Attachment D - VPC Summaries - Z-TA-2-23-Y.pdf
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City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 22, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
No quorum
VPC Vote
No quorum
VPC DISCUSSION:
No quorum.
Staff comments regarding VPC Recommendation:
None.
ATTACHMENT D
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 23, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home
developments
VPC Recommendation
No quorum
VPC Vote
No quorum
VPC DISCUSSION & RECOMMENDED STIPULATIONS:
No quorum.
STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS:
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
REVISED
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 2, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home
developments
VPC Recommendation
Approval, per the staff recommendation
VPC Vote
13-2-2
VPC DISCUSSION & RECOMMENDED STIPULATIONS:
STAFF PRESENTATION
Sarah Stockham, staff, provided a presentation on a text amendment to update the
Zoning Ordinance address development standards and non-conforming standards. Ms.
Stockham discussed the summary of the text amendment, background, modernization
of development standards, definitions and alternative housing types. Ms. Stockham
described the current requirements and what the request includes and the new
definitions and the applicability for residential zones. Ms. Stockham discussed the
removal of special permits and intent of removing roadblocks in the process. Ms.
Stockham stated that the text amendment is being presented to all the Village and will
proceed to the Planning Commission in June.
QUESTIONS FROM COMMITTEE
Ms. Schmieder asked if the text amendment would be grand fathered into existing
residential zones and how does this impact neighborhoods. Ms. Stockham responded
that the applicability would be for new development subject to permitting.
Mr. Abbott asked about timing and restrictions on the time for use and would this be a
temporary use that may impact surrounding developments. Ms. Stockham responded
that the amendment would be applicable in the residential zoned districts, and it would
not be limited to a temporary use.
Ms. Jurayeva asked about permitting in residential districts for alternative housing
types. Ms. Stockham stated the text amendment change would change the
requirement from a special permit to a use permit which are heard by the zoning
adjustment hearing officer and is a separate process.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Mr. Paceley asked would the text amendment apply to a tiny house on the same
property for family or certain conditions. Ms. Stockham responded that the question
may be more related to an accessory unit which is different, and the underlying zoning
is still applicable.
Ms. Jurayeva asked what has been the response for the proposed text amendment
and has there been any feedback. Ms. Stockham stated that the information is being
presented at all the Villages and what is presented is in response to what the City
Council has been hearing in relation to mobile home residents who are at risk of being
displaced and the availability affordable of housing.
Ms. Baumer inquired about ownership of mobile homes and does this allow alternative
home parks. Ms. Stockham said the applicability is for mobile home and alternative
homes to expand into multifamily districts, this does not create a mobile home overlay.
Ms. Schmieder asked why there is a text amendment and not zoning that is more
responsive and does this really address affordable housing and equality. Ms.
Stockham responded this would allow for offsite manufacture developments, update
the standards and allow for more flexibility. Ms. Schmider stated this seems beyond the
scope of a text amendment. Ms. Stockham stated the allowance for mobile homes is in
the zoning ordinance and the text amendments are updates.
Mr. O’Malley asked would this allow someone to buy an older mobile home and place it
on a lot on a temporary basis. Ms. Stockham responded that manufactured homes
would have to be approved by the state and would be subject to standards.
PUBLIC COMMENT
None.
MOTION:
Committee member Dawn Augusta motioned to recommend approval of Z-TA-2-23-Y.
Committee member Danny Sharaby seconded the motion.
VOTE:
13-2-2; motion to recommend approval of Z-TA-2-23-Y passed with Committee
members Abbott, Augusta, Baumer, Beckerleg Thraen, Eichelkraut, Garcia, Grace,
Langmade, Miller, Nye, Paceley, Sharaby, and Swart in favor, Committee Member
Schmieder and Fischbach in opposition, and Committee Member Jurayeva, and
O’Malley in abstention.
STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS:
Staff has no comments.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3
rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 8, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
No quorum
VPC Vote
No quorum
VPC DISCUSSION:
No quorum.
STAFF COMMENTS REGARDING VPC RECOMMENDATION:
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
REVISED
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 11, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
Approval, per the staff recommendation with a
modification
VPC Vote
5-3
No members of the public registered to speak on this request.
VPC DISCUSSION:
Mr. Matteo Moric, staff, provided an overview of the proposed text amendment.
