(A) Purpose. This district is intended to accommodate manufactured homes and recreational vehicles, together with schools, parks and other services, in a suitable residential environment. Manufactured homes and recreational vehicles on a parcel of land under one ownership and/or management established as a manufactured home park, a recreational vehicle park and a recreational vehicle cooperative (or combination thereof) are permitted, provided they meet the minimum requirements of this district.
('80 Code, App. A, § 85) (Ord. 583, passed 9-16-1952; Ord. O97-23, passed 9-3-1997)
(B) Permitted principal uses.
(1) Manufactured home parks;
(2) Recreational vehicle parks;
(3) Recreational vehicle cooperatives;
(4) Crop and tree farming;
(5) Public schools, parks and recreation facilities;
(6) Child day care services, small;
(7) Residential care home; and
(8) Community garden.
('80 Code, App. A, § 85) (Ord. 583, passed 9-16-1952; Ord. O97-23, passed 9-3-1997; Ord. 2015-021, passed 4-15-2015; Ord. O2023-036, passed 11-15-2023)
(C) Permitted accessory uses.
(1) Accessory buildings, structures and uses in manufactured home parks such as vestibule, carport, garage, storage or recreation facilities and joint boat and trailer storage areas;
(2) Overflow recreational vehicle parking (dry camps), not to exceed 20% of the total number of manufactured home and recreational vehicle spaces, and not to exceed 50 spaces (whichever is less);
(3) Home occupations; and
(4) Wall-mounted and concealed/disguised personal wireless communication facilities in accordance with Article 19 herein are permitted as an accessory use for legally established nonresidential uses only. Wall strapping of a personal wireless communications facility is not permitted.
(a) Personal wireless communication facilities are not permitted in conjunction with legal nonconforming uses.
(b) The use of lattice tower structures for any personal wireless communication facility is not permitted.
('80 Code, App. A, § 85) (Ord. 583, passed 9-16-1952; Ord. O97-23, passed 9-3-1997; Ord. O2000-35, passed 6-21-2000; Ord. O2002-09, passed 2-20-2002)
(D) Conditional uses. Any of the following uses may be established or operated as a conditional use upon application and submittal of a site plan to and approved by the Planning and Zoning Commission in accordance with § 154-03.05:
(1) Religious institutions including related buildings and activities;
(2) Private schools;
(3) Child day care services, large. Day care for six or more children is permitted upon compliance with the following:
(Ord. O2008-33, passed 8-6-2008)
(a) The seven standard criteria for reviewing conditional use applications § 154-03.05;
(b) The facility must be licensed by the State Department of Health and Services;
(c) There shall be no swimming pool on the site, unless the pool is in compliance with the current adopted Pool Safety Codes per the Arizona Revised Statutes;
(d) Any outside play area shall be enclosed by a five foot high solid wall or fence with self-latching gate;
(e) There shall be no structural additions or equipment not customarily found in a residential dwelling, excepting those modifications required under state licensing, building code or fire code regulations pertaining to this class of child day care services, large; and
(f) In granting any conditional use permit, the Planning and Zoning Commission may prescribe appropriate conditions and safeguards in conformity with this chapter, including, but not limited to, setback and coverage requirements, off-street parking and screening structures and materials to hold to reasonable levels the impact of surrounding uses, and hours of operation.
(4) Private parks, recreation areas and facilities; and
(5) Rooming and boarding houses.
('80 Code, App. A, § 85) (Ord. 583, passed 9-16-1952; Ord. O97-23, passed 9-3-1997)
(E) Property development standards.
(1) Land area. The minimum area of land used for a manufactured home park, recreational vehicle park and recreational vehicle cooperative (or combination thereof) shall be three acres. A lot, parcel or tract of land less than three acres may be rezoned if it adjoins an existing Manufactured Housing Park (MHP) District.
(2) Space sizes and density.
(a) Manufactured home park.
1. Minimum area. In manufactured home parks there shall be a minimum area of 2,800 square feet per manufactured home space.
2. Width. Each manufactured home space shall have a minimum width of 40 feet. In cases of irregularly shaped lots, the minimum width shall be measured 20 feet back from the front property line.
