§ 37.F. MANUFACTURED HOME PARKS - GENERAL PROVISIONS.
F.
Manufactured Home Parks.
1.
General Standards.
a.
Purpose and applicability. The purpose of this section is to provide for manufactured home parks. For placement of a manufactured home in a manufactured home subdivision or on a parcel that is not a part of an established manufactured home park, see Section 37.H (Manufactured Home Requirements).
b.
Manufactured home parks are allowed in C-RE (Commercial Recreation) and R-MH (Single-Family Residential Manufactured Home) zones.
c.
Manufactured home parks may be allowed if approved by a Special Use Permit in A (General), A-R (Agricultural-Residential), C-2H (Highway Commercial), and R-M (Multiple Family Residential) zones.
d.
A recreational vehicle park may be permitted as an accessory use to a manufactured home park after obtaining a Special Use Permit. Accessory recreational vehicle parks shall comply with the standards of Section 37.G of this Ordinance.
e.
All manufactured homes permitted, and sited/placed within manufactured home parks shall have been manufactured after June 15, 1976 and have an affixed "HUD" label, as per 24 CFR 3280.11, or a verifiable data plate as per 24 CFR 3280.5. certifying that the unit was manufactured in conformance with the Federal Manufactured Home Construction and Safety Standards in effect on the date of manufacture. The one (1) exception to this requirement would be when the owner of a mobile home that was manufactured prior to June 15, 1976 would be forced to relocate the mobile home into another mobile or manufactured home park because of the closing of an existing mobile or manufactured home park or the expulsion from a mobile home park in the state of Arizona, that mobile home may be relocated to a manufactured home park if the park owner allows the mobile home.
f.
A dependent park model home may be sited or placed within a manufactured home park in the same manner as a manufactured home. An independent park model home may not be sited or placed within a manufactured home park except in an accessory recreational vehicle park associated with the manufactured home park.
g.
County Permits. A county building permit shall be required for manufactured homes, the utility connections on lease spaces and all the park support facilities and permanent structures in the manufactured home park.
h.
All manufactured homes permitted on or after April 7, 2016, shall have state-approved skirting within ninety (90) days of installation.
i.
Each parcel of land used for a manufactured home park shall have a minimum of three acres.
j.
In noncommercial zones, concessionary or incidental commercial operations are allowed in manufactured home parks if such services are operated for the sole convenience of park guests only. In commercial zones, commercial operations allowed by the zone may serve the general public.
2.
Application and Procedures.
a.
Procedures.
1)
A pre-application meeting is highly recommended to determine if any other zoning applications are needed to process the proposal. Submittal of a conceptual park plan proposal for staff to review prior to this meeting is also highly recommended.
2)
Any rezone or Special Use Permit required, the complete application, with fees, may be submitted for processing simultaneously with or prior to the park plan. All plans must be complete and in a form acceptable for review.
3)
Park plans will be reviewed as for consistency as to the following:
a)
Mohave County General Plan and Area Plans.
b)
Zoning classification.
c)
Required improvements and roadway dedications required by this ordinance and other county regulations, and other applicable codes.
4)
The applicant and project engineer will be notified in writing if a corrected submittal is required.
5)
Once corrections have been made to the satisfaction of the County, Development Services will notify the applicant in writing of park approval.
6)
If a Manufactured Home Park Plan complies with the design and improvement standards provided in this Subsection and the requirements of an approved Special Use Permit, if any, the Plan may be approved by the Department. The Department may refer a park plan proposal to the Planning and Zoning Commission for review if substantial deviations from standards are requested.
7)
The approval from the appropriate state agencies must be received prior to approval.
8)
Any changes in design after park plan approval may require the revised plan to be reviewed as a new park plan proposal.
b.
All applications for manufactured home parks shall contain the following, on or with the map submitted:
1)
Proposed park plans shall be submitted in electronic form with two (2) paper copies.
2)
A narrative describing proposed number of spaces, park accessory uses, improvements, recreational areas, parking areas, etc., shall be submitted in electronic form with two (2) paper copies.
3)
Any petition of exception requests, on the form provided by the Department, and other supporting documentation, shall be submitted in electronic form with two (2) paper copies.
4)
Park plans shall be prepared, stamped and signed by an Arizona registered engineer in accordance with Arizona State Statutes and Rules.
5)
Three (3) copies of the drainage report shall be submitted.
6)
Three (3) copies of the design concept of the traffic circulation system of the park.
7)
Fees as adopted by the Board of Supervisors.
