San Luis City Zoning Code
18.50 Manufactured
Home Zoning District
18.50.010 General requirements – “MH” Zoning District.
(A) Purpose. The purpose of the “MH” Manufactured Home Zoning District is to provide for a specific zone that will permit the placement and regulate the permanent installation of manufactured homes for occupancy as single residential dwellings within manufactured home subdivisions and/or manufactured home park developments. The intent of these provisions is to provide affordable and diversified housing opportunities within the City while establishing and maintaining standards.
(B) General Provisions.
(1) A property owner seeking to develop a manufactured home subdivision or a manufactured home park (land lease) development shall submit those materials outlined in SLCC 18.15.030(F) and in the Subdivision Ordinance if applicable.
(2) A minimum of ten acres shall be required to establish the “MH” Manufactured Home Zoning District.
(3) All manufactured homes shall be required to meet the most current HUD code standards, be certified under the National Manufactured Housing Construction and Safety Standards Act of 1974, and comply with State of Arizona Office of Manufactured Housing regulations and all the provisions outlined in this chapter and this title.
(4) A manufactured home shall not have been constructed more than ten years prior to the date of application for building/installation permit.
(5) The use of an RV, park model, or site-built structure as a residential dwelling is prohibited within the “MH” Zoning District.
(6) The storage of an abandoned and/or structurally damaged manufactured home is prohibited.
(C) Review Process. The development of a manufactured home park shall require site plan review, by the Zoning Administrator, prior to the applicant’s submittal for building or grading permits. Applications for site plan review shall comply with the requirements outlined in SLCC 18.15.070. The development of a manufactured home subdivision shall be processed in accordance with the San Luis Subdivision Ordinance. The subsequent placement of the individual manufactured homes in either an MH subdivision or an MH park development shall require a building placement permit for every MH unit. All applications for a building placement permit shall comply with the requirements outlined in SLCC 18.50.040 and the current building codes adopted by the City.
(D) Development Standards. The development regulations for the “MH” Manufactured Home Zoning District are outlined in Table No. 11. These standards provide certainty to property owners, developers, and neighbors about the limits of what is allowed.
(E) Compliance With Other Provisions.
(1) General Provisions. The general provisions in Chapter 18.70 SLCC shall apply.
(2) Parking Regulations. The parking regulations in Chapter 18.75 SLCC shall apply.
(3) Signs. All signage shall comply with Chapter 18.80 SLCC.
(4) Outdoor Lighting. All outdoor lighting shall comply with Chapter 18.85 SLCC.
(5) Landscape Regulations. All landscaping shall comply with Chapter 18.90 SLCC. (Ord. 312 § 2(10.0), passed 4-11-2012. Code 2012 § 152.150.)
18.50.020 Manufactured home subdivisions.
(A) Permitted Uses (Subdivisions). Permitted uses in the “MH” Manufactured Home Zoning District, if developed as an MH subdivision, shall be only the following uses:
(1) One single dwelling manufactured home per lot;
(2) Public and private parks and playgrounds;
(3) Public or private golf courses and associated recreational amenities and facilities;
(4) Public and private utility installations for gas, electric, water, wastewater or communications including booster stations and lift stations;
(5) Child care, home-based. Home-based child care shall comply with the State of Arizona Department of Health Services regulations for licensing;
(6) Home occupations as prescribed in Chapter 18.70 SLCC;
(7) Accessory buildings and accessory uses as prescribed in Chapter 18.70 SLCC; and
(8) Religious institutions.
(B) Conditional Uses (Subdivisions). Conditional uses in the “MH” Manufactured Home Zoning District, if developed as an MH subdivision, shall be only the following uses:
(1) Publicly owned or operated fire station or police station; and
(2) Wireless communication towers and antennas in accordance with the requirements of Chapter 18.95 SLCC.
(C) Site Design Standards (Subdivisions).
(1) All subdivisions shall be designed and processed in accordance with the San Luis Subdivision Ordinance.
(2) All manufactured home single-dwelling units subsequently placed on the individual lots shall comply with all provisions outlined in subsection (D) of this section and shall require a building placement permit (see SLCC 18.50.040 for details).