3. Depth. Each manufactured home space shall have a minimum depth of 70 feet.
(b) Recreational vehicle park and recreational vehicle cooperative.
1. Minimum area. In recreational vehicle parks and cooperatives, there shall be a minimum area of 1,000 square feet per recreational vehicle space.
2. Maximum allowable density. The maximum allowable density for an area of land developed as a recreational vehicle park or recreational vehicle cooperative shall be 18 units per acre.
3. Width. Each recreational vehicle space shall have a minimum width of 25 feet.
4. Depth. Each recreational vehicle space shall have a minimum depth of 40 feet; provided, however, that for any space within the park which is to accommodate an RV unit greater than 32 feet in length, the minimum space depth shall be increased to 48 feet.
5. Minimum interior dimensions of the unit space. In such event as the unit space is oriented at an angle from the street which is other than perpendicular, or is provided in trapezoidal fashion or other geometric shape, the minimum interior dimensions of said unit space shall be not less than the minimum specified herein. No part of any recreational vehicle may extend beyond the limits of the designated unit space.
(3) Streets. Park roadways shall have a minimum width of 32 feet between curbs and be paved with asphaltic concrete or equivalent. All street corners shall have a minimum turn radius of 25 feet.
(4) Dry camps. If provided, overflow recreational vehicle parking (dry camps) shall be located in areas with a minimum gravel or ABC surface for access and parking.
(5) Off-street parking.
(a) For manufactured housing parks. Two parking spaces shall be provided for each manufactured home space; at least one space shall not be provided within the minimum setback requirements for the manufactured home space.
(b) For recreational vehicle parks and recreational vehicle cooperatives. One parking space, as defined in this chapter, shall be provided for each recreational vehicle unit space, and shall not be located within any private drive or other accessway. Said parking shall be paved with a durable, dust-free surface and shall be located within either 50 feet of the recreational vehicle unit space being served, or within a common parking area located no more than 300 feet from the recreational vehicle. No parking space shall be located within the minimum street setback as specified herein. A minimum of one visitor parking space shall be provided for each five recreational vehicle spaces occupied by a permanently sited unit.
(6) Fences. Exterior boundaries of the manufactured home park, recreational vehicle park and recreational vehicle cooperative shall be bounded by a six foot high masonry wall. Fences having a maximum height of six feet may be permitted on manufactured home space boundary lines except that no fence higher than three feet shall be permitted within the minimum front yard. The minimum traffic visibility requirements specified in the zoning code shall be complied with for all streets, driveways and other points of access located within or along the perimeter of the project.
(7) Service facilities.
(a) Utilities. Electricity, city water and city sewer shall be provided to each manufactured home space or recreational vehicle space. No aboveground utility lines shall be permitted, except for connections between recreational vehicles and park model recreation vehicles and their service outlets. All utility lines shall be privately maintained, except for any fire line as may be required by the City Fire Department. The location of all easements for public services and utilities, including purposes and any limitations of such easements shall be illustrated on the site plan.
(b) Fire hydrants. Approved fire hydrants shall be located at intervals of 500 feet as approved by the City Fire Department and City Engineer.
(c) Washroom and laundry room facilities. If provided, washroom and laundry room facilities shall be located within an enclosed structure or structures.
(d) Park manager or cooperative. One dwelling unit or manufactured home will be permitted for the use of the park manager or cooperative; such building may also include a management office.
(e) Refuse collection areas. Refuse collection areas shall be provided and screened from public view as approved by the Department of Public Works.
(8) Recreation areas. In addition to the space devoted to individual recreation on individual manufactured home and recreational vehicle sites, there shall be provided a developed area, or areas, devoted to open space and recreational purposes consisting of at least 5% of the gross park or cooperation area, and will be provided and maintained by the park operator or cooperative association.
(9) Illumination. Minimum lighting of two-tenths footcandles shall be provided for all streets, walks and service facility areas within the development.
(10) Storm drainage. Proper surface storm drainage shall be provided subject to approval by the City Engineer.
(11) Management. The park manager or cooperative association shall be responsible for the management and maintenance of all private streets and facilities as specified herein.
(12) Procedure for recreational vehicle cooperatives.
