Chapter 12.06 RECREATIONAL VEHICLE PARK*

*Cross reference(s) – Planning, ch. 2.30; planning commission, ch. 2.57; environmental policy, ch. 11.03; general requirements and standards for mobile home park design, § 12.04.055; flood hazard regulations, ch. 14.09.

State law reference(s) – Recreational vehicles, RCW 43.22.340 et seq.; licenses, RCW 46.16.063, 46.16.505 et seq.

12.06.010 Title.

This chapter shall be hereinafter known as the city of Kent recreational vehicle park code.

(Formerly Code 1986, § 12.06.010)

12.06.020 Purpose.

The purpose of this chapter shall be to provide rules, regulations, requirements, and standards for development of recreational vehicle parks in the city, insuring that the highest feasible quality in such parks will be obtained; that the public health, safety, general welfare, and aesthetics of the city shall be promoted and protected; that orderly growth and development together with the conservation, protection, and proper use of land shall be insured; that proper provisions for all public facilities, including circulation, utilities, and services, shall be made; and that conformance with provisions set forth in KCC Title 15, Zoning, and the comprehensive plan shall be insured.

(Formerly Code 1986, § 12.06.020)

12.06.030 Scope.

This chapter applies to any acquisition of land, improvement of land, or the development of land for recreational vehicle park use. This chapter shall apply to all lands within the corporate boundaries of the city. Where this chapter imposes greater restrictions or higher standards upon the development of land than other laws, ordinances or restrictive covenants, the provisions of this chapter shall prevail.

(Formerly Code 1986, § 12.06.030)

12.06.040 Definitions.

The following words, terms, and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:

Developer shall mean the person, firm, or corporation developing a recreational vehicle park.

Hearing examiner shall mean a person appointed by the city administrator to conduct public hearings on applications outlined in the city ordinance creating the hearing examiner, and who prepares a record, findings of fact, and conclusions on such applications.

Independent unit shall mean a recreational vehicle that has a toilet and bathtub or shower.

Recreational area shall mean a parcel or parcels of land or an area of water or a combination of land and water within the site designated for a recreational vehicle park which are designed and intended for the use or enjoyment of residents of the park. The recreational area may contain such complimentary structures and improvements as are necessary and appropriate for the benefit and enjoyment of residents of the recreational vehicle park.

Recreational vehicle shall mean any vehicle or structure designed and constructed to permit occupancy, with sleeping quarters for one (1) or more persons, and constructed in such manner as to permit its being used as a conveyance upon the public streets or highways and duly licensable as such, and propelled, drawn, or transported by its own or other power.

Recreational vehicle park shall mean any site, lot, parcel, or tract of land designed, maintained, or intended for the purpose of supplying a location or accommodations for five (5) or more recreational vehicles and shall include all buildings used or intended for use as a part of the equipment thereof, whether a charge is made for the use of the recreational vehicle park and its facilities or not. Recreational vehicle parks shall not include commercial automobile or recreational vehicle sales areas on which unoccupied recreational vehicles are parked for purposes of inspection and sale only.

Recreational vehicle space or site shall mean a parcel of ground within a recreational vehicle park designated for the accommodation of any recreational vehicle.

Service building shall mean a building housing separate toilet, lavatory, and bath or shower accommodations for men and women, with separate service sink and laundry facilities.

Setbacks shall mean the minimum allowable horizontal distance from a given point or line of reference, such as a street right-of-way, to the nearest vertical wall or other elements of a recreational vehicle or appurtenant structure. All setbacks from a line of reference shall be measured on a line perpendicular to the line of reference.

Tents shall mean an enclosed structure of shelter fabricated entirely or in major part of cloth, canvas, plastic, or similar material which is erected for periods not exceeding thirty (30) days for recreational or vacation purposes. For the purpose of this chapter a tent shall be considered as a dependent camping vehicle.

(Formerly Code 1986, §§ 12.06.042 – 12.06.044, 12.06.046 – 12.06.052)

Cross reference(s) – Definitions and rules of construction generally, § 1.01.030.

12.06.050 Administration.

Administration and enforcement of this chapter shall be the responsibility of the planning department. Those matters that are defined by city ordinance as the responsibility of any other department shall be administered by that department.

