Chapter 17.71
RECREATIONAL VEHICLE PARKS

Sections:

17.71.010    Purpose.

17.71.020    Definitions.

17.71.030    Recreational vehicle park – Where permitted.

17.71.040    Permitted uses.

17.71.050    Prohibited uses.

17.71.060    Recreational vehicle park development.

17.71.070    General requirements.

17.71.080    Completion of improvements prior to operation.

17.71.090    Design and development standards.

17.71.100    Accessory use standards.

17.71.110    Park responsibility.

17.71.120    Deviations.

17.71.130    Interpretation and ruling.

17.71.140    Appeal.

17.71.150    Expansion or modification of a recreational vehicle park.

17.71.160    Nonconforming use.

17.71.170    Enforcement.

17.71.010 Purpose.

The purpose of this chapter is to ensure that each recreational vehicle park is located, developed, expanded, modified, and managed in accordance with standards and regulations which will protect public health, safety, and general welfare. (Ord. 1105 § 1, 2009).

17.71.020 Definitions.

The words and phrases used in this chapter shall have the following meanings, unless the context or subject matter clearly requires otherwise:

A. “Improvements” means any combination of: paving; curbs; gutters; walkways; traffic signs; drainage structures; sewer, water, or gas lines; road lighting; telephone, cable, and electrical utilities, other utilities and utility structures, and other site development required by this chapter.

B. “Park space” means an improved plot of ground with a definite boundary that is located within a recreational vehicle park for the set up and temporary occupancy of a recreational park trailer, recreational vehicle, or tent.

C. “Recreational park trailer” means a trailer-type unit that is primarily designed to provide temporary living quarters for recreational, camping, or seasonal use that meets the following criteria:

1. Built on a single chassis and mounted on wheels.

2. Gross trailer area does not exceed 400 square feet (37.15 square meters) in the set-up mode.

3. Is certified by the manufacturer as complying with American National Standards Institute, Inc. (ANSI) Standard A119.5.

4. If sold, leased, or offered for sale in the state of Washington, is identified by a state-plan insignia issued by the Department of Labor and Industries, signifying compliance with Chapter 296-150P WAC and ANSI A119.5.

D. “Recreational vehicle” means a vehicular type unit that is primarily designed as temporary living quarters for recreational camping, travel, or seasonal use that either has its own motive power or is mounted on or towed by another vehicle. Recreational vehicles include camping trailers, fifth-wheel trailers, motor homes, travel trailers, and truck campers. A recreational vehicle that is sold or leased in the state of Washington is required to have either a state-plan or self-certified insignia from the Washington State Department of Labor and Industries that signifies compliance with Chapter 296-150R WAC and ANSI A119.2.

E. “Recreational vehicle park” means a tract or parcel of land within a major or short subdivision which is divided according to an approved binding site plan, and has been developed to rent or lease park spaces to guests.

F. “Sanitary dumping station” means a facility for receiving body waste and liquid waste that is discharged from recreational park trailer and recreational vehicle holding tanks.

G. “Tent” means a confined space, collapsible, light-weight shelter that is set up for recreation or vacation purposes. (Ord. 1105 § 1, 2009).

17.71.030 Recreational vehicle park – Where permitted.

A recreational vehicle park may be permitted as a conditional use in the C-2 and R-3 zones in compliance with this chapter’s standards and requirements. These standards and requirements shall supersede the standards and requirements of the underlying zone(s), unless otherwise specified. (Ord. 1105 § 1, 2009).

17.71.040 Permitted uses.

The following primary and accessory uses are permitted in a recreational vehicle park, in conformance with SLMC 17.71.060:

A. Primary Uses.

1. Recreational park trailers that are occupied by the park owner or manager.

2. A manufactured home that is occupied by the park owner or manager.

3. Recreational vehicles.

4. Tents.

B. Accessory Uses.

1. Utilities and utility buildings, facilities, and equipment to serve a recreational vehicle park.

2. Maintenance and storage buildings for management of a recreational vehicle park.

3. Collection and recycling of solid waste that is generated within a recreational vehicle park.

4. Roadways, pathways, parking lanes, overflow parking areas, and similar infrastructure.

5. Open space, recreational facilities for guests, and related amenities.

6. Office building, restrooms, showers, laundry rooms, and convenience store.

7. Landscaping buffers and perimeter fencing in conformance with SLMC 17.71.090(K).

8. Signs in conformance with SLMC 17.71.090(L).

9. Other uses ruled by the planning agency as similar to and compatible with the uses listed in this section. (Ord. 1105 § 1, 2009).

