Chapter 17.80
RECREATIONAL VEHICLE PARKS
Sections:
17.80.020 Preapplication conference.
17.80.030 Site development standards.
17.80.060 Findings and conditions.
17.80.100 Limitation on new application.
17.80.110 Recreational vehicle park approval to run with the land.
17.80.010 Purpose.
Recreational vehicle parks are conditionally permitted in the C-1 general commercial district, subject to the requirements of Chapter 17.100 RRMC, and ordinances of the city of Rogue River, county of Jackson and the state of Oregon. It is the purpose of this chapter to establish the minimum standards for recreational vehicle parks within the city of Rogue River, providing sites for the placement and occupancy of recreational vehicles for residential purposes on individually owned lots with the necessary accessory uses and amenities and to protect the health and safety of park occupants and to maximize the park’s compatibility with surrounding uses. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.020 Preapplication conference.
An applicant will be required to attend a preapplication conference prior to submitting an application for a recreational vehicle park. The purpose of the conference shall be to acquaint the applicant with the substantive and procedural requirements of this title, provide for an exchange of information regarding applicable elements of the comprehensive plan and development requirements and to identify policies and regulations that create opportunities or pose significant constraints for the proposed development. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.030 Site development standards.
The minimum site development standards are as follows:
A. Recreational vehicle parks may be located on property which is one acre or larger, and shall not exceed a density of 15 recreational vehicle sites plus six campsites per acre.
B. A recreational vehicle park must have a certificate of sanitation issued by the State Department of Consumer and Business Services, Building Codes Division, and comply with the requirements of ORS 446.310 through 446.350 and OAR 918-525-0000 through 918-525-0170, 918-650-0000 through 918-650-0080 and 333-31-0001 through 333-31-0090.
C. The recreational vehicle park and sites shall be connected to the city’s water and sewer system with the approval of the public works director.
D. Accessways.
1. One-way access roads and access ways shall be a minimum of 12 feet wide and two-way access roads shall be a minimum of 24 feet wide. These roads shall be paved with asphaltic concrete or concrete and shall be well drained into a storm drainage system approved by the public works director.
2. Recreational vehicle parks in excess of 30 sites shall be required to have two or more means of access off of a public street. Parks with less than 30 sites shall provide a secondary access for emergency vehicles.
3. Access roads shall be lighted according to city standards for residential streets.
E. Each space designed for vehicular use within a recreational vehicle park shall have direct access to a park, street, or road. The access shall be unobstructed by grade or vertical clearance or the entrance to such roads with impaired clearance shall be provided with warning signs. The park street system shall have direct connection to a public way.
F. Each recreational vehicle/camping space shall be large enough to accommodate the designated class of recreational vehicle or tent and be located a minimum of 10 feet from any other camping space, 15 feet from any building or building appurtenance or any boundary line abutting upon a public street or highway, and 10 feet from any property line. The space area shall be designed to minimize the obstruction of any public or private roadway or walkway by vehicles or tents.
G. No in-park propane storage shall be allowed other than that included within or attached to a recreational vehicle.
H. Recreational vehicle pads shall be paved with asphaltic concrete or concrete.
I. No storage units shall be erected at any of the recreational vehicle sites.
J. Full hookups will be provided at each recreational vehicle site.
1. Minimum full hookups shall include but not be limited to the following:
a. Sewer.
b. Water.
c. Electricity.
d. Above-ground water faucet.
2. Telephone, internet access, computer hookups and television are optional items.
K. Campfire pits are authorized, provided the fire pit is protected on all four sides by noncombustible material walls at least eight inches high, forming a shape of no more than three feet square with a draft provision built into one of the noncombustible walls of the fire pit and an iron grill over the top of the fire pit. The fire pit shall be dug down to mineral earth or concrete for a two-foot radius, free from all vegetation. Use of the pit is subject to fire regulations and as specified by the Rogue River rural fire protection district.