(Ord. No. 1836. Formerly Code 1986, §§ 12.06.220, 12.06.260)

12.06.060 Variances.

A. The hearing examiner may authorize a variance from the requirements of this chapter when, in its opinion, undue hardship may be created as a result of strict compliance with the provisions of this chapter, as per RCW 35A.63.110. When authorizing a variance, the hearing examiner may prescribe conditions that it deems necessary to or desirable for the public interest. No variance shall be recommended unless the hearing examiner finds:

1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the property on behalf of which the application was filed is located; and

2. That such variance is necessary, because of special circumstances relating to the size, shape, topography, location, or surroundings of the subject property, to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; and

3. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated.

B. Application for any variance shall be submitted in writing on forms prescribed by the planning department by the developer at the time the preliminary plan is submitted to the planning department. The application shall state fully all substantiating facts and evidence pertinent to the request.

(Formerly Code 1986, § 12.06.510)

12.06.070 Application procedures.

A. Existing mobile home park zones.

1. The first step in preparing an application for a recreational vehicle park involves early informal discussions with appropriate city departments to allow the developer to obtain details of city requirements and some idea of the feasibility of the proposal prior to the actual submission of development plans.

2. The second step involves the preparation and submission to the planning department of a preliminary development plan of the proposed recreational vehicle park. The plan shall be reviewed by the applicable responsible departments and any comments and required corrections resulting from this review shall be provided to the developer.

3. The third step involves the preparation and submission to the planning department of a final development plan. This plan shall be reviewed by the responsible departments for compliance with their requirements and if approved shall serve as a basis for the issuance of all permits and licenses.

4. Residential zoned property not presently zoned for mobile home park use. Recreational vehicle parks may be located in any residential district when recreational vehicle park combining district regulations and development plans are approved for that location. The procedure for approval of a recreational vehicle park combining district requires a public hearing before the hearing examiner and a second public hearing before the city council together with city council approval.

B. The application for a recreational vehicle park involves early informal discussions with appropriate city departments to allow a developer to obtain details of city requirements and some idea of the feasibility of the proposal prior to the actual submission of development plans.

C. The preliminary development plan of the proposed recreational vehicle park together with an application for a combining district shall be submitted to the planning department. Application forms for a combining district are available in the planning department office. The preliminary development plan and application for a combining district must be submitted to the planning department at least 25 days prior to the date the developer intends to be heard before the hearing examiner. A fee of $1,616 shall be paid at the time of application. Within two days of receipt of the application the planning department shall set a time and date for a preliminary plan meeting between the developer and the responsible departments. The comments resulting from the preliminary plan meeting, as well as any written comments received by the planning department, shall be considered in preparing the staff recommendation to be presented to the hearing examiner.

D. The planning department shall give written notice of the hearing examiner public hearing to all property owners within a radius of 200 feet of the exterior boundaries of the property being subject of the application. Public notice shall also be posted in three conspicuous places on or adjacent to the property which is the subject of the application at least 10 days prior to the date of the public hearing. Following the public hearing, the hearing examiner shall make a report of findings and recommendations with respect to the proposed combining district and shall forward such to the city council. The city council shall hold a public hearing within 30 days of the date of the public hearing. If the application for a recreational vehicle combining district is denied by the city council, the application shall not be eligible for resubmittal for one year from date of denial, unless specifically stated to be without prejudice. A new application affecting the same property may be submitted, if in the opinion of the hearing examiner circumstances affecting the application have changed substantially.

E. The final development plan shall then be submitted to the planning department. This plan shall be reviewed by the responsible departments for compliance with their requirements and if approved shall serve as a basis for issuance of all permits and licenses.

F. Any combining district shall remain effective only for one year unless the use is begun within that time or construction has commenced.

G. General commercial zone. Recreational vehicle parks shall be permitted as a conditional use in general commercial zoned districts, pursuant to KCC 15.04.110, and shall be subject to the development standards and procedural requirements of this chapter.

(Ord. No. 1836; Ord. No. 3094, § 2, 2-16-93; Ord. No. 3231, § 2, 6-6-95; Ord. No. 3819, § 6, 11-21-06; Ord. No. 4166, § 1, 9-1-15. Formerly Code 1986, § 12.06.220(B))

12.06.080 Recreational vehicle park preliminary development plan.

A. Seven (7) copies of the preliminary development plan shall be submitted to the planning department. The planning department shall transmit one (1) copy of the plans to the appropriate health agency, two (2) copies to the fire and building departments, and three (3) copies to the department of public works.