8)
Plans and specifications showing, but not limited to, the following:
a)
Owner's and preparer's contact information (including mailing address, phone number, and e-mail address), and date of preparation;
b)
Sealed by a licensed Arizona professional engineer;
c)
Property address, assessor parcel number(s), parcel size, legal description, and dimensions;
d)
Current, proposed, and/or conditional zoning and resolution numbers as applicable;
e)
Special Use Permit resolution numbers as applicable;
f)
Zoning and land use for the adjacent parcels;
g)
North arrow, drawing scale, and vicinity map; the plan shall be drawn at a scale of: 1"=50', 1"=100', or 1"=200';
h)
The complete boundary of the park;
i)
Area and dimensions of the tract of land;
j)
Site access including names and right-of-way widths of abutting roadways;
k)
Three (3) copies of the design concept of the traffic circulation system of the park;
l)
Location, size, and type of all easements;
m)
Space locations and dimensions, including minimum setbacks and RV pad dimensions;
n)
Each space shall be numbered;
o)
Density measured in number of spaces per gross acre;
p)
Location and dimensions of existing and/or proposed uses, structures, and outdoor activities;
q)
Building location, use, dimensions, height and setbacks from property and space lines, for all buildings to be constructed within the park, including recreation areas;
r)
Location, size, and description of the recreation area(s) or other amenities;
s)
Service providers for fire district and utilities (electric, water, wastewater, solid waste, telephone, gas as applicable);
t)
Location, dimensions and standards of utilities (electric, water, wastewater, septic system, solid waste, telephone, gas);
u)
Topographical 2-foot contours, source and date of topographic information (field or aerial survey methods);
v)
Drainage arrows;
w)
Drainage considerations in the form of runoff retention as described in the Mohave County Drainage Design Manual;
x)
Phase map or description when project will be developed in phases;
y)
Location, type and height of existing/proposed/required fences or screening;
z)
Location, dimension, and surfacing of off-site driveway entrances, and location of access;
aa)
Dimensions, locations, and surface materials of parking stalls and internal drives, and walkways;
bb)
Parking space calculations showing the number of parking spaces required and the number provided;
cc)
Parking for individuals with disabilities, access aisle, slope, signage, and path of travel to all Americans with Disabilities Act (A.D.A.) accessible buildings and/or uses.
c.
Environmental Requirements.
1)
General. Condition of soil, groundwater level, drainage and topography shall not create hazards to the property or the health or safety of the occupants. The sites shall not be exposed, in the opinion of the Department, to objectionable smoke, noise, odors, or other adverse influences, and no portion subject to flooding, subsidence, or erosion shall be used for any purpose that would expose persons or property to hazards.
2)
Site drainage. The ground surface in all parts of every manufactured home park shall be graded and equipped to drain all surface water in a safe, efficient manner.
3)
Uses. No part of any manufactured home park shall be used for any purpose other than non-transient residential use, except such uses that are required for the direct servicing and well-being of park residents and for the management and maintenance of the park.
4)
A manufactured home park shall be connected to an approved wastewater system.
d.
Recreational Area Development Standards.
1)
In all parks accommodating or designed to accommodate five (5) or more manufactured homes, there shall be one (1) or more recreation or improved open space area which shall be easily accessible to all park residents.
2)
The size of such recreation area shall be based upon a minimum of 250 square feet, for each space. No recreational area shall contain less than 2,500 square feet.
3)
Recreation areas shall be so located as to be free of traffic hazards, and should, where topography permits, be centrally located or adjacent to existing waterways.
4)
Each space shall be provided with water, electricity, sewage disposal connection, and two (2) paved or graveled off-street parking spaces.
e.
Screening.
1)
All manufactured home parks shall be provided with screening of at least five (5) feet in height, such as solid fences or shrubbery along the property lines, except where a modification is approved by the Department.
2)
In cases where manufactured home-recreational vehicle joint use parks are established, screening shall be required to separate the two (2) uses.
f.
Setbacks and Separations.
1)
Separations.
a)
Manufactured homes shall have a total combined side yard setback distance of twenty (20) feet. The minimum side yard setback shall be five (5) feet.
b)
Accessory structures and additions shall be permitted by Building Permit only.
c)
Construction shall not be started until after a Building Permit is obtained.
2)
Setbacks.
a)
All manufactured homes shall be located at least ten (10) feet from park property boundary lines and park streets.
b)
The minimum rear yard setback for manufactured homes and their accessories shall be five (5) feet.
c)
The minimum rear yard setback for recreational vehicles and their accessory structures shall be five (5) feet. The minimum side yard setback shall be five (5) feet.
g.
Spaces.
1)
The minimum allowable space size shall be 3,200 square feet. The effective width of spaces shall not be less than forty (40) feet.