(3) Public utilities, including water and sewer service, shall be extended to each manufactured home lot. All utilities within the development shall be located underground; and both the water and sewer systems shall be connected to the public system serving the City.
(4) Manufactured home subdivisions shall be designed and built with public streets.
(5) All manufactured home subdivisions, at the time of subdivision development and on a subdivision basis, shall provide open space as denoted in Table No. 10. Open space shall be calculated on net acres, defined as the total acres exclusive of the area required for arterial or collector street right-of-way dedications and public site reservations.
(D) Recommended Architectural Standards (Subdivisions).
(1) The individual manufactured homes should be designed and situated to assure similarity in exterior appearance, and in keeping with the architectural character of site-built dwellings and the character of the surrounding neighborhood in general.
(2) The residential structure should have a strong relationship to the neighborhood street. A walkway from the street to the front entry is strongly encouraged.
(3) Front porches and courtyards are strongly encouraged and should provide a pedestrian connection, other than the driveway, to the street.
(4) All buildings and/or structures in conjunction with a permitted or conditional use, other than the single-dwelling manufactured home, shall be of conventional (site-built) construction.
(5) Minimum Width. The placement of a double-wide or 24-foot-wide unit, exclusive of any garage or carport area, is strongly encouraged on an individual lot within an MH subdivision.
(6) Grading. Unless the topography of a particular lot precludes it, the manufactured home shall be installed no higher from grade than 18 inches (from ground to frame) on the highest side; and not less than 12 inches on the lowest side. The Building Official is authorized to approve minor deviations from the height requirement after inspection of the property to determine such deviation is necessary because of lot conformity.
(7) Foundations. The manufactured home shall be pit set and placed on an excavated foundation with permanent stem wall so that the home appears to have a foundation wall similar in appearance and kind to conventional site-built homes. Such installation shall render the dwelling no more portable than if it were constructed totally on site.
(8) Exterior Building Materials. The exterior building façade including the trim, doors, windows, roof fascias, and the like, shall consist of wood, stucco, horizontal siding, brick, masonry veneer, or other facsimile of a building material commonly used in site-built residential construction; provided, however, that metal siding, other than aluminum lap siding, shall be prohibited. Patio covers and detached storage buildings shall be exempt from this requirement.
(9) Roof Structure and Materials. All roof structures shall be sloped and provide an eave projection of no less than six inches and no greater than 24 inches. Unfinished galvanized steel, unfinished aluminum, wood shake shingles, or fiberglass/asphalt shingles less than 325 pounds per 100 square feet shall not be permitted.
(10) Mechanical Equipment. All manufactured home running gear, tongues, axles, and wheels must be removed at the time of installation. Mechanical equipment such as electrical meter, coolers and air conditioning units, service components, water filters, propane tanks, and similar devices, whether ground level or wall mounted, shall be screened from public view and designed to appear as an integral part of the building.
(11) Garages or Carports. The manufactured home shall have at a minimum a single-car garage or carport the design and materials of which shall be compatible with the main structure.
(12) Accessory Structures. Uncovered porches, decks, or verandas are permitted on the side and rear of the home provided they meet the setback requirements of this title.
(13) Steps. If the dwelling unit has steps leading to the front entry the steps shall be attached to a permanent foundation and designed and constructed to be an integral part of the exterior of the dwelling unit.
(14) Anchor Ties. The structure shall be anchored to the ground, in accordance with approved manufactured home installation standards for high wind areas.
(15) Additions. All additions and alterations shall be in compliance with the current building code as adopted by the City or in compliance with the most current HUD code standards and the housing manufacturer’s specifications, whichever is more restrictive. (Ord. 312 § 2(10.1), passed 4-11-2012. Code 2012 § 152.151.)