B. The preliminary development plan shall include a vicinity map of the area, dimensions, acres, and zoning of the adjacent property, at a scale of not less than one (1) inch representing two hundred (200) feet. The site map shall be at a scale of not less than one (1) inch representing one hundred (100) feet showing:

1. An accurate legal description of the property involved.

2. Location and square footage of lots. Notation as to average lot size will suffice for square footage.

3. Street layout and sizes.

4. Recreational area location and square footage.

5. Number of parking spaces and location.

6. The location of service buildings and other existing and proposed structures.

7. Location and type of landscaping to be used.

(Formerly Code 1986, § 12.06.230)

12.06.090 Recreational vehicle park final development plan.

A. Seven (7) copies of the final development plan shall be submitted to the planning department. The planning department shall then transmit one (1) copy of the plan to the appropriate health agency, two (2) copies to the fire and building departments, and three (3) copies to the department of public works.

B. The final development plan shall include the following:

1. Site maps at a scale of not less than one (1) inch representing one hundred (100) feet showing:

a. The location of existing and platted property lines, streets, buildings, watercourses, railroads, sewers, bridges, culverts, storm drains, water mains, and any recorded utility or roadway easements and the present zoning classification, both of the land to be used for the recreational vehicle park and of the adjoining lands (land that abuts the subject area).

b. Plans of proposed underground utility layouts (sanitary and storm drainage, water, gas, telephone, fire hydrant system, and electrical power). When such connections are not feasible or required, any proposed private water or sewage disposal system must be approved by the engineering department and health agency.

c. Contour lines at vertical intervals of not more than five (5) feet where the average slope is or exceeds eight (8) percent. On slopes averaging less than eight (8) percent, contour lines at vertical intervals of not more than two (2) feet shall be required. Contour data shall be referenced to National Ocean Survey (1929 mean sea level) datum.

d. The proposed lots, structures, roadways, parking spaces, walkways, screening, recreation areas, landscaping, and any other permanent physical features.

2. A detailed landscape plan.

3. Indication of the acreage of the land to be used for the recreational vehicle park, the number of lots, the amount of square feet and dimensions of each lot.

4. The number, location, and size of all automobile parking spaces.

5. The location and width of streets and sidewalks.

6. The location of service buildings and other existing and proposed structures.

7. Any other pertinent information deemed necessary by the responsible departments.

C. At a time and date set by the planning department, representatives of the responsible departments shall meet to consider the final development plan. The developer shall be encouraged to attend the final plan meeting. Any revisions or corrections required by the responsible departments shall be applied to the final plans which shall then be used as the basis for any construction permits related to the development of the recreational vehicle park site.

(Formerly Code 1986, § 12.06.240)

12.06.100 Substitution of final development plan for preliminary development plan.

In certain instances, the applicant may choose to submit a completed final development plan in place of the preliminary development plan. An example of a situation where this alternative procedure might be in order would be the conversion of a number of spaces within an existing mobile home park to a recreational vehicle park use. Informal discussions with the responsible departments prior to the actual preparation of plans might clear up any problems that exist and might make the submission of plans in two (2) stages unnecessary. Although the applicant may choose to initiate this simplified procedure, actual acceptance of the submitted plans as suitable final development plans shall require the unanimous agreement of everyone present at the development plan meeting.

(Formerly Code 1986, § 12.06.250)

12.06.110 Technical information.

Recreational vehicle parks shall comply with the following minimum standards:

1. A minimum of five (5) recreational vehicle spaces shall be required in a recreational vehicle park.

2. A recreational vehicle park having more than seventy-five (75) spaces shall have two (2) or more places of access at least one (1) of which shall be on a major or secondary street as defined by the city street plan. No entrance or exit from the recreational vehicle park shall be closer than fifty (50) feet to a street intersection measured from the nearest right-of-way line of the intersecting street. The developer shall not create or maintain, or allow to be created or maintained within the boundaries of the recreational vehicle park any material impediment to visibility which obscures the view of an approaching driver in the right lane of the street within:

a. One hundred (100) feet where the speed limit is less than forty-five (45) miles per hour; or

b. One hundred and fifty (150) feet where the speed limit is forty-five (45) miles per hour or more, of any portion of the approach lane of the accessway within twenty-five (25) feet of its intersection with the right hand lane of the street.

3. All traffic lanes and streets within the recreational park shall have a minimum width of thirty (30) feet and shall be paved and drained in a manner approved by the engineering department. No parking for other than emergency purposes shall be allowed in the streets and traffic lanes of a recreational vehicle park.

