Chapter 18.51
RECREATIONAL VEHICLE PARKS
Sections:
18.51.020 General requirements.
18.51.030 Criteria for locating a recreational vehicle park.
18.51.040 Conditional use permit required.
18.51.050 Health district approval required.
18.51.070 Completion prior to opening/operations – Phasing.
18.51.090 Permitted and accessory uses.
18.51.100 Park administration.
18.51.110 Additional requirements.
18.51.010 Purpose.
The purpose of this chapter shall be to ensure that recreational vehicle parks are located, developed and occupied in accordance with standards and regulations which will protect the health, safety, general welfare and convenience of the guests of such parks, residents, and the citizens of the city. [Ord. 1541 § 1 (Att. A), 2017; Ord. 840 § 3, 1989.]
18.51.020 General requirements.
A. No recreational vehicle shall be used as a permanent place of abode, or dwelling, for indefinite periods of time. Occupancy for more than three consecutive months shall be conclusively deemed to be permanent occupancy. Any action toward removal of wheels of a recreational vehicle, except for temporary purposes of repair, or placement of the unit on a foundation, is prohibited.
B. No permanent external appurtenances (excluding retractable awnings and table tarps) may be attached to any recreational vehicle while it is in a park. Freestanding patios, decks and stairs may be allowed with required permits and approvals.
C. No space within a recreational vehicle park shall be rented for any purpose other than those expressly allowed by this chapter. Recreational vehicles shall only be located in appropriate sites within designated recreational vehicle sites, and not in buffer or open space areas. Overflow areas may be developed outside of the required buffer and/or open space areas.
D. Operation of electrical power generators shall not be allowed except by approval within the conditional use permit as determined by the hearing examiner. The hearing examiner may consider screening and compliance with noise ordinances. Generators shall not run during quiet hours.
E. No person, company or corporation shall establish or modify a recreational vehicle park without first complying with the provisions of this chapter. [Ord. 1541 § 1 (Att. A), 2017; Ord. 840 § 3, 1989.]
18.51.030 Criteria for locating a recreational vehicle park.
Recreational vehicle parks may only be established on property within the city which meets the following criteria:
A. Recreational vehicle parks shall only be allowed, subject to LMC 18.51.040, in the tourist commercial (TC) district.
B. The minimum site area of a park shall be 10 acres.
C. Recreational vehicle parks shall be located with direct access to an arterial or collector as defined and identified in the Leavenworth area comprehensive plan, or on a state highway or county road and with appropriate frontage thereon to permit appropriate design of entrances and exits. No entrance or exit from a park shall be permitted through a residential district nor require movement of traffic from the park through a residential district.
D. The hearing examiner shall deny a recreational vehicle park conditional use permit application if the proposed project will likely result in unreasonable impacts to a particular neighborhood because of the cumulative size of recreational vehicle parks in the neighborhood, taking into consideration the recreational vehicle park development for which application is made, or if the hearing examiner finds other unreasonable impacts which cannot be reasonably mitigated by applying the standards and provisions of this chapter. [Ord. 1541 § 1 (Att. A), 2017; Ord. 1203 § 22, 2003; Ord. 840 § 3, 1989.]
18.51.040 Conditional use permit required.
A recreational vehicle park shall be allowed only upon the issuance of a conditional use permit by the hearing examiner. [Ord. 1541 § 1 (Att. A), 2017; Ord. 1203 § 22, 2003; Ord. 840 § 3, 1989.]
18.51.050 Health district approval required.
Prior to opening and/or operations of a recreational vehicle park, the owner shall obtain a permit from the Chelan-Douglas health district and shall comply with all rules, regulations and requirements of said district. Said permit must be kept current at all times, or the park will be closed. The rules, regulations and requirements of the health district shall be construed as being supplements to the provisions of this chapter. [Ord. 1541 § 1 (Att. A), 2017; Ord. 840 § 3, 1989.]
