Chapter 18.06
MINIMUM IMPROVEMENTS AND DESIGN STANDARDS
Sections:
18.06.030 Open space and common facilities.
18.06.070 Water supply and sewage disposal.
18.06.080 Solid waste—Garbage disposal.
18.06.010 General.
All recreational vehicle and mobile home parks shall comply with the following, unless specific criteria are listed.
A. All roads, bridges, drains, culverts, storm sewers, fire protection systems, and related structures or devices shall be constructed in accordance with county codes in effect at the time the application was deemed complete and was filed with the department.
B. Protective improvements and restrictions on use shall be clearly noted on the preliminary and final plan.
C. The design of the park shall not cause an increase in stormwater runoff onto adjacent properties.
D. Each site will have the site number posted in a conspicuous place for emergency services and park users. (Ord. 2002-17)
18.06.020 Setbacks.
A. Mobile home and recreational vehicle parks:
1. Park perimeter: a five-foot setback required.
2. Interior park roads: ten-foot setback required from the edge of the road right-of-way or road easement.
3. County roads: shall meet setbacks for the specific zone designation in Title 21 or Title 22
B. Recreational vehicle parks: A minimum ten-foot unobstructed area shall be maintained between each recreational vehicle and adjacent recreational vehicle sites to allow for fire suppression/access.
C. Mobile home parks: Each mobile home site shall have a minimum five-foot setback on the sides and rear of the individual site, and a minimum twenty-five foot front setback. (Ord. 2002-17)
18.06.030 Open space and common facilities.
A. At least twenty percent of the total land within all parks shall be open space.
1. Open space shall be land dedicated to common facilities, playgrounds or recreation space.
2. At least half of the open space must be suitable for active recreational pursuits.
3. This open space shall not include roads, service buildings, and mobile home or recreational vehicle sites.
B. The layout of common facilities within the development and the circulation (vehicular and pedestrian) within the development shall be designed in such a way to protect the public health, safety, and welfare. Walkways to common facilities shall not interfere with or cross a mobile home site or recreational vehicle site. Particular attention to pedestrian safety shall be given to points where walkways cross roads. (Ord. 2002-17)
18.06.040 Drainage easements.
Easements for drainage channels and ways shall be of sufficient width to assure that the same may be maintained and improved. (Ord. 2002-17)
18.06.050 Fire protection.
All parks must comply with the applicable sections of Skamania County Code Title 15, or codes in effect at the time of application, and have a fire protection plan reviewed by the fire protection district and approved by the county fire marshal. Fire protection systems (fire hydrants, water storage tanks, etc.) may be required in mobile home and recreational vehicles parks. (Ord. 2002-17)
18.06.060 Service buildings.
All parks catering to dependent recreational vehicles shall include service buildings adequately equipped with flush-type toilet fixtures, lavatories and showers. Service buildings are optional for recreational vehicle parks serving only independent recreational vehicles. All service buildings shall be constructed according to applicable all local, state and federal regulations. (Ord. 2002-17)
18.06.070 Water supply and sewage disposal.
All recreational vehicle and mobile home parks shall provide water supply and sewage disposal facilities and devices that meet or exceed the standards of the local health authority and/or state regulations, except recreational vehicle sites used exclusively by independent recreational vehicles. (Ord. 2002-17)
18.06.080 Solid waste—Garbage disposal.
A. All recreational vehicle parks and mixed-use mobile home parks shall have an adequate number of conveniently located garbage cans or garbage dumpsters to serve the recreational vehicle sites. Solid waste containers shall be maintained in a clean and sanitary condition, free of insects, rodents, wildlife, and domestic animals. Garbage shall not be allowed to accumulate outside of a garbage container, and shall be serviced regularly.
B. All mobile home parks shall either provide for or require tenants to provide for their own garbage containers that shall be maintained in a clean and sanitary condition free of insects, rodents, wildlife, domestic animals, and garbage shall not be permitted to accumulate outside of a garbage container, and shall be serviced regularly. (Ord. 2002-17)
18.06.090 Roads.
A. All mobile home and recreational vehicle park roads shall meet the following requirements.
1. Access roads shall be clearly marked and designed for traffic safety and ease of vehicle movement into, out of, and within the park.
2. The construction, maintenance and snow removal of private roads are the responsibility of the developer or owner, Skamania County will not be responsible to maintain these roads.