17.71.050 Prohibited uses.

Uses not listed in SLMC 17.71.040 are prohibited. (Ord. 1105 § 1, 2009).

17.71.060 Recreational vehicle park development.

A recreational vehicle park shall be developed according to the requirements of this chapter and upon:

A. Planning agency approval of a conditional use permit per Chapter 17.51 SLMC entitled “Conditional and Unmentioned Uses.”

B. Planning agency site plan approval per Chapter 17.49 SLMC entitled “Site Plan Review,” in conformance with applicable requirements in this chapter.

C. Binding site plan application, review, and approval according to Chapter 16.26 SLMC entitled “Binding Site Plan.”

D. Conformance with the city of Soap Lake shorelines management master plan, the Shoreline Management Act of 1971 (Chapter 90.58 RCW), and Shoreline Management Permit and Enforcement Procedures (Chapter 173-27 WAC), if within shoreline management jurisdiction.

E. Compliance with SLMC Title 15 entitled “Buildings and Construction,” particularly Appendix E of the Uniform Plumbing Code entitled “Manufactured/Mobile Home Parks and Recreational Vehicle Parks,” Chapter 13.14 SLMC entitled “Sewer Service System,” Chapter 13.18 SLMC entitled “Water Service System,” and all other relevant development codes, standards, and ordinances.

F. Conformance with Chapter 14.12 SLMC regarding the protection and conservation of resource lands and critical areas, including wetlands.

G. Consistency with the city of Soap Lake comprehensive plan. (Ord. 1105 § 1, 2009).

17.71.070 General requirements.

A. A recreational vehicle, recreational park trailer, or tent in a recreational vehicle park shall be set up in park spaces, and all park spaces shall be reserved for recreational vehicle, recreational park trailer, or tent uses.

B. The total number of recreational park trailers allowed in a recreational vehicle park shall not exceed five percent of the park spaces.

C. No recreational vehicle, recreational park trailer, tent, or associated vehicles, items, equipment, and portable structures shall remain in a park space for more than 180 consecutive days.

D. Recreational vehicles and recreational park trailers in the set-up mode shall maintain a minimum side-to-side separation of 15 feet and end-to-end separation of 12 feet. (Ord. 1105 § 1, 2009).

17.71.080 Completion of improvements prior to operation.

Recreational park improvements shall be satisfactorily completed according to the standards and provisions of this chapter prior to issuance of a business license and recording of the binding site plan. (Ord. 1105 § 1, 2009).

17.71.090 Design and development standards.

A recreational vehicle park shall be designed and developed to meet or exceed the following standards:

A. Park Density. The number of park spaces shall not exceed 20 spaces per gross acre or fraction thereof. The park density may be reduced as a condition of the conditional use permit.

B. Park Size. The minimum recreational vehicle park size shall be two acres, excluding critical areas.

C. Park Spaces. Each park space shall be a minimum of 24 feet width and contain a paved pad for parking a recreational vehicle or recreational park trailer.

D. Underground Utilities. All utilities shall be installed underground.

E. Street Access. A recreational vehicle park road at a street intersection shall be designed for safe, convenient, and limited ingress and egress to minimize friction with free movement of traffic on adjacent streets. The street access shall conform to city driveway and access control standards. The street access shall be designed for a minimum of 100 feet sight distance for grade intersection with stop control. “Sight distance” is defined as the distance that a driver of a stopped vehicle on a park road can see along the street in either direction, as compared to the distance required for safe operation. The city engineer may increase the required sight distance based on accepted intersection design principles.

