Chapter 16.14 RECREATIONAL VEHICLE PARKS

The Council declares that the purpose of this chapter is to regulate and provide for the proper development of recreational vehicle parks and assure the general safety, health and welfare of the people of the City. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.020 Interpretation of provisions.

The provisions of this chapter shall be liberally construed to effect the purpose of this chapter. These provisions are declared to be the minimum requirements necessary to accomplish those purposes, and where conditions imposed under this chapter are less restrictive than comparative conditions imposed by any other provision of this chapter, or by provision of any other City or state ordinance, resolution or regulation, then the more restrictive shall govern. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.030 Definitions.

For the purpose of this chapter, certain terms are defined as follows:

“Arterial street” means a street used primarily for through traffic.

“Awning” means an accessory shade fully supported by a recreational vehicle.

“Collector” means a street supplementary to the arterial street system and a means of intercommunication between this system and smaller areas, used to some extent for through traffic and to some extent for access to abutting properties.

“Common area” means any area or space designed for joint use of tenants occupying recreational vehicles; it does not include off-street parking areas.

“Comprehensive plan” means a plan adopted by the Planning Commission and the City Council as a guide to the growth and improvement of the City, including modifications or refinements which may be made from time to time.

“Corner lot” means a lot situated at the intersection of two or more streets, and which at least two sides abut for their full lengths on a street. A corner lot shall be deemed to have two front lines, and the remaining lot lines shall be deemed to be side lines.

“Cul-de-sac” or “dead-end street” means a minor street with only one outlet.

“Curb line” means the line dividing the roadway from the planting strip or footway.

“Density” means the number of recreational vehicle spaces per gross acre.

“Design” means the design of any street or alley alignments, grade or width; alignment or width of easements and rights-of-way for drainage or irrigation purposes and sanitary facilities; and lot area, width or layout.

“Double-frontage lot” means a lot having frontage on two parallel or approximately parallel streets.

“Driveway” means a minor private way used by vehicles and pedestrians on a lot or for common access to a small group of lots or common facilities.

“Easement” means a grant of the right to use a strip of land for specific purposes.

“License” means a certificate for operation issued by the City pursuant to this chapter.

“Local street” means a street primarily for access of abutting properties.

“Lot line” means a line bounding the lot as shown on the accepted lot plan.

“Mobile home” means a portable residence, office or structure constructed on a chassis that may or may not meet the International Building Code standards for a given occupancy and is transportable on public highways on its own running gear. The minimum length for a mobile home is 32 feet and the minimum width is eight feet for any equivalent dimension.

“Motor home” means a self-propelled recreation vehicle that is not used as a permanent residence and does not exceed 45 feet in length.

“Official map” means the map or maps upon which the zone locations in the City are indicated in detail with exactness, so as to furnish the basis for property acquisition or building restrictions.

Open Space. See “Common area.”

“Owner” means the individual, firm, association; syndicate, partnership, corporation, or other entity having sufficient proprietary interest in the land sought to be developed to commence and maintain proceedings to develop same under these regulations.

“Pedestrian way” means a right-of-way for pedestrian traffic.

“Porch” means an outside walking area, the floor of which is elevated more than eight inches from the ground.

“Recreational vehicle park” means a lot or tract where the primary use is the parking on a fee basis or otherwise of occupied motor homes, truck campers, travel trailers or other recreational vehicles.

“Reversed corner lot” means a corner lot where the street side line is substantially a continuation of the front lot line of the first lot to its rear.

“Right-of-way” means the area between boundary lines of a street or other easement.

“Slide-out” means a room or rooms that folds, collapses, or telescopes into a recreational vehicle during transport and which can be expanded at the site to provide additional living space.

“Structure” means that which is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner.

“Tent” means a portable shelter of skins, canvas, plastic, or the like, supported by one or more poles or a frame and often secured by ropes fastened to pegs in the ground.

“Travel trailer” means a recreational vehicle that is not used as a permanent residence, is transportable on public highways by permanently attached axles, and does not exceed 45 feet in length, or eight feet in width, or any equivalent dimension combination.