18.51.060 Uses and design.
Recreational vehicle parks shall provide outdoor hospitality experiences for nonpermanent, transient guests in a variety of accommodation types which may include recreational vehicles, park model recreational vehicles, tents, cabins and yurts. A site layout design consistent with these uses and in compliance with the provisions of this chapter shall be submitted as part of the conditional use permit process. The hearing examiner may modify or adopt other uses which may be deemed appropriate for specific recreational vehicle park applications. [Ord. 1541 § 1 (Att. A), 2017; Ord. 1203 § 22, 2003; Ord. 840 § 3, 1989.]
18.51.070 Completion prior to opening/operations – Phasing.
All required site improvements and other conditions of the permit shall be met prior to occupancy of any site by a recreation vehicle and/or guest; provided, that completion may be accomplished by phases if such phases are identified and approved in the permit. [Ord. 1541 § 1 (Att. A), 2017; Ord. 840 § 3, 1989.]
18.51.080 Design standards.
The purpose of this section is to establish minimum design standards for recreational vehicle parks.
A. Density. The number of recreational vehicles, park model recreational vehicles, tents, cabins and yurts permitted in a park shall not exceed a density of 22 units per buildable acre. In addition, the number of tent spaces permitted in a park shall not exceed a density of 30 units per buildable acre. The hearing examiner may limit density further to ensure compatibility with the surrounding areas. The application materials shall include the maximum capacity of the property.
B. On-site caretaker residences shall be allowed to a maximum of one per 10 acres with up to one for the first 10 acres.
C. Campsite Size. Each individual recreational vehicle site shall be not less than 800 square feet in size. Open space and buffer areas shall not be included in calculating allowed campsite size. A site layout shall be submitted with the conditional use application; and the sites may be laid out for adjustments to accommodate terrain, trees, natural features, and circulation. As determined and may be approved by the city, the sites may be rearranged and modified for the life of the permit consistent with the maximum capacity and the approved overall site layout.
D. Tent Site Size. Each tent camping space shall be a minimum of 600 square feet in size. Tent camping space shall include space for cooking/eating, tent set up area, which shall accommodate no more than two tents per tent camping space, and parking. Tent parking located outside of the tent camping space shall reduce both the required parking amount and tent area space by one-half.
E. Access Points. A traffic impact analysis is required. Within the analysis, study of the entrance and exit impacts shall be considered. No entrance or exit shall require a turn at an acute angle for vehicles moving in the direction intended, and radii of curbs and pavements at intersections shall be such as to facilitate easy turning movements for vehicles with trailers attached. No material impediment to visibility shall be created or maintained which obscures the view of an approaching driver in the right lane of the street within 100 feet of the intersection with the park entrance.
F. Parking. At least one parking space shall be provided on each recreational vehicle, park model recreational vehicle, tent, cabin or yurt site. At least one parking space for each six recreational vehicle campsites, park model recreational vehicles, tents, cabins and yurts sites shall be provided for visitor parking in the park beyond what is required of the recreational vehicle, cabin, and tent campsite.
G. Internal Park Roads. All internal park roads shall be privately owned and maintained. They shall be constructed to all-weather standards, as approved by the fire marshal. Minimum widths of recreational vehicle park and campground roads designed to accommodate all types and sizes of camping units shall be 10 feet per traffic lane and eight feet per parallel parking lane.
H. Open Space/Recreational Facilities. A minimum of 20 percent of the site shall be set aside and maintained as an open space for the recreational use of park guests. Such space and location shall be accessible and usable by all guests for passive or active recreation. Parking spaces, driveways, access streets and storage areas are not considered to be usable open space. The percentage requirements shall not be reduced if substantial and appropriate recreational facilities, (such as recreational buildings, swimming pool or tennis courts) are provided.
I. Setbacks. No recreational vehicle, park model recreational vehicle, tent, cabin or yurt site shall be closer than 20 feet from any exterior park property line abutting upon a public street or residential zone. Permanent structures within a park shall have minimum property line setbacks of 20 feet.
J. Landscaping/Screening. The park shall provide landscaping as required in perimeter setback areas and open space. Landscaping may consist of suitable ground cover, shrubs and trees; provided, that they are installed prior to opening and/or operations of the park and are of such species and size as would normally fulfill a screening function within five years of being planted. Site development shall be sensitive to the preservation of existing vegetation. All trees, flowers, lawns and other landscaping features shall be maintained in a healthy growing condition. Permanent irrigation shall be installed. The landscaped area shall include a designated pet exercise area.
