Chapter 17.28
RECREATIONAL VEHICLE PARK STANDARDS
Sections:
17.28.060 Development standards.
17.28.080 Violations and penalties.
17.28.010 Purpose.
A. Recreational Vehicle Park. The recreational vehicle park is intended to accommodate the rental of space for individual trailers, campers, and motor homes. Mobile homes are not permitted. All utilities, streets and improvements therein remain under one ownership to comply with the conditions of development. These standards are deemed necessary to ensure uniform, coordinated development of the community and to assure the general health, safety, and welfare of the occupants of the homes that may be located within such a development.
B. Zone Intent. Recreational vehicle park is a permitted use in general commercial (C-2), mixed commercial (C-3) or highway commercial (HC) zones. (Ord. 1473 §2, 2017)
17.28.020 General provisions.
A. Applicability. Every recreational vehicle park in the city shall be located, constructed, altered, expanded and operated in compliance with this chapter.
B. Exemptions. The provisions of this chapter shall not apply to mobile home parks, the continued operation of existing recreational vehicle parks.
C. Administration. The city administrator hereinafter referred to as the administrator is vested with the authority to administer the ordinance codified in this chapter within the city limits and may prepare and require the use of such forms as are essential thereto. (Ord. 1438 §2(part), 2014)
17.28.030 Definitions.
Whenever the words and phrases set out in this section appear in this chapter, they shall be given the meaning attributed to them by this section. When not inconsistent with the context, words used in the present tense shall include the future, the singular shall include the plural, and the plural shall include the singular; “shall” is always mandatory, and “may” indicates a use of discretion in making a decision.
“Camp site” means an area within a recreation park designed for placement of a tent and/or a recreational vehicle.
“Dump station” means a place to discharge sewage from a recreational vehicle, but not including a sewer hookup associated with an RV site.
“Electric hookup” means the electrical supply to each campsite.
“Grey water” means the water that is contaminated with soap, grease, etc., normally associated with washing of people, dishes, clothes, etc., and the wastewater from cooking.
“Improved public road” means a road that is improved with a minimum of gravel surface and is regularly maintained by the city, county or the State Department of Transportation.
“Mobile home park” means any tract of land that is divided into rental spaces under common ownership or management for the purpose of locating two or more mobile homes for dwelling purposes.
“Parking space” means a place to park a motor vehicle.
“Recreational vehicle park” means any tract of land that is divided into rental spaces (with or without utility hookups) under common ownership or management for the purpose of temporarily locating recreational vehicles or tents for recreation purposes.
“RV site” means a campsite within a recreational vehicle park specifically designated for placement of a recreational vehicle.
“Sewer hookup” means a place where sewage can be discharged, as it is generated, from a recreational vehicle while it is set up in an RV site.
“Tent site” means a campsite within a recreational vehicle park specifically designated for placement of a tent or other nonvehicular sleeping apparatus.
“Water hookup” means the domestic water supply to a recreational vehicle while it is set up in an RV site. (Ord. 1438 §2(part), 2014)
17.28.040 Procedure.
A. General Procedure and Applicant’s Responsibilities. The following general description of the recreational vehicle park approval procedures is intended to aid users of this chapter and those persons desiring to develop a recreational vehicle park in the city of Goldendale in understanding the basic procedures, sequence of events, and responsibilities of the applicant in obtaining final approval of such.
1. Applicant calls city planning department and arranges a presubmission conference with the city administrator and other officials.
2. Presubmission conference is held and a preliminary sketch of the proposed recreational vehicle park is discussed. The applicant learns what the concerns and recommendations of the local officials are.
3. Applicant completes an application and has a binding site plan and landscaping plan prepared and then completes a SEPA environmental review checklist for the proposed park. If a conditional use permit is required within the zone the property lies within, then an application for a conditional use permit is also completed and submitted with the other documents.
4. Planning department routes the submittals to various agencies and departments for comments.
5. If a SEPA declaration of significance is issued, an environmental impact statement (EIS) is prepared by the applicant. If a declaration of nonsignificance is issued, an EIS is not required.
6. Upon completion of environmental review, the planning department prepares a report and recommendation.
7. If a public hearing by the board of adjustment for a conditional use is required, the planning department schedules a meeting with the board of adjustment thirty days in advance of the meeting. If the board of adjustment approves the conditional use permit, the binding site plan is forwarded to the council for its signature of approval.
8. If a conditional use permit is not required, the planning department schedules a meeting with the council for its review and disposition.
9. If the council approves the binding site plan, the applicant files it with the building department and begins construction of the park. Upon completion of construction, the building department issues an operational permit which authorizes the park to open for business.
B. Presubmission Conference. Prior to the submission of a recreational vehicle park application, the developer or his representative shall contact the planning department to arrange a meeting with the subdivision review committee and other officials to discuss a preliminary sketch of the proposal. The purpose of the presubmission conference is to disclose potential problems. The conference should take place prior to detailed design work being accomplished. The administrator shall prepare a written summary of the conference to the applicant within three working days.
