In a public hearing that would prove confusing and contentious, the Mat-Su Town Council voted to repeal the ordinance on mobile home parks. But as long as they don’t have wheels, they can still be built. And without public input.

Early evidence suggests that eliminating the mobile home park ordinance would create more affordable housing with few restrictions. Assemblyman Rob Yundt proposed an amendment to the information memo that changed the language to make new mobile home parks impossible. He says that was his intention when he introduced the ordinance. The amendment would be noted in the minutes, but ultimately has no legal significance.

“My intention tonight is to make sure there is never another caravan park.”

Mobile home park permits have not been requested since 1993. However, the ordinance did provide for a public participation process. Today, just as in the past, anyone can build a mobile home park with a multifamily permit. This is an administrative permit that is not subject to the public hearing process. This permit includes provisions for building setbacks, screening, stormwater and other requirements. Mobile home parks could be considered residential homes in a multifamily development if the units are on permanent foundations.

Mayor Edna Devries ended a heated and testy exchange between legislators about whether a mobile home IS a mobile home if it has a solid foundation. The answer is no, it is no longer a mobile home and would then be considered any other home in a multi-family development. There was little debate about the overall design of the mobile home structure itself and whether that should define what category the structure falls into under building codes.

It’s the foundation that counts. Alex Strawn, Director of Urban Planning and Land Use, explains:

“There is a provision in the multifamily zoning code that limits the number of substandard housing units that can be built on a single lot. And a mobile home that doesn’t have a foundation is considered a substandard housing unit, so there is a limit there, a maximum number that can be on a lot, which is one per 40,000 square feet or two total, regardless of lot size. So if this ordinance is passed, it would essentially prohibit the construction of mobile home parks within the district if there are more than two mobile homes there and they are not on a foundation.”

Later, Assemblyman Yundt clarified that if the ordinance did not pass, there would still be a public process and mobile home parks would still be allowed. Now that the ordinance has passed, mobile home parks are still allowed as long as they are not on wheels and the developer meets the multi-family building permit requirements.

The Planning Commission asked the Assembly to combine the mobile home and multifamily ordinances to incorporate the best parts of both. They suggested keeping public participation, which would have made it a requirement for multifamily housing as well.

During the discussion, Strawn said little would likely change in the near future if the regulation were passed, citing market forces.

“So I think if this ordinance passes, not much will change because it’s probably market forces that will result in no more trailer parks. Right now, trailer parks aren’t being built. If the ordinance passes tonight, trailer parks are still not being built. If market forces change and trailer parks are suddenly profitable again, they may not be built if this ordinance passes.

As long as they’re still on wheels. And Mat-Su County is the fastest growing in the state, and housing is already a problem.