Chapter
18
MOBILE HOMES
AND TRAILER COACHES[1]
Sec.
18-1. Purpose.
It is the purpose of this chapter to regulate
the construction, alteration, repair and maintenance, and change in use of all
mobile home parks, mobile homes, trailer parks and trailer coaches, so as to
provide minimum standards of housing for the occupants thereof.
(Code
1967, § 18A-l; Ord. No. 2008.09, 2-21-08)
Sec.
18-2. Definitions.
The following words, terms and phrases,
when used in this chapter, shall have the meanings ascribed to them in this
section, except where, the context clearly indicates a different meaning:
Change
in use means either of the following:
(1) A change in the use of land from the rental
of mobile home spaces in a mobile home park or the rental of trailer sites in a
trailer park to some other use; or
(2) The
redevelopment of a mobile home park or trailer park.
Installation
means the act of moving
a mobile home into a mobile home park or relocating a previously installed
mobile home on the same space or to another space within the same mobile home
park.
Mobile
home means a portable
structure exceeding eight (8) feet in width and twenty-eight (28) feet in
length, built on a chassis having no foundation other than wheels, jacks or
blocks and containing a flush toilet, lavatory, bath or shower and kitchen
facilities designed for occupancy as a dwelling unit. Any vehicle which is self-propelled or does
not meet the requirements of a mobile home as set forth herein in any manner
shall be designated as a trailer coach for the purpose of this chapter and
shall not be permitted in a mobile home park.
Mobile
home park means a parcel
of land approved for development with mobile homes and accessory uses approved
by the Zoning and Development Code, or as approved in a planned residential
development. Existing and new parks
which do not meet the requirements of the Zoning and Development Code for a
mobile home district or planned residential development for mobile homes shall
be classified for the purpose of this chapter as a trailer park.
Mobile
home space means an approved
site within a mobile home park designed for use by one mobile home and
accessory uses appurtenant thereto.
Tenant
means a person signing a rental agreement or otherwise agreeing with the owner,
operator, lessor, or combination thereof, of a mobile home park or trailer park
for the occupancy of a mobile home space or trailer site, respectively.
Trailer
coach means any vehicle
whether or not self-propelled used or that may be used as a conveyance upon a
public street or highway on its own wheels and designed or constructed in such
a manner as to permit occupancy as a dwelling or sleeping place for one or more
people.
Trailer
park means a parcel of
land used or offered for use in whole or in part for the rental of trailer
sites for parking trailer coaches mobile homes being used for living or
sleeping purpose as authorized by the Zoning and Development Code, but not
including mobile home parks.
Trailer
sites means that portion
of a trailer park set aside and designated for occupancy of a trailer coach and
including the area set aside and used for parking, buildings or structures,
patio covers or awnings accessory to the trailer coach and their required
setbacks.
(Code
1967, § 18A-4; Ord. No. 2004.42, 1-20-05; Ord. No. 2008.09, 2-21-08)
Sec.
18-3. Applicability.
(a) Unless
specifically provided for in this chapter, the construction, alteration, repair
and maintenance of all mobile home parks, trailer parks and accessory buildings
and structures therein shall conform to all applicable provisions of this code.
(b) This
chapter shall not apply to existing nonconforming conditions in existing
trailer parks nor trailer coaches, mobile homes and accessory structures
legally existing outside of trailer parks prior to July 11, 1970, except as
provided in the building code, as amended.
(Code
1967, § 18A-2; Ord. No. 2008.09, 2-21-08)
Sec.
18-4. Enforcement.
(a) The
development services department is hereby authorized and directed to enforce
all the provisions of this chapter.
(b) Whenever
any mobile home or trailer coach is being used contrary to the provisions of
this chapter, the development services department may order such use
discontinued and the mobile home or trailer coach to be removed, relocated or
otherwise made to conform with the provisions of this chapter by notice served
on any person causing or permitting such use to be continued.
(Code
1967, § 18A-11; Ord. No. 97.20, 4-10-97)
Sec.
18-5. Conformance with fire zone
regulations.
(a) All
buildings and structures within a mobile home park or trailer park and all
accessory buildings or structures appurtenant to mobile homes or trailer
coaches shall conform to the regulations set forth in chapter 8 of this code
for the fire zone which the mobile home park or trailer park is located.