18.50.030 Manufactured home park.
(A) Permitted Uses (Park Developments). Permitted uses in the “MH” Manufactured Home Zoning District, if developed as an MH park development (land lease), shall be only the following uses:
(1) One single-dwelling manufactured home per designated space;
(2) Parks and playgrounds;
(3) Golf courses and associated recreational amenities and facilities;
(4) Public and private utility installations for gas, electric, water, wastewater or communications including booster stations and lift stations;
(5) Child care, home-based. Home-based child care shall comply with the State of Arizona Department of Health Services regulations for licensing;
(6) Religious institutions;
(7) Home occupations as prescribed in Chapter 18.70 SLCC; and
(8) Accessory buildings as prescribed in Chapter 18.70 SLCC.
(B) Conditional Uses (Park Developments). Conditional uses in the “MH” Manufactured Home Zoning District, if developed as an MH park development, shall be only the following uses:
(1) Wireless communication towers and antennas in accordance with the requirements of Chapter 18.95 SLCC despite ownership.
(C) Site Design Standards (Park Developments).
(1) All manufactured home parks shall require site plan review in accordance with SLCC 18.15.070 and may be reviewed concurrently with the rezoning request.
(2) All units subsequently placed on the individual spaces shall comply with all provisions outlined in subsection (D) of this section and shall require a building placement permit (see SLCC 18.50.040 for details).
(3) A solid perimeter wall, six feet in height, shall be constructed around the entire manufactured home park development.
(4) No individual manufactured home space shall have direct vehicular access to a public street outside of the park development.
(5) Public utilities, including water and sewer service, shall be extended to each space within the park. All utilities within the park development shall be located underground; and both the water and sewer systems shall be connected to the public system serving the City.
(6) Manufactured home park developments shall be improved with paved private streets built to City specifications.
(7) All manufactured home parks shall provide open space as denoted in Table No. 10. Open space shall be calculated on net acres, defined as the total acres exclusive of the area required for adjacent arterial or collector street right-of-way dedications, public site reservations and private streets. Open space areas may include active recreational areas such as community buildings, swimming pools, play areas or passive park space.
(D) Recommended Architectural Standards (Park Developments).
(1) Minimum Width. The minimum width of the main portion of the structure should be 14 feet (single-wide), exclusive of any garage or carport area, as measured across the narrowest portion.
(2) Grading. Unless the topography of a particular lot precludes it, the manufactured home should be installed no higher from grade than 18 inches (from ground to frame) on the highest side; and not less than 12 inches on the lowest side. The Building Official is authorized to approve minor deviations from the height requirement after inspection of the property to determine such deviation is necessary because of lot conformity.
(3) Foundations. The manufactured home should be pit set or ground set and placed on an excavated foundation with permanent stem wall so that the home appears to have a foundation wall similar in appearance and kind to conventional site-built homes. Such installation shall render the dwelling no more portable than if it were constructed totally on site.
(4) Exterior Building Materials. The exterior building façade including the trim, doors, windows, roof fascias, and the like, shall consist of wood, stucco, horizontal siding, brick, masonry veneer, or other facsimile of a building material commonly used in site-built residential construction; provided, however, that metal siding, other than aluminum lap siding, shall be prohibited. Patio covers and detached storage buildings shall be exempt from this requirement.
(5) Roof Structure and Materials. All roof structures shall be sloped and provide an eave projection of no less than six inches and no greater than 24 inches. Unfinished galvanized steel, unfinished aluminum, wood shake shingles, or fiberglass/asphalt shingles less than 325 pounds per 100 square feet shall not be permitted.
(6) Mechanical Equipment. All manufactured home running gear, tongues, axles, and wheels must be removed at the time of installation. Mechanical equipment such as electrical meter, coolers and air conditioning units, service components, and similar devices, whether ground level or wall mounted, shall be designed to appear as an integral part of the building.
(7) Garages or Carports. The manufactured home shall have at a minimum a single car garage or carport the design and materials of which shall be compatible with the main structure.
(8) Accessory Structures. Uncovered porches, decks, or verandas are permitted on the side and rear of the home provided they meet the setback requirements of this title.
(9) Steps. If the dwelling unit has steps leading to the front entry the steps shall be attached to a permanent foundation and designed and constructed to be an integral part of the exterior of the dwelling unit.
(10) Anchor ties. The structure shall be anchored to the ground, in accordance with approved manufactured home installation standards for high wind areas.
