Chapter 17.69
RECREATIONAL VEHICLE PARKS
Sections:
17.69.030 Conditional use permit required.
17.69.040 General requirements.
17.69.050 Completion prior to occupancy phasing.
17.69.060 Recreational vehicle park location criteria.
17.69.090 Park administration.
17.69.100 Recreational vehicle park application procedure.
17.69.010 Purpose.
The purpose of this chapter shall be to ensure that recreational vehicle parks are located, developed and occupied in accordance with standards and regulations which will protect the health, safety, general welfare and convenience of the occupants of such parks and the residents of the city of Grandview. (Ord. 2011-29 § 5 (Att. B)).
17.69.020 Definitions.
As used in this chapter, unless the context or subject matter clearly requires otherwise, the words and phrases defined in this section shall have the below indicated meanings; provided, that all definitions, rules and regulations defined herein that are in conflict with provisions of other city ordinances, the provisions of the recreational vehicle park ordinance shall prevail.
A. “Park model” means a recreational vehicle designed specifically for placement in a recreational vehicle park to be utilized for transient or recreational housing. Park models are distinguished from standard recreational vehicles by the lack of self-contained holding tanks. For purposes of this title, if a unit is not listed in the latest addition of the N.(1)(4)(1) Recreation Vehicle Appraisal Guide as a park model it cannot be considered a park model. Park models do not exceed 11.5 feet in width and contain 400 square feet of living space or less;
B. “Recreational vehicle” means a vehicle or portable structure built and designed to be used for temporary occupancy or travel, recreational or vacation use. Said vehicles contain plumbing, heating and electrical systems which are operated with or without connection to outside utilities. Recreational vehicles shall include, but are not limited to, campers, motor homes, camping trailers, tent trailers, fifth wheels and travel trailers; tents are excluded. A recreational vehicle shall have a body width of no more than nine feet and a body length of no more than 40 feet when factory-equipped for the road;
C. “Recreational vehicle site” means a plot of ground within a recreational vehicle park intended for temporary location of a recreational vehicle as a dwelling unit;
D. “Recreational vehicle park” means a tract or parcel of land upon which two or more recreational vehicle sites are located, for occupancy by recreational vehicles as temporary living quarters for recreation or vacation purposes;
E. “Sanitary station” or “sanitary dumping station” means a facility used for removing and disposing of wastes from recreational vehicle sewage holding tanks; and
F. “Tent” means an enclosed structure or shelter fabricated entirely or in major part of cloth, canvas, plastic or similar material used for recreational or vacation purposes. (Ord. 2011-29 § 5 (Att. B)).
17.69.030 Conditional use permit required.
A recreational vehicle park shall be permitted only upon the issuance of a conditional use permit by the city. The owner, operator and occupants of a recreational vehicle park shall develop and use the park in strict compliance with the conditions imposed by the permit. (Ord. 2011-29 § 5 (Att. B)).
17.69.040 General requirements.
A. No recreational vehicle shall be occupied overnight unless the same is parked inside an approved recreational vehicle park;
B. No recreational vehicle shall be occupied for commercial purposes anywhere in the city, except units used for job shacks at commercial construction sites with valid building permits;
C. No recreational vehicle shall be used as a permanent place of abode, or dwelling, except for park management, for indefinite periods of time. Occupancy in a park for more than 180 days in any 12-month period shall be conclusively deemed to be permanent occupancy. Placement of the unit on a foundation or any action toward removal of wheels of a recreational vehicle, except for temporary purposes of repair, is hereby prohibited;
D. Except portable awnings and screens that are attached to and carried with the recreational vehicle, no external appurtenances, such as carports, cabanas or patios, may be attached to any recreational vehicle while it is in a park;
E. No space within a recreational vehicle park shall be rented for any purpose other than those expressly allowed by this chapter; and
F. No person, company or corporation shall establish or modify a recreational vehicle park without first complying with the provisions of this chapter. (Ord. 2011-29 § 5 (Att. B)).
17.69.050 Completion prior to occupancy phasing.
All required site improvements and other conditions of the special permit shall be met prior to occupancy of any site by a recreational vehicle; provided, that completion may be accomplished by phases if such phases are identified and approved in the special permit. (Ord. 2011-29 § 5 (Att. B)).