(b) Roof
structures used as patio covers or awnings used as temporary shelters accessory
to a mobile home or trailer coach need not conform to fire zone requirements
and enclosed storage structures accessory only to mobile home or trailer sites
need not conform to fire zone requirements.
(Code
1967, § 18A-3)
Sec.
18-6. Plans required.
(a) Prior
to commencing construction of or alteration and additions to a mobile home park
or trailer park, two (2) complete sets of plans shall be submitted to the
development services department for approval. Plans shall be prepared under the direction of
an engineer or architect licensed by the state and shall bear his stamp and
signature.
(b) Plans
and specifications shall be drawn on substantial paper and shall be of
sufficient clarity to indicate the nature and extent of the work proposed and
show in detail that the proposed work will conform to the provisions of all
applicable city codes.
(c) Plans
for a mobile home park or trailer park shall clearly indicate the
identification number location and dimension of each mobile home space or
trailer site in the park. The plans
shall show the type and location of all utilities, the location of all
accessory structures such as patios and storage and the location of parking
slabs.
(d) Prior
to the installation of a mobile home into a mobile home space within a mobile
home park, two (2) copies of a completely dimensioned plot plan drawn to scale
and in accordance with the approved development plans shall be submitted to the
development services department and a permit obtained in accordance with § 18-7
subsection (b). The plot plan shall show
the size and location of the proposed mobile home, the identification number
and the dimensions of the approved space to be occupied.
(Code
1967, § 18A-5; Ord. No. 97.20, 4-10-97)
Sec.
18-7. Conformance with applicable
regulations; permits.
(a) All
buildings and structures which are permitted by the Zoning and Development Code
as accessory uses appurtenant to both a mobile home park and trailer park and
to an individual mobile home or trailer coach shall be constructed in
accordance with the applicable provisions of the building code.
(b) A
zoning permit is required prior to installing a mobile home within the city and
prior to relocating a mobile home to a new location within the city. A permit and fee of five dollars ($5) shall
be paid for each mobile home to be installed or relocated.
(c) The
installation of and alteration or addition to all plumbing work within a mobile
home park or trailer park and alterations and additions to the existing
plumbing within a mobile home or trailer coach shall be in accordance with the
applicable provisions of the plumbing code. Wherever reference is made to
trailers, trailer coaches, trailer site or trailer park within the provisions
of the plumbing code, such provisions shall also apply to mobile homes, mobile
home space and mobile home parks respectively.
(d) The
installation of and alterations or additions to all electrical work within a
mobile home park or trailer park and the alterations and additions to the
existing electrical system within a mobile home or trailer coach shall be in
accordance with the applicable provisions of the electrical code.
(e) The
installation of and alterations or addition to all heating, ventilating,
comfort cooling and refrigeration within a mobile home park or trailer park and
an individual mobile home and trailer coach shall be in accordance with the
applicable provisions of the mechanical code.
(f) The
issuance of all permits and the collection of all permit fees shall be in
accordance with the applicable provisions of this code and this chapter. A plumbing permit, an electrical permit or an
installation permit which includes a gas connection may be issued only to a
properly licensed person not acting in violation of any current contractor
licensing law to perform such work or to the owner of the mobile home or
trailer coach; provided, that the mobile home or trailer coach is occupied by
such owner and the permit is issued under the terms of the plumbing code or
electrical code, as applicable.
(g) The
issuance of a permit or approval of plans and specifications shall not be
construed to be a permit for or an approval of any violation of any of the
provisions of this chapter or of this code.
(h) Every
permit issued under the provisions of this chapter shall expire by limitation
and become null and void if the work authorized is not commenced within sixty
(60) days from the date of such permit.
(Code
1967, § 18A-6; Ord. No. 86.02, § 1, 1-9-86; Ord. No. 2004.42, 1-20-05; Ord. No.
2008.09, 2-21-08)
Sec.
18-8. Location; setbacks.
The location of all mobile homes and
accessory buildings and structures within a mobile home park shall conform to
the requirements of the Zoning and Development Code.
(Code
1967, § 18A-7; Ord. No. 2004.42, 1-20-05)
Sec.
18-9. Accessory buildings or structures.