Acting Chair Trilese DiLeo said that the 10 acre or more requirement is limiting
options in the City and asked if there would be a minimum acreage size.
Keith Greenburg noted he was concerned with negatively impacting house values.
Al Field stated he wanted to see when one existing trailer park area gets removed a
new one could come in as an exchange and he believed there were other items to
consider in addition to the value of the homes.
Will Novak liked the reduction of the acreage size requirement and asked about the
artificial increase of cost due to parking requirements.
Mr. Field felt parking spaces were too small to fit a full-size vehicle.
Acting Chair DiLeo mentioned this would provide a more affordable housing option
and would address the concern of a more diverse housing stock and felt this would help
with the affordable housing concerns.
Ozzie Virgil stated there was no affordable housing anymore and believed this text
amendment would not help anyone. Mr. Virgil said developers are just coming in and
throwing up all these apartment complexes, and added the City needs to keep these
projects out of the airflight path.
James Sutphen believed this was already going to be a done deal and brought to the
Village Planning Committees as a courtesy.
Deer Valley Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
Page 2 of 3
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Mr. Field shared that for every acre developed for these manufactured home
developments another one would be taken out, and the City has municipal powers to be
able to make this happen.
Acting Chair DiLeo wanted to send the message and note in the record that there are
multiple dilapidated mobile home parks in need of some love.
Mr. Novak said the impetus was by GCU to find ways to relocate these homes, and to
open the opportunity to build smaller five acre lots. Mr. Novak commented that he felt it
would open more diversity and options.
Brandon Shipman recommended to eliminate the acreage and keep the special permit
requirement.
Mr. Moric responded to the parking question that it’s based on the size and number of
bedrooms of each unit. Mr. Moric also noted the minimum size of land would be based
on the development standards such as density, setbacks, and lot coverage based on
the zoning district it would fall within.
Ms. Racelle Escolar, staff, stated that there may be a future text amendment related to
parking, but it is not part of this text amendment. Ms. Escolar also explained how the
use permit process was less cumbersome than the Special Permit, and stated the use
permit process would still require a public hearing with notification but would not need to
come before the Village Planning Committee, Planning Commission or City Council.
Ms. Escolar stated it was like a variance, falling under the Zoning Adjustment process
and added that this would allow for more diversity in housing.
Ms. Escolar explained if land already had the appropriate multifamily or commercial
zoning in place, this text amendment would allow the applicant to go through the use
permit process.
PUBLIC COMMENTS:
None.
MOTION:
Al Field motioned to recommend approval of Z-TA-2-23-Y per the staff
recommendation with modifications that for each new development one dilapidated
parcel be removed. Keith Greenburg seconded the motion.
VOTE:
2-6; motion to recommend approval of Z-TA-2-23-Y per the staff recommendation with a
modification was not passed with Committee Members Field and Greenberg in favor;
and Davenport, Novak, Shipman, Sutphen, Virgil and DiLeo in opposition.
Deer Valley Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
Page 3 of 3
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
MOTION:
Brandon Shipman motioned to recommend the approval of Z-TA-2-23-Y per the staff
recommendation with a modification that the special permit requirement remain.
Ozzie Virgil seconded the motion.
VOTE:
5-3; motion to recommend approval of Z-TA-2-23-Y per the staff recommendation with a
modification that the special permit requirement remain passed with Committee
Members Davenport, Shipman, Sutphen, Virgil and DiLeo in favor; and Field,
Greenberg and Novak in opposition.
STAFF COMMENTS REGARDING VPC RECOMMENDATION:
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 2, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
Approval, per the staff recommendation
VPC Vote
9-0
VPC DISCUSSION:
No members of the public registered to speak on this item.
STAFF PRESENTATION
Anthony Grande, staff, described the proposed text amendment and provided an
overview of the purpose and intent of the request and the details of the proposed
changes to the text.
QUESTIONS FROM THE COMMITTEE
Chair Bowser asked about input from stakeholders. Mr. Grande replied that a work
group had been formed to develop the recommendations.
Committee Member Kirkilas asked about the impetus behind forming the work group
and proposing the text amendment. Mr. Grande described concerns with displacement
pressures and affordable housing.
Committee Member Reynolds asked for clarification that this proposal would allow
manufactured home developments to be developed in any multifamily district. Mr.
Grande replied that it would with a use permit.