17.69.060 Recreational vehicle park location criteria.
The location of recreational vehicle parks shall be reviewed for harmony with adjoining properties utilizing the criteria in GMC 17.86.080. Recreational vehicle parks may only be established on property within the city which meets the following criteria:
A. Recreational vehicle parks may be permitted only in the C-2 general business district;
B. The minimum site area of a park shall be four acres; and
C. Parks shall be located within 2,000 feet of a state or interstate highway. (Ord. 2011-29 § 5 (Att. B)).
17.69.070 Design standards.
The following are minimum design standards for recreational vehicle parks:
A. Density. The number of recreational vehicles permitted in a park shall not exceed a density of 20 units per gross acre. The special permit may limit density further to ensure compatibility with the surrounding areas;
B. Spacing and Site Width. There shall be a minimum side to side dimension of 15 feet between vehicles and an end to end dimension of 12 feet. Each recreational vehicle space shall have a minimum width of 24 feet;
C. Site Access. Entrances and exits to the park shall be designed for safe and convenient movement of traffic into and out of the park and to minimize friction with free movement of traffic on adjacent streets. All traffic into and out of the park shall be through such entrances and exits. No entrance or exit shall require a turn at an acute angle for vehicles moving in the direction intended, and radii of curbs and pavement at intersections shall be such as to facilitate easy turning movements for vehicles with trailers attached. No material impediment to visibility shall be created or maintained which obscures the view of an approaching driver in the right lane of the street within 100 feet of the intersection with the park entrance;
D. Parking. At least one parking space for each eight sites shall be provided for visitor parking in the park;
E. Internal Park Roads. All internal park roads shall be privately owned and maintained. They shall be paved and meet standards as approved by the public works director. Park roads shall have a minimum improved width as follows:
1. The main or central road through the park shall have a width of not less than 28 feet exclusive of parking lanes.
2. Roads other than the main road shall have a width of not less than 14 feet per each travel lane.
3. One-way roads shall be permitted only where drive-through RV spaces are provided. One-way roads shall have a width of not less than 12 feet.
4. Parking lanes shall have a width of not less than 10 feet.
5. All walkways shall not be less than four feet in width;
F. Open Space/Recreational Facilities. A minimum of 20 percent of the site shall be set aside and maintained as open space for the recreational use of park occupants. Such space shall be accessible and usable by all residents of the park for passive or active recreation. Parking spaces, driveways, access streets, and storage areas are not considered to be usable open space. The percentage requirement may be reduced to 15 percent of the site if substantial and appropriate recreational facilities (such as recreational buildings, swimming pool or tennis courts) are provided;
G. Setbacks. No recreational vehicle site shall be closer than 15 feet from any exterior park property line abutting upon a major street or shoreline or 10 feet from any other exterior park property line. Permanent structures within a park shall have minimum front and rear yards of 15 feet each, and minimum side yards of five feet each. Yard space shall be measured from the wall of the building. Building yard setbacks do not supersede other more restrictive setbacks;
H. Landscaping/Screening. All areas of recreational vehicle parks including perimeter setback areas not utilized for roadways, pathways, buildings, maintenance yards and recreational facilities shall be landscaped. Landscaping shall consist of a combination of live vegetative ground cover, lawn, shrubs, trees, flower beds and ornamental shrub beds. All landscaping plans shall be approved in conjunction with the special permit process and shall be guided by the following:
1. The first 15 feet of the park exterior abutting upon a major street or shoreline shall be landscaped. Said landscaped area shall contain one shade (one and one-half inches caliper) tree every 40 feet and a grouping of three or more small trees or shrubs every 50 feet. The remainder of the setback area exposed to public view shall be treated with lawn or various ground covers.
2. The first 10 feet of all park exterior abutting properties other than those described in subsection (H)(1) of this section shall be treated with landscaping as provided in subsection (H)(1) of this section.
3. All exterior boundaries of a recreational vehicle park shall contain a six-foot solid fence. Required fencing along park exterior boundaries abutting upon a major street or shoreline shall be set back 15 feet from the property line(s).
4. One shade tree (one and one-half inches caliper) shall be required for every three recreational vehicle sites.
5. All management offices, club houses and recreational buildings shall have border and foundation plantings on at least two sides of the building.
6. All utility areas of park buildings shall be screened with landscaping, solid fencing or combination thereof.
7. All maintenance yards shall be sight screened by a solid fence and various landscape elements;
I. Landscaping/Screening Design and Maintenance. All landscaping and screening shall be designed and maintained to be aesthetically pleasing to ensure the general welfare of the community is enhanced. All trees, flowers, lawns and other landscaping features shall be maintained by the park management in a healthy growing condition at all times;
J. Signs. Signs and advertising shall be prohibited in recreational vehicle parks except:
1. One freestanding sign in accordance with Chapter 15.16 GMC.
2. One identifying sign at each entrance of the park, which may be indirectly lighted, but not flashing. Said sign(s) shall comply with Chapter 15.16 GMC.
3. Directional and information signs for the convenience of occupants of the park;
K. Utilities. All utilities within the park shall be constructed and maintained in accordance with all applicable state and local codes:
1. Electricity. Electricity shall be provided to each recreational vehicle site.
2. Water. Water shall be provided to each recreational vehicle site.
3. Watering Station. Each recreational vehicle park shall be provided with one or more easily accessible water supply outlets for filling recreational vehicle water storage tanks.
