report to the planning and zoning commission

Agenda Item: 2 – Z2015077 of 8

Report to the Planning and Zoning Commission Prepared by the Maricopa County Planning and Development Department

Case: Z2015077 - Desert Trails Mobile Home & RV Park Meeting Date: March 9, 2017 (Cont. from January 19, 2017) Agenda Item: 2

Supervisor District: 2 Applicant: John Williams Owner: J&D Enterprises, LLC Request: Modification of Conditions for Special Use Permit (SUP) Z2011117 for

a Recreational Vehicle (RV) Park in the R-5 zoning district Site Location: Generally located at the northwest corner of 4th Ave. & Mountain

Rd. in the Mesa area Site Size: 4.08 ac. Density: 3.18 d.u. /ac. County Island: Class 1a (Apache Junction & Mesa) County Plan: Urban Residential/Medium Density (0-12 d.u. /ac.) – In Concert Municipal Plan: City of Mesa – Medium Density Residential (2-4 d.u. /ac.) Municipal Comments: N/A Support/Opposition: None known Recommendation: Approve with conditions


Project Summary: 1. This is a request for a Modification of Conditions for a Special Use Permit (SUP) for an RV Park

on a 4 ac. site. The Desert Trails Mobile Home & RV Park is in the R-5 multi-family zoning district. The property location is the northwest corner of 4th Ave. and Mountain Rd. in the east Mesa area. This project is to include relocating mobile homes from the property to space 22 and spaces 29 through 34. Relocating accessory structures to spaces 1, 2, 7, 19, and 29-34 and removing two (2) recreational vehicles from the property from spaces 31 and 32. Six (6) mobile homes and RV’s have already been removed from the site. The original SUP was for a Mobile Home and RV Park. Subsequent regulatory reform permits Mobile Home Parks in the R-5 Zoning District. The SUP is still required for the RV Park component. The subject amendment is to create flexibility in placement of Mobile Homes (Mobile Home Park POD in R-5 zoning) and RV’s (SUP for RV Park).

2. The Maricopa County Zoning Ordinance provides different development standards for

Mobile Homes spaces and RV spaces in parks. The SUP (Z2007115) approval contained conditions of approval specific to the numbers and locations of mobile homes (condition H) and the number and location of the RV spaces (condition I). Staff recommends to eliminate these conditions and establish a condition with standards for Mobile Homes or RV’s. The existing language is as follows;

h. The maximum # of Mobile Homes shall be thirteen (13) located in spaces 14, 19-23, 25,26,29,30, 37, 42, & 43. Mobile homes spaces are intended for housing exceeding 400 sq. ft. and include homes built before 1976, manufactured homes and Park Model Alternatives.

i. The maximum number of RV spaces shall be thirty (30) in designated spaces as

follows #1-13, 15-18, 24, 27-28, 31-36, 38-41. RV spaces may be occupied by motor homes, 5th wheels, camping trailer, truck campers and park models. A Park Model may occupy an RV designated space provided it does not exceed 400 sq. ft. Park Model Alternatives exceeding 400 sq. ft. shall occupy spaces intended for mobile homes.

Existing On-Site and Adjacent Zoning / Land Use: 3. On-site: R-5 SUP/Mobile home and RV park

North: R1-5, then C-3/Mini-storage East: Mountain Rd., then R-5 single family residential South: 4th Ave., then R-5 Trails West Mobile Home Park West: R1-6 PAD (City of Mesa)/ single family residential


Zoning Map

Aerial photo of subject site


Utilities and Services: 4. Water: Arizona Water Company

Wastewater: Septic System School District/s: Mesa Unified School District Fire: Rural/Metro Fire Department Police: MCSO

Adopted Plans:

5. East Mesa Area Plan: The County Plan categorizes the area within Urban Residential/Medium (0-12) d.u. /ac. RV’s are not classified as dwelling units for the purpose of establishing density. The mobile home spaces are well under the density requirement. This mobile home/RV park is in concert with the land use designation of the plan.

6. City of Mesa General Plan: The plan designates this area for Medium Density Residential (2-4 d.u. /ac.) Desert Trails 3.18 d.u. /ac. is in concert with that criteria. The City of Mesa offered no objection to this use.

Public Participation Summary: 7. The applicant has complied with the Maricopa County Citizen Review Process with the

required posting of the property. Staff made notification by first class mail to adjacent property owners within 300’ of the subject parcel and interested parties. The applicant did not receive any opposition to the proposal during the public participation process. Staff has received no opposition as of the writing of this staff report.

