail and specifications as set forth in Section 15.28.050(K)(1). (Ord. 900 2002, Prior code § 15-6)

(Manual, Amended, 12/12/2002)

15.28.070 Nonconforming Uses

Any nonconforming mobilehome subdivision, mobilehome park or travel trailer park, damaged by fire, flood, explosion, earthquake, war, riot or act of God, may be reconstructed and used as before, if it can be done within twelve (12) months of such disaster, unless it be damaged more than fifty (50) percent of the value of the improvements thereon at the time of such damage, in which case reconstruction shall be in accordance with the provision of this chapter.

Whenever a use, nonconforming to this chapter, has been discontinued for a period of six months, such use shall not thereafter be reestablished, and any future uses shall be in conformity with the provisions of this chapter. (See also Section 17.88) (Ord. 900 2002, Prior code § 15-7)

(Manual, Amended, 12/12/2002)

15.28.080 Exceptions

A.    Mobilehomes and recreational vehicles may be used under the following circumstances and shall be limited as follows:

1.    As a sales office for products sold from open land use on the property in connection with manufactured home sales, automobile sales, real estate sales and sales of a similar nature;

2.    As a construction shack for office use while any building is under construction;

3.    One mobilehome or travel trailer may be retained in the Industrial Zone to serve as quarters for the night watchman and caretaker and his family.

B.    All mobilehomes and travel trailers as defined in this section shall meet the following standards:

1.    Arizona State Health Code for the establishment of trailer parks where applicable;

2.    Standards for fire protection in this code existing at the time of passage hereof. (Ord. 900 2002, Prior code § 15-8)

(Manual, Amended, 12/12/2002)

15.28.090 Certification, Disapproval and Appeals

A.    Certification. The certification of any manufactured home subdivision, manufactured home park or recreational vehicle park shall not constitute or waive compliance with any other applicable provisions of this chapter, nor shall any certification authorize or be deemed to authorize, a violation or failure to comply with other applicable provisions of this or other ordinances and codes.

B.    Disapproval. In the event manufactured home subdivision, manufactured home park or recreational vehicle park is disapproved, the disapproval shall be in writing, shall set forth reasons and clearly indicate wherein the proposed manufactured home subdivision, manufactured home park or recreational vehicle park would be contrary to any provisions of these regulations, and a copy of such action shall be transmitted to the applicant.

C.    Appeals. Appeals of all decisions pertaining to certification, disapproval or variance under this chapter shall be made in writing, be filed, published and heard pursuant to Title 17. (Ord. 900 2002, Prior Code § 15-9)

(Manual, Amended, 12/12/2002)