Committee Member Dickson asked about whether use permits would be periodically
reviewed. Mr. Grande replied that stipulations can be applied to use permit approvals
on a case-by-case basis.
Committee Member Nowell noted that regulations changed in 1976 and that
manufactured homes built today are different than in the past. Mr. Grande agreed and
noted the different manufactured home types described in the presentation.
Desert View Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
May 2, 2023
Page 2
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Committee Member Kollar asked for clarification that the special permit process is
described as unnecessary because of the steps in the rezoning process. Mr. Grande
stated that the rezoning process is required for special permits and that it is what is
referenced as the unnecessary step. Mr. Kollar asked about the development
standards for new manufactured home developments. Mr. Grande stated that they
would be treated the same as multifamily developments, using the Planned Residential
Development option.
Committee Member Dickson asked for clarification on the definitions. Mr. Grande
replied that the definitions are based on industry standards.
Committee Member Nowell asked for clarification that the 10-acre minimum lot size is
eliminated in this proposal and whether that means one single manufactured home
could be built on a small lot. Mr. Grande replied that it would be possible. Chair
Bowser noted that the zoning would need to be a multifamily district. Mr. Grande
agreed it would only be possible in multifamily zoning districts.
Committee Member Kirkilas asked about the statement that the special permit
process is unnecessary for this type of development. Mr. Grande replied that
multifamily districts already allow multifamily housing and that requiring a special permit
for manufactured homes is adding an additional step that isn’t required for other forms
of housing in the same district.
Vice Chair Lagrave asked about the spacing of individual homes within a
development. Mr. Grande noted that the proposed text includes a spacing
requirement.
Committee Member Kollar asked about the other text amendments mentioned in the
report. Mr. Grande replied that one of the other text amendments would be considered
as the next agenda item and that the other one is not developed yet.
PUBLIC COMMENTS
None.
STAFF RESPONSE
None.
MOTION
Vice Chair Lagrave made a motion to recommend approval of Z-TA-2-23-Y, per the
staff recommendation. Committee Member Barto seconded the motion.
VOTE
9-0, motion to recommend approval of Z-TA-2-23-Y, per the staff recommendation,
passed; Members Barto, Dickson, Israel, Kirkilas, Kollar, Nowell, Reynolds, Lagrave,
and Bowser in favor.
Desert View Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
May 2, 2023
Page 3
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
STAFF COMMENTS REGARDING VPC RECOMMENDATION:
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
REVISED
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 1, 2023
Request
Amend Chapter 6, Section 647 A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
Approval, per the staff recommendation
VPC Vote
14-0
VPC DISCUSSION & RECOMMENDED STIPULATIONS:
STAFF PRESENTATION
John Roanhorse, staff, provided a presentation on Z-TA-2-23-Y, a text amendment to
address offsite manufactured homes by creating and refining definitions in Section 202
of the Phoenix Zoning Ordinance. Mr. Roanhorse added that the changes are intended
to modernize and expand housing types to address affordability and include definitions
for mobile homes and park models. Mr. Roanhorse discussed the schedule for the text
amendment to the Planning Commission and City Council.
QUESTIONS FROM THE COMMITTEE
Committee Member Matthew Jewett asked if the changes will address pedestrians
and walkability in mobile home parks. Mr. Roanhorse responded that any changes will
be subject to development standards which includes sidewalk.
Committee Member Brent Kleinman asked how many mobile parks would be
impacted with the text amendment change. Mr. Roanhorse stated that for the purpose
of the text amendment there is no inventory of mobile home parks and the changes are
intended to include this housing type as an option to address housing needs.
Committee Member Rick Mahrle asked how the amended language would impact
utility connections within the right-of-way. Mr. Roanhorse responded that utility
connections would not change and if a mobile home park were to expand it would still
have to follow the same requirements for utility and infrastructure access.
Committee Member Jeremy Thacker asked how does the proposed amendment
change impact the Walkable Urban Code and is this different from ADU’s (accessory
dwelling unit). Mr. Joshua Bednarek, staff, stated that ADU’s are different and they will
be addressed in future actions and that walkability would remain part of the review as it
is it applicable.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Committee Member Jeremy Thacker asked with multifamily districts being included
how does this request also include single family developments as well. Mr. Bednarek
responded that the amendment addresses multifamily residential districts and removal
of the special permit requirement.