Outstanding Concerns from Reviewing Agencies: 8. N/A.

Aerial photo of subject site and surrounding environ


Staff Analysis: 9. The site is zoned R-5 which permits the MH park, and no community amenities will be

mandated. The gross site is less than 5 acres. Staff finds the MH park use as reasonable to allow the site to continue the use without requiring a new retention basin per the approved SUP. The use has been in existence for approximately 50 years.

10. Standards for mobile home parks are found in MCZO, Art. 1203 and include;

• Travel trailers or manufactured homes may be located on mobile home spaces

but the minimum setbacks required of mobile homes shall be provided, and the appropriate sections of County plumbing and health codes must be complied with.

• Mobile homes, travel trailers, manufactured homes or detached accessory structures shall be located on mobile home spaces so as to provide a minimum setback from any mobile home space boundary, including boundaries in common with the edge of any interior drive or roadway, of not less than five feet, unless otherwise specified herein. Each mobile home or travel trailer shall set back from lot lines or required park screening a distance of not less than ten feet.

• The minimum distance between mobile homes, travel trailers, manufactured homes or detached accessory structures, and the minimum distance between mobile homes or travel trailers and buildings in the same mobile home park shall be ten feet, unless otherwise specified herein.

• A mobile home park shall provide a minimum ten foot clear unobstructed area from front lot lines and a minimum ten foot clear unobstructed area from street side lot lines. These areas shall be provided with appropriate landscaping, including necessary water maintenance facilities. These clear unobstructed areas shall not be utilized in determining space boundaries, dimensions or setbacks.

• Provision for on-site storm water retention/drainage and off-site storm water drainage both entering and leaving the property shall be as required by the Maricopa County Department of Planning and Development and the Flood Control District.

• Each mobile home park shall provide fire protection facilities as required in the Uniform Fire Code.

• Minimum distance or setbacks required herein shall be the shortest of horizontal dimensions measured from the nearest portion of the side wall of a mobile home, manufactured home or travel trailer, or from any attached patio cover, carport, cabana, ramada or similar appurtenances. Detached accessory storage structures, containing a maximum area of 100 square feet and located in the rear one third of a mobile home space shall not be included in these distance or setback requirements, unless the mobile home space is adjacent to a lot line, in which case the minimum distances or setbacks shall apply. No accessory storage structure shall be located so as to limit access to utility compartments and services.

• The mobile home park shall be permanently screened from surrounding lots by a solid fence, wall, or suitable planting, six feet in height.

• No zoning clearance for the location of a mobile home or travel trailer on individual mobile home spaces shall be issued until such time as the requirements for mobile home park development as listed herein have been certified as being completed, in accordance with the approved plan of development, by a licensed engineer.


• Mobile home subdivision lots shall not be utilized for mobile home park purposes. • Access to all mobile home spaces shall be from the interior of the park. There shall

be no individual access to any mobile home space from a public street. • Any outdoor mobile home park lighting shall be placed so as to reflect light away

from adjoining rural or residential zoning district and shall be in accordance with any adopted County Outdoor Lighting Ordinance.

11. Staff has determined that no retention basin will be required. The retention basin was not

part of the original approved development. Staff has determined that a 1.5’ (h) wall along the Mountain Rd. frontage, per permit B201003914, is required to ensure drainage along the perimeter. This will be the only drainage improvement. The internal loop roadway will be maintained with two access points onto 4th Ave. All portions of site interior along the internal looped roadway system may be utilized for MH and/or RV spaces with space boundaries undefined. Each space housing a MH or an RV must meet the respective development standards as outlined in the ordinance unless previously LNC. No known neighborhood opposition has been received. The use is in concert with City and County plans. The proposal meets the applicable MCZO standards.

Recommendation: 12. For the reasons outlined in this staff report, staff recommends the Commission motion for

approval with conditions ‘a’ – ‘k’, of Z2015077.