4. Means of protected pedestrian access shall be provided between the parking spaces, recreational and service facilities, and public ways outside the limits of the park. Curbing shall be used to separate pedestrian and vehicular traffic and crosswalks shall be provided and maintained by the management.

5. All recreational vehicle parks shall be surrounded by a five (5) foot high, fifty (50) to one hundred (100) percent view obscuring wall, fence, or planting strip, as permitted by subsection (2)(a) of this section and the yard requirements of the surrounding zone.

(Formerly Code 1986, §§ 12.06.300, 12.06.310 – 12.06.313)

12.06.120 Structures.

The only permanent dwelling allowed in the recreational vehicle park shall be the single-family dwelling of the owner or manager. The following service buildings are permitted:

1. Laundry facilities which shall be provided by the management in the ratio of one (1) dryer and two (2) washers for every thirty (30) spaces within the park.

2. If dependent units of any type are to be allowed to occupy space within the recreational vehicle park, restroom and shower facilities shall be provided in the following minimum ratio:

MALE
Number camping vehicle spaces	Drinking fountains	Water closets	Urinals	Hand basins	Showers
2 – 20	1	1	1	2	1
21 – 30	1	2	1	3	2
31 – 40	1	3	1	4	2
41 – 50	1	4	2	5	4
51 – 60	2	5	2	6	4
61 – 70	2	6	2	7	5

FEMALE
Number camping vehicle spaces	Drinking fountains	Water closets	Hand basins	Showers
2 – 20	Included in “Male” category above	2	2	1
21 – 30		3	3	2
31 – 40		4	4	2
41 – 50		5	5	4
51 – 60		6	6	4
61 – 70		7	7	5

(Formerly Code 1986, § 12.06.314(A), (B))

12.06.130 Spaces.

A. All recreational vehicle spaces shall have a paved pad of the same minimum dimension as the largest unit to be allowed to occupy that space. The pad shall be located in conformance with the separation requirements of subsection (D) of this section and shall be paved in a manner approved by the engineering department.

B. No specific areas or dimensions are required for individual spaces. The developer should design his spaces around the density and separation requirements listed as subsections (C) and (D) below and the different types and sizes of recreational vehicles for which he intends to provide accommodations. The boundaries of each space shall be clearly marked onsite and each space shall be large enough to accommodate within those limits the entire recreational vehicle package being used by the renter of that space; for example, trailer plus towing vehicle, pickup camper plus pickup when separated, camper and boat on trailer. The only exception to this requirement would be to allow a separate parking area for the vehicle of those persons using an area provided for tents.

C. The number of recreational vehicle spaces shall not exceed twenty-eight (28) per gross acre of the recreational vehicle park.

D. No recreational vehicle shall be positioned closer than ten (10) feet to any other recreational vehicle or tent, closer than eight (8) feet to any permanent building or closer than five (5) feet to any exterior property line of the recreational park. Self propelled vehicles not used for sleeping purposes may be located within the ten (10) foot required separation between recreational vehicles.

E. A recreational area composed of outdoor and/or indoor area totaling not less than one hundred (100) square feet for each space included within the park shall be developed and maintained by the management of the recreational vehicle park.

(Formerly Code 1986, §§ 12.06.314(C) – 12.06.318)

12.06.140 Landscaping.

Landscaping shall be provided in the recreational vehicle park according to a landscaping plan approved by the planning department. A surety bond to cover the approved landscaping shall be posed prior to the issuance of any permit to construct the park.

(Formerly Code 1986, § 12.06.319)

12.06.150 Parking.

One (1) parking space for guest use shall be provided for every twenty-five (25) spaces.

(Formerly Code 1986, § 12.06.320)

12.06.160 Illumination.

Sufficient illumination shall be provided between sunset and sunrise to illuminate adequately the roadways and walkways within the recreational vehicle park. Such illumination shall not be under the control of the tenants.

(Formerly Code 1986, § 12.06.321)

12.06.170 Fire safety equipment.

All fire safety equipment and installation including hydrants, fire extinguishers, etc., shall be in accordance with ordinances of the city.

(Formerly Code 1986, § 12.06.322)

12.06.180 Utility systems.

All installation and maintenance of utility systems shall be in accordance with appropriate engineering and health department requirements. Refuse containers shall be provided by the park operator in number and type sufficient to satisfy health department requirements.

(Formerly Code 1986, § 12.06.323)

12.06.190 Completion certification.

A. A signed completion certificate shall signify that the recreational vehicle park has been satisfactorily completed according to the approved final plan and the requirements of this chapter. The completion certificate shall be submitted to the planning department as a partial requirement for the business license. Completion certificate forms are available from the planning department.