Committee Member Ann Cothron stated that mobile homes are low-income and an
affordable housing option for some and asked are there other options for people that will
be displaced if mobile homes are no longer available. Mr. Roanhorse expressed that
mobile homes are one housing option and the amendment is intended to allow mobile
homes to continue to be residential options and the amendment will allow mobile homes
sits to improve and possibly expand as a housing type.
Committee Member Drew Bryck asked if a special permit is not needed will a use
permit include stipulations, who will make those determinations. Mr. Bednarek stated
that design standards would be administratively reviewed by the Zoning Administrator.
Committee Member Aaron Searle thanked Joshua Bednarek for clarifying the details
of the text amendment.
PUBLIC COMMENT
None.
MOTION:
Committee Member Jayson Matthews made a motion to recommend approval of Z-
TA-2-23-Y. Committee Member Matthew Jewett seconded to the motion.
DISCUSSION:
None.
VOTE:
14-0; motion to recommend approval of Z-TA-2-23-T per the staff recommendation
passes with Committee Members Benjamin, Bryck, Cothron, Jewett, Kleinman, Mahrle,
Matthews, Picos, Procaccini, Schiller, Searles, Tedhams, Thacker, and Chair Wagner in
favor, none in dissent, and none in abstention.
STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS:
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 16, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
No quorum
VPC Vote
No quorum
VPC DISCUSSION:
No quorum.
Staff comments regarding VPC Recommendation:
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 8, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
Approval, per the staff recommendation
VPC Vote
6-0
VPC DISCUSSION
Staff Presentation:
Nayeli Sanchez Luna, staff, described the proposed text amendment and provided an
overview of the purpose and intent of the request and the details of the proposed
changes to the text. Mrs. Sanchez Luna concluded the presentation by providing
staff’s recommendation and the text amendment hearing dates.
Questions from the committee:
Patrick Nasser-Taylor asked if the proposal would apply to multifamily residential
zoning districts. Mrs. Sanchez Luna confirmed that that the proposal would apply to
multifamily residential zoning districts and commercial districts since it would allow for
multifamily development by right. Mr. Nasser-Taylor asked if the text amendment
would override any rules established by homeowner associations. Tricia Gomes,
Deputy Director of the Planning and Development Department, stated that the text
amendment would apply to new mobile home developments. Ms. Gomes noted that it
would not impact existing mobile home developments. Ms. Gomes added that a
manufactured home could be placed on a single-family lot, or a subdivision could be
created utilizing manufactured homes if it met all the development requirements. Ms.
Gomes noted that this would apply to numerous units on one lot.
Dean Chiarelli asked what type of density could be expected while meeting setback
and frontage requirements. Ms. Gomes stated that the existing multifamily residential
zoning districts already have setback and density requirements. Ms. Gomes noted that
any new mobile home development would have to meet these requirements. Mr.
Chiarelli stated that he had concerns with the proposed language as it did not point to
the multifamily development requirements. Ms. Gomes stated that the proposal would
apply to Section 608 of the Zoning Ordinance which addresses residential zoning
districts. Ms. Gomes noted that the proposal would require mobile home
developments to follow planned residential development requirements within the
multifamily residential zoning districts.
Laveen Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
May 8, 2023
Page 2
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Public Comment:
None.
Committee Discussion:
JoAnne Jenson noted that there have been news reports where mobile home
developments are sold, and people are displaced. Ms. Jenson asked if this text
amendment would address this sort of displacement. Ms. Gomes stated that three
mobile home park developments have been purchased and as a result, people will
have to find alternative housing. Ms. Gomes added that the City Council has asked
staff to find potential solutions and to create alternative housing types. Ms. Gomes
noted these text amendments are possible solutions that Planning and Development
has brought forth to create alternative housing types and to prevent displacement. Ms.
Gomes stated that it doesn’t change the mobile home development where some
people own the mobile home but not the land. Ms. Gomes noted that there are
programs to assist the residents to own the land and the mobile home. Ms. Jenson
stated that she was in favor of affordable alternative housing.
Mr. Chiarelli stated that individuals have had issues with moving due to the
complexity of a mobile home unit or the reimbursement process. Mr. Chiarelli asked if
the proposed text amendment would address the programs that help with moving the
mobile home unit. Ms. Gomes stated that the relocation programs were occurring at
the State level. Ms. Gomes added that the City has looked into working with the State
but that the relocation programs were not part of the text amendment.