“Truck camper” means a recreational vehicle, camper, or canopy that fits onto the bed of a pickup or flatbed truck and that is not used as a permanent residence.

“Vehicle site” means the area or place used for parking occupied residential trailers or recreational vehicles, and may include sewer, water, gas or electrical hookups. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.040 Applicability of building codes.

All structures except residential trailers or travel trailers shall comply with all codes and ordinances which apply to buildings or structures. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.050 Recreational vehicle park plans – Approval required.

No land within the City shall be developed for use as a recreational vehicle park until submitted to and approved by the Planning Commission and the City Council. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.060 Minimum standards.

The requirements and standards set forth in this chapter are the minimum ones to which a recreational vehicle park must conform before approval by the Commission and the Council. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.070 Compliance with comprehensive plan.

The recreational vehicle park development shall conform to and be in harmony with the City comprehensive plan of that portion of the City within which the development is located. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.080 Prohibited uses.

A. Mobile homes or manufactured homes are not permitted to be located inside of a recreational vehicle park.

B. Recreational vehicles established as rental units for permanent residence are not permitted in a recreational vehicle park. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.090 Setbacks.

All recreational vehicle sites shall be located at least 20 feet from the property boundary line abutting upon a public street or highway and at least five feet from the other boundary lines. There shall be a minimum side-to-side dimension of 10 feet between units and a minimum end-to-end dimension of 10 feet. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.100 Utilities.

Lighting. Adequate lighting shall be provided within the park, including one 21,000-lumen light at the entrance to the park. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.110 Screening.

Buffering or screening shall be by a sight-obscuring fence, wall, evergreen or other suitable planting at least five feet high and not more than six feet high except where necessary to comply with other ordinances. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.120 Swimming pools.

Swimming pools may be permitted; provided, that the requirements set forth in SMC 17.04.070 are met. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.130 Guest parking.

There shall be established and maintained within each park a paved automobile parking area for use by guests. The number of spaces within this area shall be equal to one for every four recreational vehicle sites. This requirement shall be waived when streets within the park are improved to 36 feet in width. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.140 Vehicular exits.

At least two vehicular exits shall be provided in every recreational vehicle park. One of the exits may be closed off with a fire access gate in order to control security within the park. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.150 Street standards.

All vehicular ways shall be adequately based, graded and paved with asphalt or concrete. Street improvements must be completed within one year of plan approval. Minimum street improvement width shall be 24 feet. Where street improvement width is 36 feet, the required guest parking shall be waived. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.160 Development plan – Contents.

All applications submitted for approval of a recreational vehicle park development shall consist of two copies of a development plan. Such plan shall be submitted at least 20 days before the meeting at which they will be reviewed and shall contain, but not be limited to, the following information:

A. Name of person who prepared plan.

B. Names of persons controlling the land proposed for a park.

C. Name of recreational vehicle park and address.

D. Scale and north point of the plan.

E. Boundaries and dimensions of the recreational vehicle park.

F. Vicinity map showing relationship of recreational vehicle park to adjacent properties and surrounding zoning.

G. Locations and dimensions of each recreational vehicle site, with each site designated by number, letter or name.

H. Location and dimensions of each existing or proposed building.

I. Location and width of recreational vehicle park streets and pedestrian ways.

J. Location of each lighting fixture for the lighting of park.

K. Location of recreational areas and buildings and common area.

L. Location and type of landscaping plantings, fences, walls, or combination of any of these, or other screening materials.

M. Extent, location, arrangement and proposed improvements of all off-street parking and loading facilities.

N. Location of available fire hydrants.

O. A plan showing the topography of the park site with contour intervals of not more than five feet, except that the Planning Director may require closer contour intervals.

P. A drainage plan.

Q. Preliminary public water systems approved by the Director of Public Works.

R. Preliminary sewage disposal system plans approved by the Director of Public Works.

S. Method of garbage disposal. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.170 Final development plans.

Sanitary sewer, water and drainage system plans, for those portions to be dedicated to the city, shall be provided following plan approval and shall be designed by an engineer licensed in the State of Washington and shall be in substantial compliance with the approved preliminary plans. Plans submitted shall be reviewed and approved by the Director of Public Works. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.180 Development plan – Denial for specified conditions.