2)
Accessory structures including a carport, awning, patio, garage or similar structure may be allowed on individual spaces only with approval of a building permit or when included on the installation permit, and shall comply with applicable building codes and the setbacks and spacing requirements of this subsection. Permits for accessory structures shall be signed or otherwise authorized by the owner or manager of the manufactured home park or authorized representative.
3)
Manufactured home pad. Each space shall have a manufactured home pad. The area of the manufactured home pad shall be improved to provide adequate support for the placement and tie down of the manufactured home. The manufactured home supports and tie downs must comply with the State Office of Manufactured Housing.
h.
Parking.
1)
No on-street parking shall be allowed within any manufactured home park.
2)
Two (2) off-street parking spaces shall be provided for each manufactured home space.
3)
Parking spaces shall be located in the side or rear yard area of the manufactured home space.
4)
Parking may be provided in a central location, convenient to all homes, for use by visitors and residents. Such parking area must comply with Section 36 requirements and adequately illuminated at night. One (1) of the two (2) required parking spaces for each space may be located in such a parking area.
i.
Street and Access.
1)
Park street system.
a)
Access to manufactured home spaces shall be by internal private drive only. No space shall have direct access to a public street or way.
b)
Entrances to manufactured home parks shall be designed to minimize congestion and traffic hazards through designated driveways, and to allow free traffic movement on adjacent streets.
c)
Park streets shall be at least thirty (30) feet in width.
d)
All internal streets must be improved to minimum County standards.
j.
Park Accessory Buildings.
1)
All accessory buildings and uses such as laundromat, maintenance buildings, and refuse collection areas shall be convenient to the units they service, and shall be maintained in a clean and sanitary condition.
a)
The storage, collection and disposal of refuse in the manufactured home park shall be so conducted as to create no health hazards.
b)
All refuse storage and collection areas shall be located no more than one hundred fifty (150) feet from any manufactured home space that they are intended to serve.
c)
Covered containers shall be provided in sufficient number and capacity to properly store all refuse.
2)
All accessory buildings shall be of permanent construction. Such accessory buildings shall require a County Zoning (Building) Permit.
3.
Exceptions. Any plans submitted with deviations from these manufactured home park regulations shall be accompanied by a Petition of Exception.
a.
Any person seeking any exception(s) to the requirements of this Ordinance shall file two (2) copies of a signed petition with the Department, at the same time they submit the plan requiring the exception.
b.
The petition must be a request for an exception to a circumstance actually contained on the plan. Petitions shall not be in the abstract, but shall include the specific reason for each and every exception requested.
c.
The petition(s) will be reviewed administratively by the Development Services Department and the Public Works Department together with the Park Plan. Petitions will be approved per Section 37.F.3.e.
d.
Petitions and Park Plan not approved by the Development Services Department may be referred to the Planning and Zoning Commission and Board of Supervisors for final decision.
e.
The Director and the Public Works Department may approve the petition of exception requests as long as the following criteria is met:
1)
That there are special circumstances or conditions affecting said property; and
2)
That the granting of the exception(s) will not be detrimental to the public welfare or injurious to other property in the area in which said property is situated; and
3)
That it will not have the effect of nullifying the intent and purpose of the Mohave County General Plan, Area Plans, and Mohave County Zoning Ordinance.
"SAMPLE"
A SUGGESTED FORM
PETITION OF EXCEPTION TO SECTION 37.F
MOHAVE COUNTY ZONING ORDINANCE
Gentlemen:
I have (submitted) (plan to submit) a (manufactured home park plan) to the Development Services Department for approval which includes (a certain deficiency) (deficiencies) from the stated requirements of Section 37.F, Zoning Ordinance. The (deficiency is) (deficiencies are) as follows:
(List and specify each one as required by the Zoning Ordinance, Section 37.F.)
This petition is submitted as a request that Mohave County grant an exception from Section 37.F of the Mohave County Zoning Ordinance, as outlined in Section 37.F, for the following reasons:
(Clearly delineate each item separately or related groups of items as stated above. Do not group your requests or exception under one reason.)
1.
The granting of this petition will not be detrimental to the public welfare or injurious to other adjacent properties because….(describe why here)
2.
This request will not nullify the intent or purpose of the County General Plan, or other regulations because….(describe why here)
3.
The special circumstances or conditions affecting said property are as follows….(list all circumstances that you believe apply).
_____
Signature of
Applicant_____
Address of ApplicantSigned this day ____________ of ____________ / ____________ / ____________
Legal Description ____________
____________Assessor Parcel No. ____________
NOTE: AN INCOMPLETE PETITION WILL BE RETURNED TO THE APPLICANT.
( Ord. No. 2016-02 , 3-7-2016)