MOTION
Patrick Nasser-Taylor made a motion to recommend approval of Z-TA-2-23-Y, per
the staff recommendation. Dean Chiarelli seconded the motion.
VOTE
6-0, Motion to recommend approval of Z-TA-2-23-Y, per the staff recommendation,
passed with Committee Members Barraza, Chiarelli, Jensen, Nasser-Taylor, Ortega,
and Hurd in favor.
STAFF COMMENTS REGARDING VPC RECOMMENDATION
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 10, 2022
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
No quorum
VPC Vote
No quorum
VPC DISCUSSION:
No quorum.
Staff comments regarding VPC Recommendation:
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 11, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
Meeting was cancelled
VPC Vote
Meeting was cancelled
VPC DISCUSSION & RECOMMENDED STIPULATIONS:
None.
STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS:
Meeting was cancelled due to a lack of quorum.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
June 8, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
Approval, per the staff recommendation
VPC Vote
5-0
VPC DISCUSSION:
Staff Presentation:
Mr. Zambrano provided an overview of text amendment case Z-TA-2-23-Y, describing
the request and the purpose and intent of the request. Mr. Zambrano shared the new
definitions proposed and displayed some examples of the new definitions. Mr.
Zambrano shared the upcoming hearing schedule, noting that the Planning Commission
already heard this item on June 1, and that this item was supposed to be heard by the
Committee last month, but was not able to be heard due to the meeting being cancelled
because of a lack of quorum. Mr. Zambrano then stated that staff recommends approval
per the language in Exhibit A of the staff report.
Questions from Committee:
Mr. Johnson asked about removing the Special Permit requirement. Mr. Zambrano
responded that it would be changing it from the Special Permit process, which is a
legislative process heard by the Village Planning Committee, Planning Commission,
and City Council, to the Use Permit process, which is a quasi-judicial process that would
still be a public hearing process upon the Zoning Hearing Officer, which could then be
appealed to the Board of Adjustments and could then be appealed to the courts. Mr.
Zambrano added that the intent behind changing the Special Permit process to a Use
Permit process is that it is an unnecessary step that adds additional costs to these types
of developments that is not required of other housing developments.
Vice Chair Ricart asked where this text amendment came from. Mr. Zambrano
responded that the text amendment is trying to address the housing shortage, housing
affordability and equity for different types of housing developments.
Public Comments:
None.
Staff Response to Public Comment:
None.
North Gateway Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
Page 2 of 2
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Discussion:
None.
MOTION – Z-TA-2-23-Y:
Vice Chair Ricart motioned to recommend approval of Z-TA-2-23-Y, per the staff
recommendation. Mr. Johnson seconded the motion.
VOTE – Z-TA-2-23-Y:
5-0; motion to recommend approval of Z-TA-2-23-Y passes with Committee members
French, Johnson, Simon, Ricart and Read in favor.
STAFF COMMENTS REGARDING VPC RECOMMENDATION:
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 17, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
Approval, per the staff recommendation
VPC Vote
13-0-0
VPC DISCUSSION
Mr. Klimek, staff, provided an overview of the text amendment and the staff
recommendation.
APPLICANT PRESENTATION
None.
QUESTIONS FROM COMMITTEE
Committee Members Freeman and O’Hara expressed support for the text
amendment. Chair Jaramillo expressed support also.
Committee Member Larson asked for confirmation that this pertains to ownership
products rather than rentals. Mr. Klimek responded that the city does not regulate
based on ownership or rental and that these housing types could conceivably be either.
Committee Member Perez asked if it is possible for someone to rezone a parcel to one
of the districts that would newly permit these product types. Mr. Klimek responded that
it is unlikely but technically possible if the applicant were to successfully navigate a full
public rezoning process and then a public use permit process.
PUBLIC COMMENTS
None.
APPLICANT RESPONSE
None.
FLOOR/PUBLIC DISCUSSION CLOSED
North Mountain Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
May 18, 2023
Page 2
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
MOTION:
Committee Member Perez made a motion to recommend approval of Z-TA-2-23-Y per
the staff recommendation. Committee Member O’Hara seconded the motion.
DISCUSSION:
None.