If it appears to the Planning Commission or the City Council that for the protection of public health, safety and welfare, the economic stability of the City, or the proper utilization of land resources, it is necessary or prudent to deny approval of a development plan for a recreational vehicle park, such denial shall be made until specified conditions are met by the developer or by the landowners involved in the development. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.190 Development plan – Decisions.

A. After reviewing the development plan, the Planning Commission shall hold a public hearing, and shall:

1. Recommend denial of the plan, providing a list of its reasons for recommending such action, and forward on to Council for final decision; or

2. Recommend approval subject to specified conditions, and forward on to Council for final decision; or

3. Accept and recommend approval of the development; and forward on to Council for final decision.

B. Approval will expire and become null and void if work authorized by such permit is not commenced within 180 days from the date of such permit, or if the work is suspended or abandoned at any time after the work is commenced for a period of 180 days. Before such work can be recommenced, a new permit shall be first obtained to do so. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.200 Development plan – Appeals.

Any landowner or developer or any interested person may appeal a decision of the City Council to the City Hearings Examiner. An appeal must be filed with the City Community Development Department within 10 days of mailing of the decision of the City Council. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.210 Construction inspection and as-built drawings.

All construction is to comply with approved final plans and to be inspected, tested where applicable, and approved prior to covering or utilizing. As-built drawings of all completed systems are to be submitted to the Public Works Department and retained for permanent record. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.220 Recreational vehicle parks – Conditions and restrictions.

A. Signed, approved copies of the development plan and all components thereof shall be forwarded to the Community Development Department.

B. No occupancy permit for any recreational vehicle park, building or facility shall be issued by the City Building Official until such time as the development has been completed according to the provisions of this chapter. Deviations from the approval plan must be submitted to the Commission and the Council for approval as revisions of the plan.

C. Permits shall not be granted for such a park in an R-1 or M-2 as provided in SMC Title 17. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.230 Recreational vehicle park administration.

It shall be the responsibility of the park owners and manager to see that the provisions of this chapter are observed and maintained within their park, and for failure to do so the owner and manager shall be subject to the penalties provided for violation of this code. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.240 Recreational vehicle parks – Construction and design.

A. Recreational vehicle parks shall be designed in a fashion to accommodate recreational vehicles and not mobile homes. For this purpose recreational vehicle parks shall provide the following:

1. Sinks, shower and toilets as follows:

One to 40 units	Male	Female
Toilets	1	2
Urinals	1	–
Sinks	2	2
Showers	1	1
For each additional 40 units
Toilets	1	1
Sinks	1	1
Showers or bathtubs	1	1

Urinals may be substituted partially for toilet requirements above, but not more than one-third of total.

2. Sanitary dumping stations shall be in accordance with state regulations. There shall be a minimum of one station per 100 spaces and stations shall be located at least 100 feet from any residential area. (Exception) If all spaces excluding tent sites are provided with a sewer connection a sanitary dump station shall not be required.

3. Minimum recreational vehicle park size shall be two acres, and maximum size shall be 10 acres.

4. The maximum gross density allowed shall be one recreational vehicle space per each 2,000 square feet of land area. During the permit review, the density may be limited further to ensure compatibility with the surrounding area.

5. The minimum individual recreational vehicle space shall not be less than 1,100 square feet in area with a minimum average width of 25 feet.

6. All commercial landscaping requirements as defined in Chapter 17.65 SMC apply to recreational vehicle parks. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.250 Recreational vehicle parks – Permits, licenses and occupancy certificates.

A. No recreational vehicle park shall be operated in the City without a certificate of occupancy provided by the City Building Official.

B. No recreational vehicle park shall be operated in the City without a city business license. Such City business license is valid for a calendar year or any part thereof and the fee amount is specified in SMC 2.02.020.

