(A) Definitions. Unless otherwise expressly stated, the following words and terms shall have the meanings as shown in this chapter.
ACCESSORY STRUCTURE. As it pertains to manufactured homes and mobile homes, the installation, assembly, connection or construction of any 1-story habitable room, storage room, patio, porch, garage, carport, awning, skirting, retaining wall, evaporative cooler, refrigeration air conditioning system, solar system or wood decking attached to a new or used manufactured home, mobile home or residential single-family factory-built building.
ALTERATION. Any construction, renovation or reconfiguration of space, the addition or elimination of any door or window, the reconfiguration or extension of any system, or the installation of any additional equipment to an existing mobile home, manufactured home, park model or recreational vehicle other than a repair or addition.
CERTIFICATE. An Arizona Insignia of Approval, which is required for modular manufacture, installation, reconstruction, or rehabilitation work. Or a numbered or serialized label or seal that is issued by the Director (Director of Arizona Department of Housing) as certification of compliance with this chapter.
DETACHED. For purposes of this article, DETACHED means structurally independent from an adjacent structure, including vertical (gravity and uplift) loads and horizontal (wind and seismic) loads.
MANUFACTURED HOME (“MH”). A structure built in accordance with the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C. 5401-5426) and Title VI of the Housing and Community Development Act of 1974 and the Manufactured Housing Improvement Act of 2000, which is Title VI of the American Homeownership and Economic Opportunity Act of 2000.
MOBILE HOME. A structure built before June 15, 1976, on a permanent chassis, with a minimum of 400 square feet, capable of being transported in 1 or more sections and designed to be used with or without a permanent foundation as a dwelling when connected to on-site utilities. MOBILE HOME does not include recreational vehicles and factory-built buildings.
MOTOR HOME. A motor vehicle that is designed as temporary living quarters and that:
(a) Is built onto as an integral part of, or is permanently attached to, a motor vehicle chassis.
(b) Contains at least 4 of the following independent life support systems if each is permanently installed, operable, and designed to be removed only for purposes of repair or replacement:
1. A cooking facility with an onboard fuel source;
2. A gas or electric refrigerator;
3. A toilet with exterior evacuation;
4. A heating or air conditioning system with an onboard power or fuel source separate from the vehicle engine;
5. A potable water supply system that includes at least a sink, a faucet and a water tank with an exterior service supply connection; and/or
6. A 110-125 volt electric power supply.
PARK MODEL OR PARK TRAILER (“PM”). Also known as a RECREATIONAL PARK TRAILER. A trailer-type RV that is designed to provide temporary, seasonal accommodation, and is not intended as a permanent dwelling unit. PM RVs are built on a single chassis, mounted on wheels and have a gross trailer area not exceeding 400 square feet in the set -up mode. They are certified by their manufacturers as complying with the current versions of ANSI Al 19.5 Park Model Recreational Vehicle Standard or NFPA 1192 Standard on Recreational Vehicles. PMs do not conform to the standards for MHs, or the Technical Codes.
PERMANENT DWELLING UNIT. A dwelling unit constructed under the Apache Junction Building Code, the Apache Junction Residential Code, or under the rules of the Arizona Department of Housing, Manufactured Housing Division, Title 41, Chapter 37, Articles 2-5.
PERMANENT FOUNDATION. A system of support, anchorage and perimeter enclosure of crawl space that is:
(a) Constructed of durable materials (e.g., concrete, masonry, steel, or treated wood);
(b) Developed in accordance with the manufacturer’s installation instructions or designed by an Arizona registered structural engineer;
(c) Attached in a manner that effectively transfers all vertical and horizontal design loads that could be imposed on the structure by wind, snow, frost, seismic, or flood conditions, as applicable, to the underlying soil or rock;
(d) Designed to exclude unwanted elements and varmints, ensure sufficient ventilation, and provide adequate access to the building; and
(e) Not affixed with anchoring straps or cable to ground anchors other than footings.
RECONSTRUCTION. Construction work performed for the purpose of restoration or modification of a MH unit by changing or adding structural components or electrical, plumbing, or heat or air producing systems.
RECREATIONAL VEHICLE (“RV”). A vehicular type unit that is any of the following:
(a) A portable camping trailer mounted on wheels and constructed with collapsible partial sidewalls that fold for towing by another vehicle and unfold for camping.
(b) A motor home designed to provide temporary living quarters for recreational, camping, or travel, use, and built on or permanently attached to a self-propelled motor vehicle chassis or on a chassis cab or van that is an integral part of the completed vehicle.