L. Only directional or identification signs shall be allowed, which conform to the requirements of Chapter 17.85 RRMC.
M. Accessory Buildings.
1. Accessory buildings may include but are not limited to the following:
a. Manager’s dwelling;
b. Manager’s office (can be combined with dwelling);
c. Convenience store for park occupants only, constructed so as to not attract outside customers (can also be combined with manager’s dwelling);
d. Recreational building;
e. Dump station;
f. Rest rooms and showers;
g. Laundry;
h. Solid waste station.
2. Accessory buildings may not include storage buildings within each recreational vehicle space.
N. Full-Time Manager. A manager will be available on the park premises at all times the park is open for business.
O. Reporting Requirements.
1. On or before the fifteenth day of each month, the owner of each recreational vehicle park shall submit monthly reports to the city planning department listing the prior month’s activity in each recreational vehicle space. The information shall include the occupant of each space, the vehicle make and license plate number, and the length of stay, and shall be submitted on a form prescribed by the city.
2. Any action towards removal of wheels of a recreational vehicle, except for temporary purposes of repairs or to attach the recreational vehicle to the ground, other than for stabilizing purposes, is prohibited.
P. Parking. At least one and one-half parking spaces shall be provided in the park per recreational vehicle space and/or campsite. At least one of the parking spaces shall be provided at each recreational vehicle space and/or campsite.
Q. Buffer Zones.
1. Fences and Landscaping.
a. Recreational vehicle parks shall be screened with a six-foot sight-obscuring fence and landscaping as approved by the planning commission.
b. Exposed ground surfaces in all parts of the recreational vehicle park shall be paved or covered with stone screening or other solid materials or shall be protected with a vegetative growth that is capable of preventing soil erosion and of eliminating objectionable dust.
2. Private Recreation and Open Space Requirements. A minimum of six percent of the gross recreational vehicle park area shall be provided for recreational open space purposes, and shall be shown on the recorded plat. Roads, setbacks, and nonrecreational buildings and lands shall not be included in calculating the private recreation and open space requirements. Park dedication fees shall be computed using the number of sites within the recreational vehicle park.
3. Setbacks. Recreational vehicle parks shall observe the setback requirements of RRMC 17.25.040 with the following exceptions:
a. Recreational vehicle spaces and campsites shall be set back a minimum of 10 feet from the property line abutting a public street.
b. Accessory buildings shall be set back a minimum of 10 feet from property lines abutting a public street and five feet from side and rear property lines.
R. Recreational park proposals shall include specific standards for adequate fire protection or meeting the fire code provisions as approved by the Rogue River rural fire protection district.
S. There shall be only one principal permitted use per recreational vehicle site. No recreational vehicle will be permitted in the park overnight unless on a regular recreational vehicle pad.
T. All recreational vehicle parks shall have covenants that provide for maintenance of the recreational vehicle park, and shall meet all minimum standards and requirements as set by OAR 918-650. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.040 Application.
A. The application for a new recreational vehicle park or to expand an existing park shall be accompanied by copies of the plot plan for the proposed park. The plan shall be drawn at a scale of not less than one inch equals 40 feet and shall show the following information:
1. Name of the person who prepared the plan.
2. Scale and north point of plan.
3. Vicinity map showing relationship of recreational vehicle park to adjacent properties.
4. Boundaries and dimensions of the recreational park.
5. Location of existing and proposed buildings.
6. Location and dimensions of recreational vehicle and sites.
7. Location and width of access roads.
8. Location and width of sidewalks, pedestrian and bikeways.
9. Location of recreation areas and buildings.
10. Locations and type of fencing.
11. Enlarged plot plan of a typical recreational vehicle site space showing location of the stand, parking, and utility connections.
12. Landscaping.
13. Topographic map.
B. At the time of application for a license for a new recreational vehicle park, the applicant shall submit copies of detailed plans for the following:
1. New structures.
2. Water and sewer systems.
3. Electrical system.
4. Drainage system.
5. Recreation area improvements.
6. Before construction of a swimming pool in a recreational vehicle park, two copies of plans approved by the Oregon State Board of Health shall be filed with the city recorder. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.050 Review.
