Chapter 18.66
COMMERCIAL RECREATIONAL VEHICLE PARK
Sections:
18.66.030 Property development requirements.
18.66.045 Landscaping, fences and walls.
18.66.060 Permanent structures.
18.66.070 Rules and regulations.
18.66.010 Permits and review.
The right to proceed with a commercial recreational vehicle park shall be determined through the conditional use permit process (Chapter 18.100 PRMC). Development design of the project shall be reviewed through site plan and/or architectural review.
(1) Application. A development permit application must be completed and submitted as defined in PRMC 18.05.060. The application must be accompanied by the following:
(a) Description of the manner in which the area will be perpetuated, maintained, and administered.
(b) Guarantee. The preservation and continued maintenance of property and/or structures commonly owned and/or held for common use shall be guaranteed by a restrictive covenant running with the land specifying the description of the area, its designated purpose(s), and maintenance assurances. Copies of these legal documents shall be filed with City Hall before occupancy of any dwelling.
(2) Site Plan. 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:
(a) Name of the person who prepared the plan.
(b) Scale and north point of plan.
(c) Vicinity map showing relationship of recreational vehicle park to adjacent properties.
(d) Boundaries and dimensions of the recreational park.
(e) Location of existing and proposed buildings.
(f) Location and dimensions of recreational vehicle and sites.
(g) Location and width of access roads.
(h) Location and width of sidewalks, pedestrian and bikeways.
(i) Location of recreation areas and buildings.
(j) Locations and type of fencing.
(k) Enlarged plot plan of a typical recreational vehicle site space showing location of the stand, parking, and utility connections.
(l) Landscaping.
(m) Topographic map.
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:
(n) New structures.
(o) Water and sewer systems.
(p) Electrical system.
(q) Drainage system.
(r) Recreation area improvements.
(s) 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.
(3) Review. Once the application and site plan has been received and deemed complete, it shall be the responsibility of the planning commission to review and accept the recreational vehicle park application within 30 days of receipt of a completed application. The planning commission shall then have 60 days from the date an application is accepted 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.
(4) Findings and Conditions. The planning commission, in recommending 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:
(i) Special yards, spaces, and buffers.
(ii) Fences and walls.
(iii) Enclosure of storage areas and limitation on out-of-door display of merchandise.
(iv) Surfacing of parking areas subject to specifications.
(v) Regulation of points of vehicle ingress and egress.
(vi) Regulation of signs.
(vii) Required landscaping and maintenance thereof.
(viii) Required maintenance of the grounds.
(ix) Regulation of noise, vibrations, odors, etc.
(x) Regulation of time for certain activities.
(xi) Time period within which the proposed use shall be developed.
(5) Final Approval. The city council shall consider the recommendations of the planning commission and consider the commission’s finding based on the above standards, prior to giving final approval for the RV park.
(6) Time Limitation. A recreational vehicle park approval shall lapse and become void one year 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 one year, a building permit is issued by the building official and construction is commenced and diligently pursued toward completion. The planning commission may grant one extension on a recreational vehicle park, not to exceed one year.
(7) 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.
(8) Appeal. The decision of the planning commission may be appealed to the city council in the manner prescribed by PRMC 18.110.100(2).
(9) 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.
(10) Mapping. Within 30 days after the granting of recreational vehicle park approval, the resolution number shall be posted by the city planner on the city’s official copy of the assessor’s plat map on the lot or lots affected by such permit.
(11) Recreational Vehicle Park Approval to Run with the Land. A recreational vehicle park approval granted pursuant to the provisions of this section 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. 574, 2016].
18.66.020 Restrictions.
Only directional or identification signs shall be allowed, which conform to the requirements of Chapter 18.80 PRMC. [Ord. 592 § 1, 2022; Ord. 574, 2016].
18.66.030 Property development requirements.
(1) Minimum Park Area. No requirements other than necessary to comply with all state and local requirements.
(2) Unit Density. The number of units permitted shall conform to state requirements.
(3) Roads and Streets.
(a) Any of the following improvements may be required at the discretion of the public works and planning department if roads and streets within a commercial recreational vehicle park are not paved:
(i) Provide gravel, oil mat, and/or durable, dustless surface to control dust.
(ii) Pave driveways and aprons to prevent debris from entering the street or right-of-way, sidewalk, or storm sewerage system.
(iii) Install grates at the access in accordance with public works specifications to catch gravel and dirt.
(iv) Provide adequate drainage to dispose of runoff.
(b) All roads and streets within parks shall be named as approved by the planning commission and/or council. The owner or operator of the park shall furnish, install, and maintain street name signs of a type approved by the public works and development department. [Ord. 574, 2016].
18.66.040 Services.
(1) Sanitation Facilities.
(a) Restrooms and sanitary dump stations shall be provided in accordance with Oregon Health Department requirements.
(b) Trash receptacles shall be provided in accordance with Oregon Health Department requirements.
(c) The owner/operator of a park shall be responsible for the sanitary condition of the park ground and buildings.
(d) No pets shall be permitted to run at large; all pets shall be leashed. Pets shall not be permitted to cause a hazard to the health of other park occupants.