(c) A park trailer or PM built on a single chassis, mounted on wheels, designed to provide temporary, seasonal living quarters for recreation or camping and may be designed to be connected to utilities necessary for operation of installed fixtures and appliances and has a gross trailer area of not less than 320 square feet and not more than 400 square feet when it is set up, except that it does not include fifth wheel trailers.
(d) A travel trailer mounted on wheels, designed to provide temporary living quarters for recreational, camping, or travel, use, and of a size or weight that may or may not require special highway movement permits when towed by a motorized vehicle and that has a trailer area of less than 320 square feet. This subdivision includes fifth wheel trailers. If a unit requires a size or weight permit, it shall be manufactured to the standards for park trailers in section A 119.5 of the American National Standards Institute Standard.
(e) A portable truck camper constructed to provide temporary living quarters for recreational, camping, or travel, use and consisting of a roof, floor and sides designed to be loaded onto and unloaded from the bed of a pickup truck.
REHABILITATION. Work performed in accordance with the rules adopted by the Arizona Department of Housing as referenced in A.R.S. § 41-4048C.
REPAIR. Work performed on a MH, mobile home, or factory built building to restore the building to a habitable condition but does not impact the original structure, electrical, plumbing, heating ventilation and air-conditioning, mechanical, use occupancy, or energy design.
SITE WORK. Soil preparation including soil analysis, grading, drainage, utility trenches, and foundation systems preparation, and field-installed work including terminal and connections, on-site utility connections, accessibility structures, egress paths, parking, lighting, landscaping, and similar work.
TRAVEL TRAILER. A travel trailer is a trailer-type RV that is designed to provide temporary, seasonal accommodation, and is not intended as a permanent dwelling unit. TRAVEL TRAILERS are built on a single chassis, mounted on wheels and have a gross trailer area not exceeding 400 square feet in the set -up mode. A TRAVEL TRAILER lacks certification showing that they comply with any versions of ANSI Al 19.5 or NFPA 1192 Standards for Recreational Park Trailers.
(B) Manufactured homes. MH installation shall comply with the requirements of A.R.S. Title 41, Chapter 37, Article 3, §§ 41-4001 thru 41-4010, and Arizona Administrative Code, Title 4, Chapter 34, §§ R4-34-101 thru R4-34-805. The references identified in R4-34-102 shall provide the code requirements for the installation of attached accessory structures. Detached structures shall comply with the Technical Codes. Reconstruction of a MH requires that plans for the reconstruction be submitted and a permit issued.
(1) MH installation outside of a manufactured home park or subdivision.
(a) Permits are required for all MHs and any additions thereto, to be installed. MH installations on vacant lots zoned RS-7M, RS-10M, RS-20M, RS-54M and RS-GR are limited to homes manufactured not more than two years prior to the year in which the permit is requested.
(b) Where an existing MH or mobile home more than five years old is being removed or demolished on a lot in zoning RS-7M, RS-10M, RS-20M, RS-54M, and RS-GR a MH not more than five years old may be installed on that lot in compliance with this section.
(c) MH installations on individual lots with RS-7M, and RS-10M, shall consist of the following:
1. A minimum of a 500 square foot single wide MH;
2. A minimum of 80 square feet of accessory storage installed (not required when an enclosed garage is built);
3. Removing tongue(s);
4. Skirting or permanent foundation that complies with U.S. Department of Housing and Urban Development regulations;
5. A driveway a minimum of 12 feet in width of constructed of asphalt, concrete or dust proof gravel that has clearly defined boundaries; and
6. A carport or garage measuring a minimum of 10 feet in width and 20 feet in length (an awning attached to the MH can provide the carport area);
(d) MH installations on individual lots with RS-20M, RS-54M and RS-GR zoning shall consist of the following:
1. A MH comprised of 2 fully enclosed parallel sections each of not less than 12 feet in width and 36 feet in length;
2. Set upon a permanent foundation, as specified by the manufacturer and approved by the Arizona Department of Housing, Manufactured Housing Division, and that the space at the perimeter, between the home and the ground, be enclosed by concrete, concrete masonry units, brick or stone, with required access;
3. A shingle or metal roof with a minimum pitch of 3:12;
4. A driveway a minimum of 12 feet in width of constructed of asphalt, concrete or dust proof gravel that has clearly defined boundaries; and
5. A carport or garage measuring a minimum of 10 feet in width and 20 feet in length (an awning attached to the MH can provide the carport area).
(2) MH installation in a manufactured home park.