VOTE: 13-0-0, motion to approve Z-TA-2-23-Y per the staff recommendation passes
with Committee Members Alauria, Freeman, Larson, Matthews, McBride, O’Connor,
O’Hara, Perez, Member Veidmark Whitney, Wiedoff, Vice Chair Fogelson, and Chair
Jaramillo in favor; none in opposition, and none abstaining.
STAFF COMMENTS REGARDING VPC RECOMMENDATION
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 1, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home
developments
VPC Recommendation
Approval, per the staff recommendation
VPC Vote
12-1
VPC DISCUSSION:
Staff Presentation:
Adrian Zambrano, staff, provided an overview of text amendment case Z-TA-2-23-Y,
describing the request and the purpose and intent of the request. Mr. Zambrano shared
the new definitions proposed and displayed some examples of the new definitions. Mr.
Zambrano shared the proposed refined definitions and described the proposed
changes. Mr. Zambrano shared the upcoming hearing schedule and stated that staff
recommends approval per the language in Exhibit A of the staff report.
Questions from the Committee:
Chair Popovic asked if the intent of deleting the 10-acre minimum requirement was for
infill lots and smaller developments. Mr. Zambrano responded that the majority of
existing mobile home parks throughout the City are less than 10 acres in size. Chair
Popovic asked if the mobile home parks could be converted to a tiny home or shipping
container community. Mr. Zambrano responded affirmatively, adding that additional
units could also be added if there is enough room.
Ms. Sepic clarified that a park model, per the definition, is a trailer type unit not to
exceed 400 square feet that is primarily designed to provide temporary living quarters
for recreational, camping, or seasonal uses. Ms. Sepic stated that this definition, in her
opinion, does not meet affordable housing criteria. Ms. Sepic recommended that tiny
homes should not be lumped together with the park model definition nor shipping
containers built for residential use with the modular home definition. Ms. Sepic stated
that she believes a park model is more of a hotel concept which could be within
commercial areas. Ms. Sepic stated that the park model definition sounds like it would
Paradise Valley Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
Page 2 of 4
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
be for camping and recreational vehicles whereas mobile homes and modular homes
are meant for long-term living.
Sarah Stockham, staff, stated that park model is meant for units of 400 square feet or
less in size that are on wheels, which includes tiny homes.
Ms. Sepic stated that the request is to have these in any type of residential zoning. Ms.
Stockham clarified that it would only be allowed in all multifamily zoning districts. Ms.
Sepic stated that it was also proposed in C-1, C-2 and C-3 districts. Ms. Stockham
clarified that those are the commercial zoning districts which allow multifamily
residential development by-right. Ms. Sepic stated that she believes the park model
type, specifically, should only be allowed in the commercial zoning districts.
Mr. Mazza asked if she believes that because it is temporary housing. Ms. Sepic
responded affirmatively. Ms. Sepic stated that she believes the request needs to be
changed since the park model is more of a hotel use since it is not meant for long-term
living.
Ms. Stockham stated that tiny homes do not have to be temporary. Ms. Sepic stated
that they are temporary while on wheels, and then get taken off the wheels, since they
are built somewhere else off-site and then transported to the site.
Mr. Mazza stated that the confusing part is the existing language because it says it is
primarily for temporary living quarters. Mr. Mazza asked for clarification if it would apply
to permanent residences as well. Ms. Stockham responded affirmatively, noting that
they could be made as shipping containers or tiny homes, and that the intent is to
establish these terms.
Mr. Goodhue stated that many years ago, park models found their way into mobile
home parks, so there were enforcement issues since they were meant for temporary
living quarters, whereas modular and mobile homes were meant for long-term living
quarters. Mr. Goodhue stated that the City integrated this into the Zoning Ordinance and
that the proposal appears to be blending in tiny homes into the existing definition since it
is a newer trend. Mr. Goodhue stated that originally, park models were temporary
mobile homes that were brought in and out, but things are changing. Mr. Goodhue
stated that he is concerned with the safety of the structures and that they need to be
inspected ahead of time before they reach the site. Mr. Goodhue asked what assurance
the City has that these units would be labeled by the State as a park model, modular
home or manufactured home. Ms. Stockham responded that she believes they are
already required to have an inspection off-site and that is has to be approved by the
State regardless.
Chair Popovic asked if the committee could add stipulations to the case.