4. Sewer Service. Sewer service shall be provided to all recreational vehicle spaces.
5. Sanitary Stations. Each recreational vehicle park shall be provided with sanitary dumping stations in the ratio of one for every 100 recreational vehicle sites or fractional part thereof. Sanitary stations shall consist of at least a trapped four-inch sewer riser pipe connected to the sewage disposal system and surrounded at the inlet end by a concrete apron sloped to the drain and provided with a suitable hinged cover; and a water outlet, with the necessary appurtenances connected to the water supply system to permit periodic wash down of the immediate adjacent areas. A sign shall be posted near the water outlet indicating that this water is for flushing and cleaning purposes only, not for drinking.
6. Solid Waste Disposal. Refuse containers shall be placed throughout the park in convenient locations. Refuse containers must be screened from public view on three sides. All recreational vehicle parks shall be maintained free of litter and garbage. In addition to the refuse containers placed throughout the park, at least one large (four yards or greater) container shall be located near the management building;
L. Storm Drain. All storm water drainage shall be contained in the park. Storm water control facilities require public works department approval prior to construction; and
M. Surfacing of Sites. All spaces except tent sites shall have a hard surfaced pad of the same minimum dimensions as the largest unit permitted to occupy that space. Said pad shall be located in conformance with the separation requirements of subsection B of this section. Sites utilized for tents need not be hard surfaced; however, tent spaces shall not be greater than 10 percent of the total number of sites. (Ord. 2011-29 § 5 (Att. B)).
17.69.080 Accessory uses.
A. Accessory Uses. Management buildings, recreational facilities, restrooms, showers, laundry facilities, other uses, and structures customarily incidental to operation of a recreational vehicle park are deemed to be permitted accessory uses in a recreational vehicle park. In addition, grocery stores and convenience shops shall be permitted as accessory uses and are subject to the following restrictions:
1. Such establishments and the parking area primarily related to their operations shall not occupy more than five percent of the gross area of the park.
2. Such establishments shall not present visible evidence from any street outside the park of their commercial character that would attract customers other than occupants of the park.
3. The structures housing such facilities shall not be located closer than 50 feet to any public street and shall not be directly accessible from any public street, but shall be accessible only from a street within the park;
B. Maintenance buildings, recreation and similar buildings must be permanent structures. Permanent structures do not include recreational vehicles, recreational vehicles on foundations or shipping containers of any kind; and
C. Restroom and Shower Facilities. Restroom facilities shall be provided for each gender, shall be properly identified, and each shall contain showers and toilets connected to the city’s sewer utility. The minimum number of such facilities shall be one commode and one shower, for each gender, for every 25 recreational vehicle sites. (Ord. 2011-29 § 5 (Att. B)).
17.69.090 Park administration.
The owner of a recreational vehicle park shall be responsible for the development and maintenance of the park in strict conformity with the approved plan and conditions of the special use permit, and all applicable laws and ordinances. Each park shall have a manager available 24 hours per day, seven days per week. (Ord. 2011-29 § 5 (Att. B)).
17.69.100 Recreational vehicle park application procedure.
A. The applicant shall submit an application to the city clerk on forms provided by the clerk;
B. The application shall include a $500.00 fee, be accompanied by an environmental checklist with associated fee, and a report from a title insurance company showing ownership of the property involved and a list of the names and addresses of all owners of property within 300 feet of the proposed development;
C. The application shall further be accompanied by five copies of a site plan which shall be drawn at a scale of not less than 100 feet to the inch, and shall be clear and precise. If necessary, the site plan can consist of more than one drawing. The site plan shall contain, but not necessarily be limited to, the following:
1. Name of the owner and operator, with addresses and phone numbers; and the name of the proposed recreational vehicle park.
2. Legal description of the subject tract of land.
3. Name, address and phone number of the person or firm preparing the site plan.
4. Scale of the drawing and north arrow.
5. The area and dimensions of the tract of land.
6. The number, size and location of all recreational vehicle spaces.
7. The number, location and size of all off-street parking spaces.
8. The location and width of all streets and walkways.
9. The location of service buildings, management offices, sanitary stations, recreation areas, and any other proposed facilities or structures.
10. Location of all utility easements.
11. Specifications of the water supply, sewage disposal, electrical supply, and refuse collection systems.
12. Drainage plan (may be submitted on a separate drawing).
13. Landscaping plan (may be submitted on a separate drawing).
14. Topography at an appropriate contour interval unless specifically waived by the public works department.
15. A vicinity map indicating the names and locations of all streets within at least a quarter-mile radius of the subject area.
16. Signage.
17. Fencing and screening;
D. Conditional Permit Review. Once a complete application has been received by the city, the city clerk or his/her duly authorized agent will schedule a hearing before the hearing examiner in accordance with Chapter 2.50 GMC and GMC Title 14. The application will then continue through the standard conditional use permit process until a special permit is approved or denied. (Ord. 2011-29 § 5 (Att. B)).