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 community development 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 community development 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; Ord. No. 2010.02, 2-4-10)

 

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 community development 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 community development 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; Ord. No. 2010.02, 2-4-10)

 

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.