(a) In
addition to the special requirements set forth in this section, every accessory
building or structure including but not limited to cabanas, ramadas, awnings,
patio covers and carport shall be constructed in accordance with the provisions
of the building code. No building nor
any portion of any building shall be supported in any manner by a mobile home
or trailer coach. Accessory buildings
and structures conforming to fire zone requirements may abut mobile homes or
trailer coaches, providing a structural separation is maintained between the
mobile home or trailer coach and such accessory buildings or structures.
(b) Roof
structures such as patio covers or awnings used as temporary shelter adjacent
to a mobile home or trailer coach may be attached to the side of a mobile home
or trailer coach; provided, that they project not more than ten (10) feet from
the side of the mobile home or trailer coach and have at least the upper
one-half (1/2) of the perimeter entirely open or screened with the remaining
construction of nonbearing enclosing walls.
(c) Buildings
and structures accessory to individual mobile homes or trailer coaches shall be
constructed in such a manner so as not to prevent the removal of the mobile
home or trailer coach from the site by normal towing procedures without
disassembling the permanent structure. Attached carports or ramadas shall be
completely open except for necessary structural supports. Covered patios and
similar structures may be enclosed; provided, that the construction conforms to
the requirements of the building code, except as provided in this chapter.
(d) Every
room in an accessory building or structure customarily used for human
habitation shall be provided with light and ventilation as required by the
building code. Accessory buildings and structures attached to or abutting
mobile homes and trailer coaches shall be designed and constructed so as not to
block required light and ventilation to the mobile home or trailer coach.
(e) The
following uses are prohibited:
(1) Accessory buildings and structures shall
not be used to provide kitchen facilities for a mobile home or trailer coach;
and
(2) Accessory buildings or structures shall not
be occupied unless a mobile home or trailer coach occupies the individual space
or site.
(Code
1967, § 18A-8)
Sec.
18-10. Park preparation and maintenance.
(a) All
mobile home parks, trailer parks and individual spaces and sites therein shall
be adequately graded and drained to preclude standing water or muddy
conditions. All drainage water in driveways shall be conducted in paved gutters
or pipes to the public street or to drainage easements under jurisdiction of
the public works department.
(b) The
limits of each mobile home space in a mobile home park shall be clearly marked
on the ground by permanent flush stakes, markers or other suitable means. The
location of the mobile home space limits on the ground shall be the same as
shown on the approved plans. Installation and maintenance of the markers shall
be the responsibility of the park owner.
(c) Portions
of a mobile home space or trailer site not landscaped or occupied by accessory
buildings or structures shall be paved with a two (2) inch thickness of
plant-mixed asphaltic concrete, a three (3) inch thickness of Portland cement
concrete or treated in such a manner as to eliminate dust, weeds, debris or
accumulation of rubbish.
(Code
1967, § 18A-9)
Sec.
18-11. Prohibited uses.
No person shall use, permit or cause to
be used for occupancy or storage purposes in a mobile home park or trailer
park, a mobile home or trailer coach in any of the following instances:
(1) A mobile home or trailer coach to which are
attached any rigid electrical, water, gas or sewage pipes;
(2) A mobile home or trailer coach which is
permanently attached with underpinning or foundation to the ground. The space
between the bottom edges of the mobile home or trailer coach may be enclosed
with noncombustible or fire-retardant skirting or temporary screening,
providing the underfloor area is ventilated in accordance with the requirements
of the building code; or
(3) A mobile home or trailer coach which is
structurally unsound, which constitutes a hazard or which does not protect its
occupants against the elements.
(Code
1967, § 18A-10)
Sec. 18-12. Change in use notice.
In order to obtain approval for a
zoning amendment pursuant to the Zoning and Development Code which would allow
for the change in use of a mobile home park or trailer park, the applicant
seeking the amendment must agree to inform all tenants, in writing, of a change
in use at least ninety (90) days prior to the change in use taking effect. Failure to comply with this section shall
nullify and void the applicant’s zoning amendment.
(Ord.
No. 2008.09, 2-21-08)
[1]Cross references—Buildings
and building regulations, Ch. 8; Licenses, taxation and miscellaneous business
regulations, Ch. 16; Planning and development, Ch. 25.
State law references—Office of Manufactured
Housing, A.R.S § 41-2151 et seq.; Arizona Mobile Home Parks Residential
Landlord and Tenant Act, A.R.S. § 33-1401 et seq.