(a) For the purposes of this subchapter, a
RECREATIONAL VEHICLE COOPERATIVE shall be a cooperative within the definition of “subdivision” as defined by Chapter 153. A recreational vehicle cooperative shall be processed as required in Chapter 153 after establishment of the Manufactured Housing Park (MHP) District. Said plat shall be prepared as a block recording and shall not designate any private streets, drives, recreational vehicle unit space or other exclusive use areas; but shall indicate any utility easements as may be required. The plat submittal shall include the articles of incorporation for the cooperative, the cooperative management rules and the covenants, conditions and restrictions.
(b) A detailed development plan shall be prepared in conjunction with the preliminary plat and shall identify the location of all streets, recreational vehicle unit spaces, recreational areas, parking lots, service facility areas and any permanent structure that may be provided for future use of members, including covered carports, covered patios and storage buildings. Said development plans shall be sufficiently detailed to illustrate full compliance with all development standards as specified herein.
('80 Code, App. A, § 85) (Ord. 583, passed 9-16-1952; Ord. O97-23, passed 9-3-1997) Penalty, see § 154-999
(F) Placement standards.
(1) Permit. Placement of a manufactured home at an approved location, and the connection of utilities thereto, shall be subject to a permit from and inspection by the authority having jurisdiction. A site plan shall be submitted showing the space which is to be used for the installation, and a plot plan shall be submitted of the space showing the location of utility hookups and setbacks to be observed. Any alterations or additions on said manufactured home space shall be subject to the same requirements.
(2) Site plan. Placement of a park model recreational vehicle at an approved location shall be subject to a permit from, and inspection by, the authority having jurisdiction. A site plan shall be submitted showing the space which is to be used for the installation, and a plot plan shall be submitted of the space showing the location of utility hookups and setbacks to be observed. Any alterations or additions on said manufactured home space shall be subject to the same requirements. Alterations, including awnings, patio covers, room additions, shall be constructed in accordance with the construction codes of the city.
(3) Separation and setbacks.
(a) All manufactured homes, recreational vehicles and buildings shall be set back from the periphery of the park or cooperative as follows:
1. Front yard. Ten feet. Where manufactured home park has double frontage, the required front yard shall be provided on both streets;
2. Side yard. Seven feet; and
3. Rear yard. Seven feet.
(b) There shall be a minimum distance of six feet between the leading edge of any two manufactured homes or recreational vehicle units or their accessory structures. This minimum setback shall be maintained free of all awnings (fixed or temporary). This minimum setback shall be measured perpendicularly to the alignment of the manufactured home or recreational vehicle unit to provide a consistent setback between building envelopes.
(c) There shall be a minimum distance of three feet from an interior public or private street to the leading edge of any manufactured home, recreational vehicle or structure.
(4) Height regulations. No principal building shall exceed 20 feet in height and no accessory building shall exceed 15 feet in height.
(5) Visibility triangle requirements. All structures located at the corner of public streets shall comply with the visibility triangle requirements of the zoning code.
(6) Tie downs. All manufactured homes and park model recreational vehicles in manufactured home or recreational vehicle parks shall be anchored to comply with the wind and seismic standards as adopted by the city.
(7) Location. There shall be not more than one manufactured home per each manufactured home space. The location of recreational vehicles on a manufactured home space for human occupancy is permitted provided it is the only occupied unit on the space, and also provided that the unit is self-contained or that restrooms and shower facilities are provided.
(8) Facilities. All manufactured homes shall be equipped with toilet, bath and kitchen facilities and shall be connected to a sanitary sewer. Water, electrical and telephone service shall be provided.
(9) Recessed or skirting. All manufactured homes shall be recessed with the frame to grade level or have solid skirting to the ground on all sides.
('80 Code, App. A, § 85) (Ord. 583, passed 9-16-1952; Ord. O97-23, passed 9-3-1997; Ord. O2000-73, passed 10-18-2000) Penalty, see § 154-999
(G) Waivers. The Zoning Board of Adjustment may hear and decide applications for variances from a particular development standard or standards, pursuant to § 154-03.04.
('80 Code, App. A, § 85) (Ord. 583, passed 9-16-1952; Ord. O97-23, passed 9-3-1997)
(Ord. O2010-32, passed 7-7-2010; Ord. O2010-63, passed 12-1-2010)