(a) Permits are required for all MHs and any additions thereto, to be installed. MH installations on lots in MHP or RVP zoned parks are limited to homes that have affixed thereto a decal certifying that the dwelling unit has been inspected and constructed in accordance with the requirements of the U.S. Department of Housing and Urban Development ("HUD") in effect at the date of manufacture wherein such date shall not have been prior to June 15, 1976, or such other succeeding requirements which replace HUD standards, and to homes that have been issued a certificate of compliance showing that they have been rehabilitated pursuant to A.A.C. R4-34-606.
(b) MH installations in MHP and RVP parks, shall consist of the following:
1. Greater than a 400 square foot single wide MH;
2. A minimum of 48 square feet of accessory storage installed (not required when an enclosed garage is built);
3. Skirting;
4. A parking area a minimum of nine feet in width and 18 feet in length constructed with asphalt, concrete or dust proof gravel that has clearly defined boundaries;
(c) MH installations in MHP and RVP parks, shall consist of the following:
1. A minimum of a 401 square foot single wide MH;
2. A minimum of 80 square feet of accessory storage installed (not required when an enclosed garage is built);
3. Skirting; and
4. A parking area a minimum of 9 feet in width and 19 feet in length of constructed of asphalt, concrete or dust proof gravel that has clearly defined boundaries;
(3) All MH sets.
(a) The construction/configuration of exterior egress structures (stairs, ramps, handrails, and the like) must comply with the minimum requirements of International Residential Code (Section R311). MHs must have a minimum of 2 means of egress as required by the 24 CFR Part 3280, Manufactured Home Construction and Safety Standards.
1. There shall be a landing at the top and bottom of each stairway.
2. The width of each landing shall not be less than the width of the stairway served.
3. Every landing shall have a minimum dimension of 36 inches measured in the direction of travel.
4. Handrails shall be provided on at least 1 side of each continuous run of treads or flight with 4 or more risers.
5. Exterior landings, decks, and stairs shall be positively anchored to resist both vertical and lateral forces.
6. Where wood or wood-based products/materials are used for landings, decks, and stairs the protection of the material shall be in compliance with R317 of the state adopted International Residential Code.
(b) For final inspection of a MH set all skirting or foundation elements, all required egress elements, and all required site drainage shall be complete and all requirements met.
(4) Additions to MH. The livable floor area of a home may be enlarged by the construction of an attached structure provided that the following criteria are met:
(a) The attached structure must conform to and meet all requirements of the Technical Code, and Zoning Code.
(b) If the home is removed from the lot, for any reason, and not replaced with a similar structure within a period of 3 months, the attached structure must also be removed, disassembled or torn down.
(c) The above restrictions do not apply to an addition to a home which is specifically manufactured for attachment to that make and model of the subject home.
(C) Mobile homes. Work related to routine maintenance and repair, and work identified as exempt under § 7-1-6 (B) of this article, may be performed on existing mobile homes; this includes exemptions where "manufactured home" is specified in the exemption. It shall be illegal, as punishable under A.J.C.C. Vol. I, § 1-1-11, to reconstruct mobile home units (those built before June 15, 1976) in the City of Apache Junction. Repairs not identified as exempt from permits shall only be made to or done on mobile homes that have a certificate showing they have been rehabilitated and a certificate of compliance has been issued per A.A.C. R4-34-606. A mobile home that has not been rehabilitated or does not have the certificate of compliance cannot be installed in the City of Apache Junction. Mobile homes, where reconstruction has occurred without state approval and a permit for reconstruction issued by the City of Apache Junction, are declared unsafe and shall be removed from the city or shall be demolished.
(D) Park models and park trailers. Park model installation shall follow the manufacturer's installation instructions or if the installation instructions are not available, the installation requirements for a model similar in length, width and height. The PM shall be secured against overturning. Where temporary electrical, water, and sewer connections are not provided with the unit, hard connections shall be made in accordance with the Technical Codes. PMs will have properly installed skirting along all sides. To obtain a PM set permit, properly licensed electrical, mechanical, plumbing and/or metal structure contractors shall be identified when applying for the permit. PM installation or use is not allowed outside of approved recreational vehicle parks or subdivisions, or manufactured home parks or subdivisions.