The planning commission shall have 120 days from the date an application is deemed complete to render its final decision. The planning commission shall describe the basis for the decision and state the specific circumstances requiring the application of conditions for the approval. A copy of the final decision shall be delivered to the applicant at the address shown on the application. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.060 Findings and conditions.
The planning commission, in granting approval of a recreational vehicle park, shall find as follows:
A. That the site for the proposed recreational vehicle park is adequate in size and shape to accommodate said park and all yards, spaces, walls, and fences, parking, loading, landscaping and other features required by this section to adjust said park with land and uses in the neighborhood are deemed adequate.
B. That the site of the proposed park relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use.
C. That the conditions stated in the development agreement are deemed necessary to protect the public health, safety, and welfare. Conditions may include:
1. Special yards, spaces, and buffers.
2. Fences and walls.
3. Enclosure of storage areas and limitation on out-of-door display of merchandise.
4. Surfacing of parking areas subject to specifications.
5. Regulation of points of vehicle ingress and egress.
6. Regulation of signs.
7. Required landscaping and maintenance thereof.
8. Required maintenance of the grounds.
9. Regulation of noise, vibrations, odors, etc.
10. Regulation of time for certain activities.
11. Time period within which the proposed use shall be developed. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.070 Time limitation.
A recreational vehicle park approval shall lapse and become void 18 months following the date on which it became effective unless, by conditions of the development agreement, a greater or lesser time is prescribed as a condition of approval, or unless prior to the expiration of 18 months a building permit is issued by the building official and construction is commenced and diligently pursued toward completion. The planning commission may grant one-year extensions on a recreational vehicle park, subject to the requirements of RRMC 17.75.060. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.080 Revocation.
The planning commission, on its own motion, at a public hearing, may recommend revocation of any recreational vehicle park approval for noncompliance with the conditions set forth in the development agreement. Notice of said public hearing shall be given. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.090 Appeal.
The decision of the planning commission may be appealed to the city council in the manner prescribed by Chapter 17.120 RRMC. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.100 Limitation on new application.
In case an application is denied by the planning commission, or on appeal to the city council, unless specifically stated to be without prejudice, it shall not be eligible for resubmission for one year from the date of said denial when, in the opinion of the planning commission, new evidence is submitted or conditions have changed, further consideration is warranted. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.110 Recreational vehicle park approval to run with the land.
A recreational vehicle park approval granted pursuant to the provisions of this chapter shall run with the land and shall continue to be valid upon a change of ownership of the site, except as otherwise provided in this chapter. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.120 Performance bond.
Any developer shall provide a bond or letter of credit in the amount of 100 percent of all on-site and off-site improvement costs naming the city as beneficiary. Such bond or deposit shall remain in effect until the satisfactory completion of the improvements. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.130 Maintenance bond.
A maintenance bond for 20 percent of the total cost of all the on- and off-site improvements that will be dedicated to the city shall be provided to the city for a period of one year after the city’s acceptance of the improvements. [Ord. 23-418-O § 124 (Exh. A-4)].
17.80.140 Fire hydrant.
A. If there is not one within 300 feet of the proposed development, measuring from each building site along the public right-of-way, the developer shall be responsible for providing the city with a fire hydrant, on a water line of not less than six inches in diameter.
B. In commercial or industrial zones, fire hydrants shall be provided at locations recommended by the Rogue River rural fire protection district and as approved by the public works director.
C. In special circumstances, a full coverage fire sprinkler system in the building may be substituted for the fire hydrant when recommended by the Rogue River rural fire protection district and approved by the public works department.
D. Any deviation from these requirements shall be approved by the Rogue River rural fire protection district and the public works director. [Ord. 23-418-O § 124 (Exh. A-4)].