ARTICLE 070.110
Recreation Vehicle Parks
070.110.010 Purpose
070.110.020 Applicability
070.110.030 Definitions
070.110.040 Location
070.110.050 Application Requirements
070.110.060 Design
070.110.070 Operation
070.110.080 Variance
The purpose of development standards for recreational vehicle parks is to protect the health, safety and general welfare of park occupants and to maximize park compatibility with surrounding uses. As set forth in Article 070.040, special use permits shall be required for all recreational vehicle parks. Important considerations in the required special use review include the suitability of the proposed site for park development, park size and density, size and spacing of campsites, vehicle circulation and parking, accessory uses and open space. (Ad 18-87 §2)
The provisions of this Article shall apply to all recreational vehicle parks established or expanded after August 1, 1987, and shall apply to recreational vehicle parks both in the City and on City-owned property outside the City. (Ad 18-87 §2)
For the purposes of this Article, certain terms are defined as follows unless the context clearly indicates that a different meaning was intended by the City Council:
Accessory structure means buildings or other structures erected to support the use of a recreational vehicle park, located on the same lot as the principal use.
Park model
means a recreational vehicle designed for permanent placement in a recreational
vehicle park, which tends to be professionally transported and is required to
comply with vehicle codes but not building codes. Park
models may include additional "pull-out" space to add up to four
(4) feet in width to the standard eight-foot-by-thirty-five-foot RV dimension,
may be up to forty (40) feet in length, and are designed, intended and used as
vacation homes, but not as permanent residences. (Ad
18-87 §2)
Recreational vehicle (sometimes referred to as RV) means a portable structure not more than eight (8) feet wide and thirty-five (35) feet long, which is designed for extended highway travel, to be driven as or pulled by a private vehicle which requires no special permit for the same, and which is intended as a portable dwelling for vacation and recreational purposes only; or a camp car, motorhome or tent trailer, with or without motor power, and identified as a recreational vehicle by the manufacturer.
Recreational vehicle park means a lot or series of contiguous lots under common ownership or control, upon which one (1) or more spaces are rented, leased or otherwise conveyed or held out for rental, lease or conveyance to persons for occupancy by recreational vehicles.
Recreational vehicle space means that unit of a recreational vehicle park which is rented or otherwise conveyed for the exclusive use of the occupants of a single recreational vehicle. Recreational vehicle space is defined to include the exclusive adjoining parking space and the required yards or other open spaces around the recreational vehicle.
(Ad 18-87 §2)
Under special review use procedures, locations for recreational vehicle parks shall be approved only upon a finding that the following criteria are met:
(1) That the proposed development of the site is in conformance with City goals and policies and the Land Use Plan for the area in question, and will be compatible with the existing and allowed uses surrounding or affected by the proposed development;
(2) That the site shall not be exposed to or cause objectionable smoke, noise, odor or other adverse environmental effects;
(3) That the site is accessible to recreational vehicles without causing disruption to residential neighborhoods;
(4) That the proposed development of the site shall not create an undue burden upon existing utility and drainage facilities, or shall include adequate mitigation of impacts on utility and drainage facilities;
(5) That the site does not contain environmentally sensitive areas such as steep slopes with easily erodible soils, areas containing rare plant species or wildlife, areas subject to flooding or areas containing hazardous natural features such as cliffs and deep gullies; and
(6) That the proposed site for the recreational vehicle park meets all other applicable criteria for issuance of special use permits set forth in Article 070.040. (Ad 18-87 §2)
(Ad 18-87 §2)
070.110.050 Application Requirements.
In addition to all other application requirements for a special use permit as set forth in Article 070.040, an application for a special review use permit for a recreational vehicle park shall include the following:
(1) Location, address and legal description of the entire proposed recreational vehicle park site.
(2) Existing zoning of the subject property and all adjacent properties.
(3) Preliminary engineering plans and specifications of the proposed recreational vehicle park showing:
a. The area and dimensions of the entire tract of land.
b. The land uses occupying the adjacent properties.
c. The number, size and location of the proposed recreational vehicle spaces and other land uses within the park.
d. The location, right-of-way and surface roadway width, and surfacing material of roadways and walkways.
e. The proposed interior vehicular and pedestrian circulation patterns.
f. The location of service buildings, sanitary stations and any other existing or proposed structures.
g. The size and location of water and sewer lines and riser pipes.
h. Plans and specifications for water supply, sewage disposal and refuse facilities.
i. Locations and dimensions of all buildings constructed or to be constructed within the recreational vehicle park.
j. The locations and details of lighting, electric and gas systems.
k. A drainage plan in compliance with Section 070.030.040.
l. Type and location of landscaping and screening.
m. Location of fire hydrants and emergency access.
n. Proposed covenants, park management policy or park rules and regulations to be enforced by the owners or managers of the park.
o. Location of common open space, including recreational buildings and other recreational facilities.
(4) Where a recreational vehicle park is proposed for phased development, a detailed plan for phasing shall be submitted which shall include a clear delineation of the proposed timing of the phases, the recreational vehicle spaces to be provided in each phase and the facilities to be constructed in each phase. (Ad 18-87 §2)
(Ad 18-87 §2)
The following design requirements shall apply to all recreational vehicle parks established or expanded pursuant to this Article. If the requirements of this Section conflict with any other requirement of this Title, the requirements of this Section shall control:
(1) Maximum height of accessory structures: the lesser of two (2) stories or twenty-seven (27) feet.
(2) Maximum density: fifteen (15) recreational vehicle spaces per acre.
(3) Minimum recreational vehicle space size: fifteen hundred (1,500) square feet.