Mr. Goodhue stated that these structures are exempt from City permits other than the
electric meter. Mr. Goodhue stated that the State inspects the structures and that they
would have to be certified and approved by the State. Mr. Goodhue was concerned that
Paradise Valley Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
Page 3 of 4
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
tiny homes may be manufactured in people’s garages and then transported somewhere
else. Mr. Goodhue wanted to ensure that inspection processes exist. Ms. Stockham
responded that manufactured homes have to come through the Arizona Department of
Housing approved list. Mr. Goodhue responded that he was more concerned with tiny
homes, since someone could build a tiny home less than 400 square feet, tow it on the
back of a truck and place it on a piece of property. Ms. Stockham responded that staff
could ask if tiny homes are required to go through the same process and get that
information back to the Committee.
Ms. Sepic stated that she was also concerned with bus conversions and camper vans.
Ms. Sepic asked if the use permit versus the special permit deviates for the types of
homes that are affixed or if all types are required to go through the process regardless
of if they are affixed or not. Mr. Zambrano responded that the manufactured home
development would require a use permit and include all the types of homes. Mr.
Zambrano stated that mobile homes are permitted by-right on single-family lots in
subdivisions, subject to the single-family design guidelines. Ms. Sepic asked if the
design guidelines include ensuring they are affixed. Mr. Zambrano responded that he
believed they do.
Mr. Goodhue stated that modular homes are allowed on single-family lots and
manufactured homes and mobile homes have to go into a park. Ms. Sepic responded
that they still have to be affixed. Mr. Goodhue responded that the affixed ones are
modular homes, and the other ones are not.
Ms. Sepic was concerned with allowing these additional types if some were affixed and
some were not.
Ms. Stockham stated that the difference between a special permit and a use permit is
that a special permit is like a rezoning case that goes to the Village Planning
Committee, Planning Commission and City Council and ends up with an ordinance
which is legislative, whereas a use permit is also a public meeting but is heard by the
Zoning Adjustment Hearing Officer and can be appealed to the Board of Adjustment,
and is a quasi-judicial process so it can end up being appealed to the courts.
Mr. Goodhue stated that he does not see a major difference with the definitions and
has no concerns as long as they are checked by the State.
Mr. Wise asked for clarification that the proposal is revising the definitions and is not
related to a specific development but is rather defining it for the future. Ms. Stockham
responded affirmatively, adding that it is also eliminating the 10-acre minimum
requirement, changing it from the special permit process to the use permit process, and
changing it from being allowed in R-2 and R-3 to being allowed in all the multifamily
residence zoning districts and commercial zoning districts. Ms. Stockham clarified that
this would not be allowed in single-family zoning districts, such as R1-6, and if someone
wanted to do this in a single-family zoning district, they would still need to go through
the rezoning process to rezone to one of the allowable districts.
Paradise Valley Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
Page 4 of 4
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Public Comment
None.
Staff Response:
None.
MOTION – Z-TA-2-23-Y:
Mr. Wise motioned to recommend approval of Z-TA-2-23-Y, per the staff
recommendation. Mr. Goodhue seconded the motion.
VOTE – Z-TA-2-23-Y:
12-1; motion to recommend approval of Z-TA-2-23-Y, per the staff recommendation,
passes with Committee members Bowman, Bustamante, DeMoss, Gerst, Goodhue,
Gubser, Hall, Mazza, Soronson, Wise, Mortensen and Popovic in favor and Committee
member Sepic opposed.
STAFF COMMENTS REGARDING VPC RECOMMENDATION:
None.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 9, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
Continued
VPC Vote
6-0
VPC DISCUSSION & RECOMMENDED STIPULATIONS:
MOTION:
Jeff Riederer motioned to continue Z-TA-2-23-Y to the next Rio Vista Village Planning
Committee meeting date. Massimo Sommacampagna seconded the motion.
VOTE:
6-0; motion to continue Z-TA-2-23-Y to the next Rio Vista Village Planning Committee
meeting date passes with Committee members Holton, Riederer, Scharboneau,
Sommacampagna, Virgil and Lawrence in favor.
STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS:
The committee members continued the item because the meeting facility was closing
and there was no time to hear the case.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
June 13, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home developments
VPC Recommendation
Approval, per the staff recommendation
VPC Vote
4-0
VPC DISCUSSION & RECOMMENDED STIPULATIONS:
Staff Presentation:
Mr. Zambrano provided an overview of text amendment case Z-TA-2-23-Y, describing
the request and the purpose and intent of the request. Mr. Zambrano shared the new
definitions proposed and displayed some examples of the new definitions. Mr.
Zambrano shared the proposed refined definitions and described the proposed
changes. Mr. Zambrano shared the upcoming hearing schedule, noting that the
Planning Commission already heard and voted on the item on June 1, and that the
Committee was supposed to hear and vote on this item last month but had to continue it
due to time constraints. Mr. Zambrano then stated that staff recommends approval per
the language in Exhibit A of the staff report.
Questions from the Committee:
Vice Chair Perreira asked about the Park Model definition being defined for temporary
living quarters. Mr. Zambrano responded that the definition is worded like that because
the homes are built off-site and then transported to the location where it will be placed.
Mr. Virgil stated that it is considered temporary as long as it is movable.
Mr. Zambrano added that these homes would typically still be on a chassis but would
have skirting around the bottom to screen it.
Chair Lawrence added that it would not be considered permanent because the home
would not be bolted to a foundation.
Mr. Sommacampagna asked what the difference is between a Special Permit and a
Use Permit. Mr. Zambrano responded that a Special Permit is a legislative process
similar to the rezoning process that require public hearings by the Village Planning
Committee, Planning Commission, and City Council, whereas the Use Permit process is
a quasi-judicial process that would only be heard by the Zoning Hearing Officer, and
then could be appealed to the Board of Adjustments, and then to the courts.
Rio Vista Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
Page 2 of 3
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
Chair Lawrence asked for clarification that the City is trying to simplify the process and
make it easier for developers to build mobile home parks with smaller modular homes.
Mr. Zambrano responded affirmatively, indicating that the text amendment would allow
different types of housing products that are not currently addressed in the Zoning
Ordinance, and that it would allow these types of developments to be built within all
multifamily and commercial zoning districts, subject to a Use Permit, which is a less
complicated and less burdensome process than the Special Permit process, which is
not required of other types of housing developments. Chair Lawrence asked if the site
plan and elevations would still be reviewed during that process. Mr. Zambrano
responded affirmatively, adding that the text amendment would also create new
development standards that new mobile home parks would need to comply with, which
would all be reviewed during the Use Permit process.
Mr. Sommacampagna asked what the Planning Commission voted. Mr. Zambrano
responded that the Planning Commission recommended approval, per the staff
recommendation, by an 8-0 vote.
Vice Chair Perreira stated that he believes there needs to be a more intensive
permitting process for shipping container homes. Vice Chair Perreira stated that they
should only be located in certain areas. Mr. Zambrano responded that nearby
neighbors would still have an opportunity to provide input on a new mobile home park
through the Use Permit process, indicating that notification of the public hearing would
still be sent out to surrounding neighbors.
Chair Lawrence asked for clarification that the ultimate goal would be to align and
simplify the permitting process for tiny homes with the permitting process of typical
residential developments. Mr. Zambrano responded affirmatively, adding that a Use
Permit would still be required, and that the text amendment would also create new
development standards for these types of developments, and would allow new types of
housing products that are not currently in the Zoning Ordinance.
Public Comments:
None.
Staff Response:
None.
MOTION – Z-TA-2-23-Y:
Mr. Sommacampagna motioned to recommend approval of Z-TA-2-23-Y, per the staff
recommendation. Chair Lawrence seconded the motion.
VOTE – Z-TA-2-23-Y:
4-0; motion to recommend approval of Z-TA-2-23-Y per the staff recommendation
passes with Committee members Sommacampagna, Virgil, Perreira and Lawrence in
favor.
Rio Vista Village Planning Committee
Meeting Summary
Z-TA-2-23-Y
Page 3 of 3
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882
STAFF COMMENTS REGARDING VPC RECOMMENDATION:
None.
Village Planning Committee Meeting Summary
Z-TA-2-23-Y
Date of VPC Meeting
May 9, 2023
Request
Amend Chapter 6, Section 647.A.2.k of the Phoenix
Zoning Ordinance regarding mobile home
developments
VPC Recommendation
No quorum
VPC Vote
No quorum
VPC DISCUSSION & RECOMMENDED STIPULATIONS:
No quorum.
STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS:
None.