Provided the following conditions are met:

a. Development of the site shall comply with the Site Plan entitled “Civil Grading & Drainage Plan, Desert Trails Mobile Home and RV Park”, consisting of 6 full-size sheets, stamped received September 25, 2015, except as modified by the following conditions.

b. This approval constitutes a Plan of Development for a Mobile Home Park in the R-

5 zoning district. Mobile homes shall be located within the parcel as indicated on the zoning exhibit referenced in condition 'a' or if in accordance with the requirements of the Maricopa County Zoning Ordinance, Sec. 1203, Arts. 1303.1.1 - 1303.1.5 shall be considered to be in substantial conformance with the zoning exhibit.

c. This approval constitutes a Special Use Permit for an RV Park. Travel trailers and

recreational vehicles shall be located within the parcel as indicated on the zoning exhibit referenced in condition 'a' or if in accordance with the requirements of the Maricopa County Zoning Ordinance, Sec. 1301, Arts. 1301.1.17.1 - 1301.1.17.2 shall be considered to be in substantial conformance with the zoning exhibit.

d. This Special Use Permit is not subject to expiration. e. Noncompliance with any Maricopa County Regulation shall be grounds for

initiating a revocation of this Special Use Permit as set forth in the Maricopa County Zoning Ordinance.


f. The following Maricopa County Environmental Services conditions shall apply:

1. Abandonment permit for the existing septic system must be obtained.

2. New Notice of Impending Development permit must be obtained, for possible septic permitting requirements associated with the project.

3. Storm Water - The proposed project is located within the urbanized area

regulated by the Maricopa County Storm water Quality Program and requires a storm water approval and permit.

g. A Park Model may occupy a recreational vehicle designated space provided it

does not exceed 400 sq. ft. Park Models Alternatives exceeding 400 sq. ft. shall occupy spaces intended for mobile homes.

h. The following Engineering conditions shall apply:

1. The 585 linear ft. flood wall is required along the east side of the site per permit B201003914 must be completed within 90 days of Board of Supervisors approval.

2. Plans & calculations for Building Permits B201003914 and B201102340 must be

updated based the plans submitted with this application; and as follows:

a. The size of the bleed-off pipe must be increased to 18 inches per Maricopa County Drainage Policies and Standards (DPS) 6.10.10.

b. The first flush volume calculation must be revised in accordance with

DPS 6.4.1 (equation 6.1). The runoff coefficient for first flush = 1.0. Sections 3.2 and 4.2 of the Drainage Report must be revised accordingly.

c. A profile of the bleed-off pipe must be provided. d. Details of the orifice plate must be provided. e. A cross section from the western drainage channel through the new

retention basin (including the existing wall) must be provided. f. Adding a second valley gutter and basin inflow chute near the

northern part of the new retention basin should be considered so that all flow is not concentrated at the southern location(s).

g. The basin overflow elevation must be indicated in relation to the lowest allowable MH FFE.

1. With the revisions to Building Permits B201003914 and B201102340,

the driveways onto 4th Avenue must be improved to current MCDOT roadway design standards (Ref. Section 7.6 of the MCDOT Roadway Design Manual).


2. Half-width improvements with pavement, curb, gutter and sidewalk to Mountain Road and 4th Avenue shall be deferred for two additional years after approval of this SUP Amendment.

3. The applicant shall obtain permits from MCDOT for any work in

the S. Mountain Road and/or 4th Avenue right-of-ways. i. The granting of this change in use of the property has been at the request of the

applicant, with the consent of the landowner. The granting of this approval allows the property to enjoy uses in excess of those permitted by the zoning existing on the date of application, subject to conditions. In the event of the failure to comply with any condition, and at the time of expiration of the Special Use Permit, the property shall revert to the zoning that existed on the date of application. It is, therefore, stipulated and agreed that either revocation due to the failure to comply with any conditions, or the expiration of the Special Use Permit, does not reduce any rights that existed on the date of application to use, divide, sell or possess the property and that there would be no diminution in value of the property from the value it held on the date of application due to such revocation or expiration of the Special Use Permit. The Special Use Permit enhances the value of the property above its value as of the date the Special Use Permit is granted and reverting to the prior zoning results in the same value of the property as if the Special Use Permit had never been granted.

j. This case supersedes all previous conditions/stipulations of Special Use Permit

Z2011117. This case is a Special Use Permit for a RV Park and a Plan of Development for a Mobile Home Park in the R-5 zoning district.

Presented by: Eric R. Smith, Planner Reviewed by: Darren V. Gerard, AICP, Deputy Director Attachments: Case Map (1 page) Vicinity Map (1 page) Site Plan (reduced 8.5”x11”, 6 pages) Narrative Report/Ex. Summary (6 pages) Engineering comments (3 pages) MCESD comments (1 page)

report to the planning and zoning commission

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