(1) Regardless of the age of the unit, permits are required for all PMs and any additions thereto, to be installed. PM installations for PMs older than 15 years on lots in MHP or RVP zoned parks are limited to PMs that have passed a one-time inspection by any certified HUD basic Housing Quality Standards ("HQS") inspector or Arizona licensed home inspector or its equivalent for units from outside the State of Arizona. The purpose of the HQS inspection is to ensure that the PM is decent, safe, sanitary, and, to the extent applicable to the size restrictions of PMs, meets the HUD basic HQS found in 24 CFR Part 982 and modified herein and limited to the following HQS categories using a checklist provided by the Building and Safety Manager:
(a) Sanitary facilities, food preparation and refuse disposal, space and security, thermal environment, illumination and electricity, structure and materials, HVAC system, water supply, access, sanitary condition, and smoke detectors.
(b) Patio enclosures shall comply with IBC Appendix I as adopted by this chapter.
(c) HVAC systems shall be installed per the Technical Codes including the Mechanical Code and Energy Code.
(d) Photovoltaic or solar water heating systems, when the manufacture has designed the PM to support the installation of a photovoltaic or solar water heating system, and has made provisions for connection of such system, the installation shall comply with the manufacturer’s instructions and the Technical Codes.
(2) Allowable PM attached accessory structures shall be constructed per the following and the Technical Codes:
(a) Metal awnings shall have a current evaluation report and current engineering.
(b) Patio enclosures shall comply with IBC Appendix I as adopted by this chapter.
(c) HVAC systems shall be installed per the Technical Codes including the Mechanical Code and Energy Code.
(d) Photovoltaic or solar water heating systems, when the manufacture has designed the PM to support the installation of a photovoltaic or solar water heating system, and has made provisions for connection of such system, the installation shall comply with the manufacturer's instructions and the Technical Codes.
(3) Allowable PM detached accessory structures shall be constructed in compliance with the Technical Codes.
(a) Allowable detached accessory structures include:
1. Storage rooms or sheds,
2. Engineered self-supporting shade structures (porches, carports, metal and non-metal awnings),
3. Habitable room additions not exceeding the square footage of the PM, and built per the Residential Code or the Building Code,
Exception: In RV subdivisions, where the lot is owned and occupied by an individual or individuals, the total enclosed square footage of the PM, any habitable additions, and any storage buildings, shall not exceed 48% of the lot's total square footage.
4. Decks, and,
5. Detached garages.
(4) PM locations, PM additions, and storage buildings must comply with all setbacks and may not encroach into any required easement or the required clear space around a utility service or electrical pedestal. In no case shall a PM or an addition be set or constructed closer than six feet to an existing PM or enclosed structure on another lot, unless a less restrictive setback requirement exists for MH or RV parks that have established legal nonconforming rights.
(5) PMs may not be altered from their original layout and cannot be altered, modified or reconstructed from their original condition. Repair or replacement of service equipment like air conditioning, hot water heaters, etc. shall be with equivalent type and size, and with the same or less electrical or gas demand, as the original equipment. The installing of a water heater unit on the exterior of a PM is prohibited. The installation of a larger water heater requires a permit, and the water heater must be installed inside a permitted and approved detached accessory structure, and the installation, electric, gas and/or plumbing shall comply with the Technical Codes. PMs manufactured with duct work and intended to be connected to a package unit are acceptable. The installation of exterior plaster (stucco), stone veneer, and brick veneer to a PM is prohibited. The original PM manufacturer can alter the exterior of an existing PM model after submitting a letter for a specific site and specific PM with specifications showing the PM model will still comply to the standard under which it was built, to the division of building safety and inspection.
(E) Recreational vehicles, motor homes, and travel trailers. RVs, motor homes and travel trailers cannot be altered, modified or reconstructed from their original condition. Repair or replacement of service equipment like air conditioning, hot water heaters, etc. shall be with the same type and size, electrical or gas demands as the original equipment. The installing of a water heater unit on the exterior of an RV, motor home or travel trailer is prohibited. The installation of a larger water heater requires a permit, and the water heater must be installed inside a permitted and approved detached accessory structure, and the installation and plumbing shall comply with the Technical Codes. No additions or permanent attachments shall be made to a fifth wheel, motor home or travel trailer.
(F) General requirements. ABS pipe used for above ground connection of MH, mobile homes, PM, travel trailers, RV and motor homes shall be listed for UV (ultra-violet) exposure, protected per the manufacturer’s instructions from UV degradation or installed directly under the unit and protected by skirting or foundation.
(G) Unlawful acts. It is an unlawful act, as punishable under A.J.C.C. Vol. I, § 1-1-11 to make alterations to or reconstruct any MHs or factory-built buildings unless such person is licensed or certified.
(Am. Ord. 1273, passed 9-5-2006; Am. Ord. 1475, passed 6-19-2019; Am. Ord. 1485, passed 3-3-2020)