K. Fencing. In addition to landscaping requirements, a six-foot-high view-obscuring perimeter fence will be required along any portion of the property boundary adjacent to residentially zoned property except necessary entrances/exits, or mandated by law.
L. Signs. Recreational vehicle parks shall be limited to one park entrance sign and such interior directional or informative signs as may be needed for the convenience of guests. All signs are subject to approval by the hearing examiner under the provisions of Chapter 14.10 LMC. All park spaces shall be marked by numbered sign posts. Temporary informative signs may change daily according to activities, special events, store specials, fire danger, and other needs; and shall comply with Chapter 14.10 LMC.
M. All utility lines in the park shall be underground and shall be approved by the agency responsible for inspection.
N. Storm Drainage. Storm drainage control facilities shall be installed in accordance with the requirements of the city engineer.
O. Public Facilities. Recreational vehicle parks shall provide the following public facilities in such quantity, size and location as is approved by the hearing examiner:
1. A water distribution system connected to the city’s water utility. Fire hydrants, in number and location, shall be required as specified by the fire chief and the city engineer;
2. Restroom facilities containing showers and toilets connected to the city’s sewer utility. A minimum of one toilet shall be provided for each sex up to the first 25 sites;
3. For each additional 25 sites not provided with sewer connections, an additional toilet for each sex shall be provided. Gender neutral equivalent may be allowed if separate from shower or other common areas;
4. A metered and monitored sanitary waste station for emptying sewage holding tanks of recreational vehicles;
5. Refuse containers for solid waste in adequate quantity shall be placed in approved locations and picked up by the city’s garbage collection service. Garbage can and/or dumpster locations shall be screened from view by a fence or landscaped enclosure.
P. Walkways. When required, pedestrian walkways shall have a five-foot minimum tread width. [Ord. 1541 § 1 (Att. A), 2017; Ord. 840 § 3, 1989.]
18.51.090 Permitted and accessory uses.
A. Management headquarters, main registration, recreational facilities, restrooms, dumping stations, showers, and laundry facilities are permitted subject to the following restrictions:
1. Such establishments shall present no visible evidence from any street outside the park of their commercial character which would attract customers other than guests of the park;
2. The structures housing such facilities shall not be located closer than 50 feet to any public street and shall not be directly accessible from any public street, but shall be accessible only from a street within the park.
B. Retail space for groceries and camp supplies, limited food service facilities, and other uses and structures customarily incidental to operation of a recreational vehicle park are permitted as accessory uses to the park; and shall be permitted at the discretion of the hearing examiner, subject to the following restrictions:
1. Such establishments and parking areas primarily related to their operations shall not occupy more than five percent of the gross area of the park;
2. Such establishments shall present no visible evidence from any street outside the park of their commercial character which would attract customers other than guests of the park;
3. The structures housing such facilities shall not be located closer than 50 feet to any public street and shall not be directly accessible from any public street, but shall be accessible only from a street within the park. [Ord. 1541 § 1 (Att. A), 2017; Ord. 840 § 3, 1989.]
18.51.100 Park administration.
The owner of a recreational vehicle park shall be responsible for the development and maintenance of the park in strict conformity with the conditional use permit and all applicable laws and ordinances. A written management plan shall be submitted for approval as a part of the conditional use permit process. It shall include, at a minimum, the proposed management structure, proposed park rules and regulations, including quiet hours, and proposed methods to enforce occupancy limitations and other requirements of this chapter. Quiet hours shall, at a minimum, be from 10:00 p.m. to 7:00 a.m., or as otherwise provided by state regulations, whichever is more stringent. Quiet hours shall be as defined and regulated in Chapter 173-60 WAC. [Ord. 1541 § 1 (Att. A), 2017; Ord. 840 § 3, 1989.]
18.51.110 Additional requirements.
In addition to the minimum standards and requirements as set out in this chapter, the hearing examiner may adopt other requirements which may be deemed appropriate for specific recreational vehicle park applications. [Ord. 1541 § 1 (Att. A), 2017; Ord. 840 § 3, 1989.]