C. Application Requirements. Recreational vehicle park applications shall be accompanied by a site plan prepared in accordance with the specifications for a binding site plan as described in the city of Goldendale subdivision ordinance. Construction of a recreational vehicle park shall not commence until the binding site plan is filed with the planning department. Each application for a recreational vehicle park shall contain the following information in clean and intelligible form:
1. The title and location of the proposed park, together with the name, addresses and telephone numbers of the record owner or owners of the land and of the application, and, if applicable, the names, addresses and telephone numbers of any architect, planner, surveyor, designer, engineer or other person(s) responsible for the preparation of the application and/or binding site plan, and of any authorized representative of the applicant;
2. The proposed use or uses of the land and buildings;
3. A proposed binding site plan drawing or drawings at a scale of not less than one inch equal to two hundred feet, unless otherwise approved by the building department, which shall include or show:
a. The location of all existing and proposed structures, including but not limited to buildings, fences, culverts, bridges, roads, railroads and streets;
b. The boundaries of the property to be developed;
c. All area, if any, to be preserved as buffers or dedicated to a public or private use for open space or public use;
d. All existing and proposed easements;
e. The location of all existing utility structures and lines;
f. The existing and proposed water supply and sewage systems;
g. All means of vehicular and pedestrian ingress and egress to and from the site and the size and location and direction of flow of driveways, streets, and roads, to include radii and curvature of proposed routes;
h. The location and direction of flow of all drainage, stream or waterways when determined by the public works director to be sufficient in representing the topography of the entire tract and surrounding area;
i. Where the public works director determines that contour lines are necessary to describe the topography, such contour lines shall be included at intervals approved by the public works director;
4. The existing zoning district of the proposed development site and any other zoning district within three hundred feet of the site;
5. Recreational vehicle park filing fees for a binding site plan review is two hundred dollars.
D. Approval Procedures. Upon receipt of the application and binding site plan, the administrator shall affix a file number, enter date of receipt and forward copies to any applicable departments, agencies or individuals for review. Upon completion of review, the subdivision review committee may approve or conditionally approve a binding site plan which meets the minimum requirements of the recreational vehicle park standards; and shall deny a binding site plan that fails to meet such minimum requirements or which are in the judgment of the subdivision review committee detrimental to other properties or detrimental to public health, safety or welfare.
E. Appeals. Any decision by the subdivision review committee may be appealed in writing to the planning commission by the applicant or any interested party within ten days after notice of decision of the subdivision committee. The planning commission shall act on appeal within thirty days after receipt of the notice of appeal and shall approve, conditionally approve or disapprove a binding site plan when not acted upon or denied by the subdivision review committee within the time limits specified in Section 16.20.040.
F. Council Action. Any decision by the planning commission relative to binding site plan may be appealed to the council by the applicant or any interested party within ten days after notice of the decision by the planning commission. The council shall, at its next regular meeting, set the date for consideration of the appeal at a public meeting. In reviewing an appeal, the council shall consider all matters submitted by the subdivision review committee and the planning commission, together with such other evidence as it deems relevant and shall either affirm or reverse the planning commission’s decision.
G. Compliance. The development of the recreational vehicle park shall be in conformance with the approved application and the binding site plan as finally approved and filed. Any development, use, or density which fails to substantially conform shall constitute a violation of the ordinance codified in this chapter as well as other applicable city ordinances as may pertain. The administrator may approve minor alterations if in his opinion the alterations do not substantially affect the original approval. When the administrator determines that the proposed alterations are of a substantial nature, the developer shall submit a new application to be processed in accordance with this section.
H. Operation Permit. When the recreational vehicle park has been brought into compliance with the approved plan, the building department shall issue a permit to operate. The permit may be revoked by the building department after withdrawal by the owner or after public hearing if it is found not to be in compliance. (Ord. 1438 §2(part), 2014)
17.28.050 Location.
Recreational vehicle parks shall only be permitted where allowed by zone classification and shall not be permitted in any area found unsuitable for such development because of poor or undesirable drainage, physical topography, soil characteristics, public access, or other features that may be harmful to the public health, safety, and general welfare. Parks should be located where proper sewer and water systems can be developed and approval obtained for such systems from the jurisdictional health department. (Ord. 1438 §2(part), 2014)
17.28.060 Development standards.
A. Layout. The general layout and requirements shall be site-specific and shall not exceed the following:
1. Setbacks shall observe the applicable zoning district requirements pertaining to setbacks from property lines and public roads. Additional setbacks and fencing may be required where a landscaped buffer is desirable to protect public safety, neighboring property or aesthetics.
2. Each recreational vehicle space shall have a minimum width of twenty feet.
3. Areas designated for placement of RVs or tents within the campsites shall be separated from adjoining campsites or interior park streets by a minimum of ten feet.
4. All dwellings and accessory structures shall be a minimum of twenty feet from any property line adjacent to residential zoned districts.
B. Private Road Systems. The road system shall be designed to meet the requirements of the traveling public to include the following:
1. Recreational vehicle parks shall have access to an improved public road.
2. All park roads, access driveways, parking spaces, and unit spaces shall be on an adequate base, graded, and surfaced to facilitate drainage and to reduce dust and be constructed to minimum city standards.