3. Individual mobile home sites and recreational vehicle sites adjacent to a road which has been designated an arterial (a road providing for through movement of traffic with very little or no direct land access) by the county engineer shall not be provided with access to the arterial unless a variance is granted by the county engineer. The private road serving the entire mobile home or recreational vehicle park may access the arterial, if an approved road approach permit has been issued by the department of public works.
4. All park entry and exit points shall be clearly marked, provide safe merging onto and off of public roads, and meet all county and/or state access requirements and approach permits.
B. All roads serving the interior of a mobile home or large-scale recreational vehicle park shall be considered category IV roads as provided in SCC 12.03, as now exists or hereinafter amended, and shall be constructed accordingly. Information on these standards may be obtained from the county engineer’s office. The county engineer or his designees shall be the deciding officers to determine if the requirements are met as intended in this section.
C. All small-scale recreational vehicle park roads shall meet the following requirements.
1. All roads serving the interior of a small-scale recreational vehicle park shall be constructed with an all-weather driving surface capable of supporting gross vehicle weights of fifty thousand pounds, and curves having a minimum radius of fifty feet. (See Exhibit A)
2. Interior park roads may be single lane or two lane roads.
i. Single lane roads shall be one way roads only, shall have a minimum of a twenty foot right-of-way with a minimum twelve-foot width of all weather driving surface, with separate entry and exit points. If a loop road is used within the park it may use the same point for entry and exit, but that area shall be two lanes and a minimum of a twenty foot right-of-way with a minimum twenty-foot width of all-weather driving surface. Roads shall be signed “No parking,” and shall be subject to a posted five mile per hour speed limit.
ii. Two lane roads shall have a minimum of a twenty-foot right-of-way with a minimum twenty-foot width of all-weather driving surface, and have a fire access turnaround at the end of the dead end road, per Exhibit A. Traffic control signs shall be the same as required for single lane roads.
3. Roads shall be constructed with the following:
Base rock shall consist of material either naturally occurring or processed. It shall be essentially free from wood or other extraneous waste. It shall have such a characteristic of size, shape and composition that it will compact readily.
Crushed surface course shall be free from all extraneous material. Maximum size shall not exceed one and one-fourth inches. Sufficient gradation shall be provided in the smaller size to compact readily to provide a uniform smooth driving surface. The county engineer will provide specifications to meet this requirement if requested. (Ord. 2002-17)
18.06.100 Fences—Screening.
A. The park boundary line abutting the entry access road shall have a minimum of fifty percent screening; all other park boundary lines shall be fully screened. All screening shall meet criteria in subsection B, below.
B. A fence and/or natural year round vegetative screen shall be established and maintained around the perimeter of a recreational vehicle park, except as noted in 18.06.100(A), to obscure viewing the park development from adjacent properties and roadways. An existing vegetative screen or structure may also be used to obscure viewing the park development from adjacent property and roadways. The fence or year round natural vegetative screen shall be within the five-foot perimeter setback and shall not encroach upon any of the sites within the park. Existing terrain features may also be taken into consideration when requiring screening.
1. Fences shall be no less than five feet in height. Fences may be of wood, metal, plastic or concrete, and shall be designed to screen the recreational vehicle or mobile home park.
2. A natural vegetative screen shall be a continuous row of year-round site-obscuring vegetation a minimum of five feet tall at planting. This natural year round vegetative screen shall be maintained by replacing all dead or dying plants with year round vegetation that meets the five-foot height requirements.
3. An existing natural year round vegetative screen shall screen visibility of the park and be maintained at a minimum of five feet tall. Nothing may be constructed, erected or placed within the vegetative strip, with exception that utility lines may transverse these areas. This natural year round vegetative screen shall be maintained by replacing all dead and dying plants with year round vegetation that meets the five-foot height requirements. (Ord. 2002-17)
18.06.110 Lighting.
A. All entrance and exit points shall be adequately illuminated.
B. Service buildings and community recreation areas shall be adequately illuminated.
C. Walkways leading to such structures and areas shall be adequately illuminated to protect pedestrians.
D. All exterior lighting within the park shall be directed downward and sited, hooded and shielded so that it is not highly visible from adjacent properties. Shielding and hooding materials shall be composed of non-reflective, opaque materials. (Ord. 2002-17)
18.06.120 Signs.
All signs shall meet the standards as set forth in Skamania County Code Chapter 21. (Ord. 2002-17)