B. The developer shall sign and forward the completion certificate to the planning department when, in his opinion, the recreational vehicle park has been completed. Such certificate shall be signed by all responsible departments within their departmental jurisdiction, when the work has been satisfactorily completed, except for those improvements deferred by KCC 12.06.200.

(Formerly Code 1986, §§ 12.06.331 – 12.06.333)

12.06.200 Deferred improvements.

If a developer wishes to defer certain improvements, written application shall be made to the department responsible for approval of that improvement stating the reasons why such delay is necessary or advisable. Upon approval by the department, the developer shall furnish a performance bond of one hundred fifty (150) percent of the estimated cost of the installation of the required improvements. Such bond shall list the exact work that shall be completed and shall be subject to the condition that the improvement shall be completed within one (1) year after the approval of the final plan. Bonds for landscaping may exceed a one (1) year time limit. The developer may substitute a certified check in lieu of a performance bond. Such check shall be made payable to the city and shall be in the same amount as the bond for which it is substituting. The city reserves the right, in addition to all other remedies available to it by law, to proceed against such bond or other payment in lieu thereof. In case of any suit or action to enforce any provisions of this chapter, the developer shall pay to the city all costs incidental to such litigation including reasonable attorney’s fees. The applicant shall enter into an agreement with the city requiring payment of such attorney’s fees.

(Formerly Code 1986, § 12.06.334)

12.06.210 Park operation – Licenses.

It shall be unlawful for any person to operate, maintain or permit to be operated or maintained upon any property owned or controlled by him, a recreational vehicle park within the limits of the city without having first secured a license from the city clerk in compliance with the provisions of this chapter. Such annual licenses will expire on December 31 of each year, but may be renewed under the provisions of this chapter for additional periods of one (1) year. If the license is for less than half a year, the fee shall be one-half (1/2) the annual rate. No license shall be transferable. The fee for the license is on file in the city clerk’s office.

(Formerly Code 1986, §§ 12.06.400, 12.06.410)

Cross reference(s) – Licenses, ch. 5.01.

12.06.220 Same – Registration of occupants.

In all recreational vehicle parks there shall be located an office of the person in charge of the park. A copy of the recreational vehicle park license and of this chapter shall be posted therein. It is hereby made the duty of the attendant or person in charge, together with the licensee, to keep a register of all tenants which shall be available for inspection by federal, state, county, and city officials. The register shall contain at least the following information:

1. Name and address of occupants.

2. Dates of entrances and departures.

3. License or registration number of all recreational vehicles.

4. State issuing such license or registration.

(Formerly Code 1986, § 12.06.420)

12.06.230 Inspections.

A. Each recreational vehicle park will be inspected by the fire prevention bureau in the course of their normal routine inspections. These inspections will cover recordkeeping, proper location and separation of recreational vehicles, and all other aspects of the park affecting the health, safety and welfare of its inhabitants.

B. In addition to the regular inspections, individual city departments may make special inspections of those items under their jurisdiction at any time.

(Formerly Code 1986, § 12.06.430)

12.06.240 Occupancy limit.

A recreational vehicle park is designed to accommodate only recreational vehicles. While such units are located within a recreational vehicle park, no business shall be conducted from them. A maximum rental period of thirty (30) days shall be enforced for all spaces within a recreational vehicle park.

(Formerly Code 1986, § 12.06.440)

12.06.250 Maintenance.

The recreational vehicle park shall be kept in good repair to insure that the park shall be a pleasant, safe and sanitary living environment for present and future inhabitants.

(Formerly Code 1986, § 12.06.450)

12.06.260 Penalties.

Any person or firm who has neglected or failed to comply with the provisions of this code shall, upon conviction, be guilty of a misdemeanor and shall be subject to a fine not to exceed five hundred dollars ($500) for each such violation, or imprisonment for a period not to exceed thirty (30) days, or both such fine and imprisonment.

(Formerly Code 1986, § 12.06.520)

12.06.270 Liability.

This chapter shall not be construed to relieve from or lessen the responsibility of any person owning any land or building, constructing or modifying any recreational vehicle park in the city for damages to anyone injured or damaged either in person or property by any defect therein; nor shall the city or any agent thereof be held as assuming such liability by reason of any preliminary or final approval or by issuance of any permits or certificate authorized herein.

(Formerly Code 1986, § 12.06.530)