(11) Additions. All additions and alterations shall be in compliance with the current building code as adopted by the City or in compliance with the most current HUD code standards and the housing manufacture’s specifications, whichever is more restrictive.
(12) All buildings and/or structures in conjunction with a permitted or conditional use, other than the single-dwelling manufactured home, shall be of conventional (site-built) construction. (Ord. 312 § 2(10.2), passed 4-11-2012. Code 2012 § 152.152.)
18.50.040 Building placement permit.
(A) The property owner seeking to place a manufactured home on either an individual subdivision lot or in a space within a manufactured home park (land lease) development shall be required to obtain a manufactured home building placement permit prior to the installation of the manufactured home. As part of the building placement permit application to the Building Department the owner shall submit the additional following materials for review and approval:
(1) Complete site plan of the lot or space. If the manufactured home is proposed to be placed in a manufactured home park, a map of the park showing all existing spaces and points of access shall also be required;
(2) Elevations or color photographs of all sides of the structure;
(3) Roof slope (expressed in a ratio of horizontal to vertical feet) and roofing material description;
(4) Description of any proposed additions or alterations including photographs where possible; and
(5) Description of the exterior finish including materials and colors.
(B) The manufactured home shall be reviewed for compliance with the recommended architectural standards in either SLCC 18.50.020(D) or 18.50.030(D), whichever is applicable. Additionally, the manufactured home shall be reviewed for compliance with the specific standards and conditions of the zoning as approved by the City Council for the specific development.
(C) The Zoning Administrator may approve deviations from one or more of the developmental or architectural standards provided herein on the basis of finding that the materials to be utilized or the architectural style proposed for the dwelling would be compatible and harmonious with existing structures in the vicinity.
(D) If the Zoning Administrator determines that a manufactured home is not in compliance with any of the architectural requirements of either SLCC 18.50.020(D) or 18.50.030(D), the application may be referred to the Board of Adjustment for final review.
(E) The Board of Adjustment shall consider the manufactured home application and the Zoning Administrator’s report. If satisfied that all of the criteria have been met, the Board may approve the application. If the Board finds that any one of the stated criteria has not been met, the Board may deny the application.
Table No. 10. Open Space Requirements – Manufactured Home Zoning District
(see Open Space definitions in SLCC 18.05.130)
Zoning/Land Use | Open Space Required (minimum) |
|---|---|
“MH” Subdivision | 5% |
“MH” Park | 5% |
Table No. 11. Development Standards – Manufactured Home Zoning District
Zoning (Use) | Min. District Size | Lot Area (sq. ft.) | Lot Width (feet) | Bldg. Height (feet) | Minimum Yard Setback (feet) | Lot Coverage | |||
|---|---|---|---|---|---|---|---|---|---|
Front | Side | Street Side | Rear | ||||||
“MH” (Subdivision) | 10 acres | 35,000 | 100 | 30 | 30 | 15 & 15 | 30 | 40 | 30% max. |
“MH” (Subdivision) | 10 acres | 20,000 | 100 | 30 | 25 | 10 & 10(a) | 15 | 30(a) | 40% max. |
“MH” (Subdivision) | 10 acres | 12,000 | 80 | 30 | 20 | 7 & 7(a) | 10 | 25(a) | 45% max. |
“MH” (Subdivision) | 10 acres | 8,000 | 70 | 30 | 20 | 7 & 7(a) | 10 | 20(a) | 50% max. |
“MH” (Subdivision) | 10 acres | 6,000 | 60 | 30 | 20 | 7 & 7(a) | 10 | 10(a) | 50% max. |
“MH” (Subdivision) | 10 acres | 5,000 | 50 | 30 | 15 | 5 & 5(a) | 10 | 10(a) | 50% max. |
“MH” (Park) | 10 acres | 3,000 | 40 | 30 | 15 | 5 & 5(a) | 10 | 10(a) | 50% max. |
(a)Setbacks for institutional or public uses allowed with a CUP shall be increased. In such cases setbacks shall be one foot for every two feet of building height, but in no case less than 20 feet.
(Ord. 312 § 2(10.3), passed 4-11-2012. Code 2012 § 152.153.)