(4) Minimum recreational vehicle park setbacks, applicable to any accessory structure or recreational vehicle in the park:
a. Front yard – twenty (20) feet.
b. Rear yard – fifteen (15) feet.
c. Side yard – ten (10) feet.
d. Minimum setback from contiguous properties which are residentially zoned – fifty (50) feet.
Except as otherwise set forth herein, required setbacks and yards shall be governed by Subsection 070.040.030(n).
(5) Minimum distance between recreational vehicles in park: ten (10) feet.
(6) Minimum distance between a recreational vehicle and an accessory structure: ten (10) feet.
(7) Minimum setback from recreational vehicle park drives for recreational vehicles and accessory structures: five (5) feet.
(8) Laundry drying and outdoor storage yards. Laundry drying yards and outdoor storage yards shall be screened from view by an opaque hedge, wall or fence not less than six (6) feet in height.
(9) Screening. The entire perimeter of a recreational vehicle park shall be screened as follows:
a. On property lines adjacent to residential zone districts: A perimeter buffer of not less than five (5) feet in width consisting of dense living plant material, fifty percent (50%) of which is at least six (6) feet in height, shall be established and maintained in the required setback. A sight-obscuring six-foot masonry or concrete wall, or wooden fence constructed with a minimum of one-inch-thick-by-four-inch-wide slats, shall be constructed on the inside perimeter of the landscaped buffer. All fences and landscaping shall be designed to last the lifetime of the park and shall be maintained in good condition.
b. On property lines adjacent to commercial or industrial zone districts: At a minimum, a sight-obscuring wall or fence as described in Paragraph a. shall be constructed along the property line, if no landscaped buffer is provided. If the wall or fence is set back from the property line, a landscaped buffer shall be provided as set forth in paragraph a.
(10) Driveways. Each recreational vehicle space shall front upon a common driveway of not less than twenty-four (24) feet in width which shall be lighted, paved and maintained in a dust-proof condition. All entry driveways to the recreational vehicle park shall have clear and unobstructed access to a public street, and shall be lighted, paved and maintained in a dust-proof condition.
(11) Access. There shall be one (1) common access to the recreational vehicle park, and there shall be no individual access to an individual recreational vehicle space from any public street or alley. Additional emergency access may be required at the discretion of the City.
(12) Parking and storage. No recreational vehicle, accessory recreational vehicle, boat or other vehicle shall be stored or parked unattached on a drive within a recreational vehicle park. Special storage areas for such accessory vehicles shall be clearly designated within the recreational vehicle park and shall be screened from view by an opaque hedge, wall or fence not less than six (6) feet in height.
(13) Park models. Recreational vehicle spaces for park models shall not exceed thirty-five percent (35%) of the total number of recreational vehicle spaces in the park. Under no circumstances shall park models be used as permanent residences within a recreational vehicle park
(14) Sanitary facilities. Toilet and laundry facilities shall be provided at the minimum rate of:
a. One (1) toilet/sink per fifteen (15) spaces.
b. One (1) shower per thirty (30) spaces.
c. One (1) laundry facility with adequate washer/dryer space in the recreational vehicle park.
d. Each recreational vehicle space shall be located within three hundred (300) feet of the sanitary facilities as required herein.
(15) Trash collection. Dumpsters shall be provided in the recreational vehicle park, and each recreational vehicle space shall be located within three hundred (300) feet of a dumpster.
(16) Dump station. One (1) or more dump stations shall be provided in the recreational vehicle park in a location to be approved by the City, unless all recreational vehicle spaces in the park are provided with sanitary sewer hook-ups.
(17) Pet area. A separate pet walking area shall be located within the recreational vehicle park and shall be maintained in a sanitary condition.
(18) Space landscaping. A minimum of one (1) five-gallon shade tree shall be planted per recreational vehicle space in the general vicinity of the space. The trees shall be selected to have a mature height of between twenty (20) and thirty (30) feet and a mature width of ten (10) to twenty (20) feet. Existing landscaping shall be preserved whenever possible and may be credited to offset the requirements set forth in this Subsection.
(19) Accessory structures. All accessory structures shall be permanently constructed and shall have a consistent and harmonious architectural style.
(20) Lighting. Security lighting shall be provided and all park lighting shall be adequately shielded and/or located to prevent glare into adjacent residential areas.
(21) Snow removal. Recreational vehicle parks which are designed, occupied and used for business between November and May of a calendar year shall provide adequate areas for storage of snow.
(22) Other requirements: Other design features necessary to mitigate the effects of the recreational vehicle park on the surrounding neighborhood may be required as a condition of the special review use permit. (Ad 18-87 §2)
(Ad 18-87 §2)
The owner of any recreational vehicle park shall comply with the following operational requirements:
(1) Park rules and regulations. The park owner shall disseminate to all park users written rules and regulations which are consistent with the requirements of the special use permit and with the requirements of this Code.
(2) Twenty-four-hour management. The park owner shall provide twenty-four-hour on-site management of the park at all times the park is in use.
(3) Park use. Except as set forth herein, the owner shall restrict park access and the use of accessory recreational facilities in the park to the occupants of the recreational vehicle spaces and their confirmed guests. Accessory recreational facilities in the park may be rented on a contract basis to other groups, but shall not be open for general public use.
(4) Landscaping maintenance. Landscaping shall be maintained in good condition, weed-free, and dead material replaced on a regular basis.
(5) Trash collection. Dumpsters shall be emptied a minimum of daily during the months of May thru September and twice weekly during the months of October through April. (Ad 18-87 §2)
(Ad 18-87 §2)
A variance from the strict application of the provisions of this Article may be granted pursuant to the procedures as set forth for a design variance in Section 070.030.160(a). (Ad 18-87 §2)