3. One-way interior roads shall not be less than twelve feet wide. Two-way interior roads shall not be less than twenty-two feet wide.
4. Turns shall be adequately designed for recreational traffic.
5. Cul-de-sacs are not permitted.
6. RV sites shall be designed to allow easy parking and access of RVs.
C. Parking. Parking spaces are necessary and required in addition to the actual parking spaces for recreational vehicles. The following shall apply:
1. Off-road parking spaces shall be a minimum ten feet by twenty feet in size.
2. Each campsite shall have a minimum one off-road parking space in addition to the area designated for parking of RVs or placement of tents, except for pull-through spaces.
3. A recreational vehicle park and its associated office shall have a minimum of the following additional off-road parking:
a. Eight hundred square feet for registration;
b. One space per employee.
D. Sewage Disposal and Water Supply. All full service recreational vehicle parks shall discharge sewage into a sewage disposal system and shall have a public water system both approved by the jurisdictional health department. The following shall apply:
1. Each RV park which has twenty-five or more RV sites shall have adequate and conveniently located sewage dumping stations designed and developed to standards established by the jurisdictional health department.
2. Unless otherwise approved by the jurisdictional health department, minimum sanitary facilities required for dependent RV and tent use should be according to the following table:
|
Number of Sites |
Toilets |
Urinals |
Handwashing Sinks |
Showers |
|||
|---|---|---|---|---|---|---|---|
|
|
Men |
Women |
Men |
Men |
Women |
Men |
Women |
|
1--15 |
1 |
1 |
1 |
1 |
1 |
1 |
1 |
|
16--30 |
1 |
2 |
1 |
2 |
2 |
2 |
2 |
|
31--45 |
2 |
3 |
1 |
3 |
3 |
3 |
3 |
|
46--60 |
2 |
4 |
2 |
3 |
3 |
4 |
4 |
|
61--80 |
3 |
5 |
2 |
4 |
4 |
6 |
6 |
|
81--100 |
3 |
6 |
3 |
4 |
4 |
7 |
7 |
3. Areas catering to only independent self-contained units should have, separated for each sex, at least one toilet, hand washing sink and shower for emergency use.
4. Water service risers shall be protected from freezing and shall not be located in such manner as to be contaminated by sewage. Sewer risers shall be capped when not in use and be constructed so as to prevent entrance of storm drainage.
E. Solid Waste. The storage, collection, and disposal of solid waste in the RV parks shall be the responsibility of the park operator and be in conformance with the minimum functional standards set forth by the Washington State Department of Ecology and administered by the jurisdictional health department.
F. Electrical and Other Hookups. Electrical hookups may be provided to each or any campsite in an approved recreational vehicle park. Other services, such as TV cable, may be permitted, but must be shown on the binding site plan and constructed in safe position. The following apply:
1. All shall be in compliance with applicable local and state codes.
2. All shall be in close proximity to the user and only one utility pedestal per campsite shall be permitted.
3. Adequate drainage shall be provided in proximity of hookups.
G. Common Facilities, Recreation Areas, and Open Spaces.
1. Common facilities such as service buildings, water systems, sanitary sewage disposal facilities including septic tanks and drain fields, recreation space, open space, roads, paths, permanent buildings, and facilities for other general purposes shall be designed to accommodate the level of full potential use and occupancy of the recreational vehicle development.
2. Paths or trails to common facilities shall not interfere with or cross a recreational vehicle site, and shall consider pedestrian safety at those points where trails or paths intersect roads.
3. At least twenty-five percent of the total land area within a recreational vehicle park division shall be dedicated, in perpetuity, for open space.
a. The amount of open space shall not include roads, but may include land devoted to common facilities or land left undeveloped or preserved.
b. At least one-half of the open space must be suitable for active recreational pursuits.
c. Such open areas and landscaping shall be continually and properly maintained. (Ord. 1438 §2(part), 2014)
17.28.070 Miscellaneous.
The entire recreational vehicle park shall be designed and laid out as a planned unit to ensure continuity. These standards are not intended to be all inclusive. Alternate designs are encouraged to meet the intent of well-organized recreational vehicle parks. (Ord. 1438 §2(part), 2014)
17.28.080 Violations and penalties.
A. Injunctive Relief. Whenever any parcel of land is developed and used for the purposes of operating a recreational vehicle park or whenever an existing recreational vehicle park is expanded or altered after the effective date and adoption of the ordinance codified in this chapter, then such action is hereby declared to be unlawful and a public nuisance, and the prosecuting attorney may commence an action to restrain and enjoin further operation and compel compliance with all provisions of this chapter. The costs of such action shall be taxed against the person, firm, corporation or agent in violation.
B. Assurance of Discontinuance. In the enforcement of the ordinance codified in this chapter, the prosecuting attorney may accept an assurance of discontinuance of any act or practice deemed in violation of this chapter from any person engaging in or who has engaged in such act or practice. Any such assurance shall constitute prima facie proof of violation of this code. (Ord. 1438 §2(part), 2014)