C. Recreational vehicle parks shall be a permitted use in the B-1 freeway commercial zone and shall be allowed by a conditional use permit in the R-3 high density residential and B-2 general commercial zones. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.260 Recreational vehicle parks – Service buildings.

Service buildings housing sanitation facilities shall comply with all applicable ordinances and statutes regulating electrical installations, and plumbing and sanitation systems. Such buildings shall be maintained in a sanitary and orderly condition. Buildings shall have adequate ventilation, screening and lighting. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.270 Recreational vehicle parks – Barrier free design.

Provisions shall be made to provide sanitation facilities accessible to and for use by disabled persons. Facilities shall comply with Chapter 51-10 WAC. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.280 Recreational vehicle parks – Administrative rules.

A. It shall be the responsibility of the park owners and manager to see that the provisions of this chapter are observed and all service buildings, community facilities, access ways and roads, walkways, and public parking areas are maintained, and, for failure to do so, the owners and manager shall be subject to the penalties provided for violation of this code.

B. An accurate registration book or electronic record shall be maintained containing the names and home addresses of all guests, along with the lot number or street address and dates of entry and departure from the park. Such register shall be available to any authorized person inspecting the recreational vehicle park.

C. A minimum of 25 percent of planned spaces and sanitary facilities must be available for occupancy before first occupancy is permitted.

D. Fire Extinguishers. The Fire Chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be a type suitable for the probable class of fire associated with such buildings or premises and shall have the approval of the Fire Chief. Portable fire extinguishers shall be in accordance with U.F.C. Standard No. 10-1.

E. Presence of Management. Either the owner, owner’s designee, or resident manager shall be available while it is open for use. Such person shall be responsible for the direct management of the recreational vehicle park.

F. Fire Hydrants. Approved fire hydrants shall be installed so that all recreational vehicles and other structures are within 600 feet of an approved fire hydrant.

G. Electrical Connections. All electrical connections shall comply with the State Electrical Code and be duly inspected. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.290 Variances.

A. Any owner of a recreational vehicle park may apply to the hearings examiner for a variance of the requirements of this chapter. Application will be made on forms provided by the City Community Development Department and will be accompanied by a fee of the amount specified in SMC 2.02.020 and a site plan of the variance requested.

B. A public hearing on the application will be held by the hearings examiner within 60 days of receipt of the completed application.

C. Variances from the provisions of this chapter may be granted if the following criteria are met:

1. Exceptional or extraordinary circumstances apply to the property which do not generally apply to other properties in the same area and result from the topography or other circumstances over which the applicant has no control.

2. The variance is necessary for the preservation of a property right of the applicant substantially the same as owners of other property in the same zone or vicinity possess.

3. The variance would not be materially detrimental to the purposes of this chapter or to property in the vicinity zone in which the property is located or otherwise conflict with the objectives of any City plan or policy.

4. The variance requested is the minimum variance which would alleviate the hardship.

D. Decision of the hearings examiner shall be final unless appealed to the City Council within 10 days of the mailing of the notification of the Board’s decision. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.300 Improvements to pre-existing parks – Compliance required.

Before a permit for the expansion of any park shall be granted, a plan for expansion shall be filed and approved in accordance with the requirements of this chapter for new parks. At the time of any change or improvement of or within the existing park, any nonconforming use(s) affected by such change or improvement must be upgraded to comply with this chapter or approved variance be obtained. [Ord. 2011-13 § 1 (Exh. A), 2011.]

16.14.310 Legal action.

When any recreational vehicle park or any property contained within such park is or is proposed to be developed, used or altered in violation of this chapter, the City Council through the City Attorney, or any person whose interest in real property is or may be affected by the violation, may, in addition to other remedies provided by law, institute proceedings to prevent temporarily or permanently enjoin, abate, or set aside such use, construction, development, transfer, sale, operation, repair or alteration.

A violation of the provisions of this chapter shall be a misdemeanor. Each day during which a violation occurs shall constitute a separate offense. [Ord. 2011-13 § 1 (Exh. A), 2011.]