(2) Utilities.
(a) All utilities shall be installed underground throughout the park.
(b) All parks shall be connected to a supply of potable water for domestic use and to a public sanitary sewer system.
(3) Fire Protection.
(a) No unit space may be occupied that is not located within 500 feet, following the street right-of-way, of a fire hydrant. Existing unit spaces now located or occupied at a distance greater than 500 feet from an approved hydrant may continue until the park is expanded in size or number of unit spaces. At the time of expansion, the owner or operator shall have installed one or more hydrants at locations to comply with this requirement. The Pilot Rock fire department shall be authorized by the owner to inspect the hydrants in accordance with current standard procedures and to require periodic tests when necessary.
(b) No parking shall be permitted within 10 feet of a fire hydrant.
(4) Drainage. The ground surface shall be graded and furnished with drainage facilities to drain all surface water in a safe, efficient, and sanitary manner.
(5) Lighting. All roads within the park shall be lighted at night to provide a minimum of 0.35 foot-candles of illumination. Lighting shall be oriented to prevent direct reflection onto abutting property. [Ord. 574, 2016].
18.66.045 Landscaping, fences and walls.
(1) All exposed ground surfaces in all parts of the park shall be protected and maintained with landscaping to include plant material, paving, gravel and/or other solid material that will prevent soil erosion, mud and dust within the park.
(2) If the commercial recreational park borders a residential zone, protection, containment, and buffering shall be provided by means of landscaping, fences, or a combination of both which shall provide a total of 90 percent closure between the park and the adjacent residential zone.
(3) All storage and trash areas must be enclosed by fences and/or walls and screened from public view.
(4) All perimeters of the park shall be fenced or screened as determined by the planning commission. All street frontages shall provide a suitable fence three and one-half to four and one-half feet in height to restrict the passage of small children or animals. Fences adjacent to streets shall be set back 10 feet from the property line and the intervening area between the property line or sidewalk shall be landscaped. Such landscaping shall provide solid ground cover and at least one tree each 100 lineal feet which will provide a canopy of at least 300 square feet upon maturity. [Ord. 574, 2016].
18.66.050 Off-street parking.
The provisions of Chapter 18.70 PRMC shall apply. [Ord. 574, 2016].
18.66.055 Unit spaces.
(1) Minimum Area. Recreational area shall be computed at 100 square feet per unit space.
(2) 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.
(3) All unit spaces shall be provided with connections for electricity, domestic water, and sanitary sewer, unless otherwise permitted by the planning commission. In no case shall the commission allow more than 40 percent of the unit spaces provided within a park to deviate from these standards.
(4) If unit spaces within a commercial recreational vehicle park are not paved, gravel, oil mat, and/or durable, dustless surface to control dust may be required at the discretion of the public works and development department.
(5) 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 Pilot Rock fire protection district. [Ord. 574, 2016].
18.66.060 Permanent structures.
(1) The park office, manager’s residence, laundry, recreational, storage, and sanitation buildings shall be the only permanent structures permitted within a park. Certified factory-built homes shall not be permitted within a park; except, a certified factory-built home can be used as a manager’s residence in a park provided it meets all of the property development requirements in PRMC Title 18.
(2) All stationary and permanent structures erected in a park shall conform to all applicable city building regulations. [Ord. 574, 2016].
18.66.065 Access ways.
(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. [Ord. 574, 2016].
18.66.070 Rules and regulations.
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. The park owner will incorporate the following into the park’s rules and regulations:
(1) Maximum stay is 60 nights.
(2) Additional vehicles (other than the RV) will be limited to one per space and no larger than a pickup truck.
(3) Pets will be allowed. They must be on a leash, and taken to pet area for exercise and nature calls.
(4) Check-out time will be 1:00 p.m. and check-in time will be 2:00 p.m.
(5) Speed limit will be five miles per hour at all times.
(6) Outdoor fires will be restricted to portable stoves, BBQs or fire rings. No fire shall be left unattended. All ashes must be cold and disposed of prior to leaving space.
(7) No livestock or livestock trailers allowed in park.
(8) Camping allowed in designated spaces only.
(9) No construction, repairs, changing oil or washing of RVs.
(10) Dish and grey water cannot be expelled on the ground. Valves and discharge ends to holding tanks must be closed and capped at all times. Discharging of holding tanks and leaking holding tanks are grounds for immediate removal of an RV from the park.
(11) Do not erect, replace, post or maintain any advertising matter, sign, or printed matter other than legal notices without prior approval.
(12) No soliciting, selling, offering for sale, peddling or vending of any food, liquids, goods, merchandise, service, or any other items without approval.
(13) No discharging or possession of any loaded firearms allowed.
(14) No discharging of fireworks permitted.
(15) All refuse or garbage is to be placed in the dumpsters for disposal.
(16) Quiet hours will be between 10:00 p.m. and 8:00 a.m.
(17) Minors in possession or consuming alcohol will be prosecuted to the full extent of the law.
(18) The penalty established for the violation and conviction under this chapter shall be up to $250.00 for each violation and shall be enforced by the Pilot Rock police department. [Ord. 574, 2016].