F. Overflow Parking Area. At least one paved, overflow parking area shall be provided in a convenient park location. The paved area shall accommodate at least one nine-foot by 20-foot parking space per eight park spaces.

G. Internal Park Roads and Walkways. All internal park roads and walkways shall be privately owned and maintained and meet the following standards:

1. All park roads shall be paved, as defined in Chapter 17.06 SLMC.

2. The main or central road through the park shall have a width of not less than 28 feet exclusive of parking lanes.

3. Roads other than the main road shall have a width of not less than 14 feet per each travel lane.

4. One-way roads shall be permitted only where drive-through park spaces are provided. One-way roads shall have a width of not less than 12 feet.

5. Parking lanes shall have a width of not less than 10 feet.

6. All walkways shall be not less than five feet in unobstructed width.

H. Open Space Recreation. A minimum of 20 percent of the recreational vehicle park area, excluding the area dedicated to permitted uses, accessory uses, and critical areas, shall be set aside and maintained for guest open space recreation. The open space shall be accessible and usable. The area requirement may be reduced to 15 percent if substantial and appropriate recreational facilities such as recreational buildings, swimming pool or tennis courts are provided.

I. Limitation on Area Covered by Accessory Uses. A maximum of five percent of a recreational park area may be covered by the sum of the areas in accessory uses listed in SLMC 17.71.040(B)(1), (2), and (6).

J. Setbacks. All park spaces, buildings, and structures other than fencing and utilities equipment shall be set back the following minimum distances from the recreational vehicle park boundary as shown on the binding site plan:

1. Fifteen feet from the front lot line of an interior or through lot.

2. Fifteen feet from the front and exterior side lot lines of a corner lot.

3. Ten feet from the interior side or rear lot lines.

K. Buffer Landscaping and Fencing. A 10-foot width, Type II landscaping buffer, as described in SLMC 17.57.050(B), and a minimum six-foot height fence shall be installed along all sides of the recreational vehicle park boundary, except along any shoreline. The fence is not required to be sight-obscuring. Both the landscaping buffer and the fence shall be installed according to a landscape plan that has been submitted and approved per SLMC 17.57.060 and 17.57.070. The landscape plan shall meet the general requirements of SLMC 17.57.030. The landscaping buffer shall be maintained per SLMC 17.57.090. A fence installation permit is required prior to installing the fence.

L. Signs. The following signs may be permitted in a recreational vehicle park:

1. One directional or freestanding sign at park entrance as part of site plan review and approval, in conformance with Chapter 17.58 SLMC.

2. Building signs that are directed toward persons traveling in street or highway right-of-way, as part of site plan review and approval and in conformance with Chapter 17.58 SLMC.

3. Warning/directional signs needed for recreational vehicle park operations.

4. Signs required by state law and rules, state and city codes, and city ordinances.

M. Utilities. All utilities within the park shall be constructed and maintained in accordance with all applicable codes.

1. Full Utility Hookups. Electricity, water, and sewer connections and a watering station for filling recreational vehicle water storage tanks shall be provided to at least 75 percent of all park spaces.

2. Sanitary Dumping Stations. Each recreational vehicle park shall be provided with sanitary dumping stations in the ratio of one for every 100 recreational vehicle sites or fractional part thereof. Sanitary stations shall consist of at least a trapped four-inch sewer riser pipe connected to the sewage disposal system and surrounded at the inlet end by a concrete apron sloped to the drain and provided with a suitable hinged cover; and a water outlet, with the necessary appurtenances connected to the water supply system to permit periodic wash down of the immediate adjacent areas. A sign shall be posted near the water outlet indicating that this water is for flushing and cleaning purposes only, not for drinking.

3. Solid Waste Collection. Refuse containers shall be placed in convenient locations throughout the recreational vehicle park. A grouping of refuse containers shall be screened from public view on three sides. All recreational vehicle parks shall be maintained free of litter and garbage. At least one large (four cubic yards or greater) refuse bin shall be placed according to the approved site plan, and shall be screened from public view on three sides.

4. Storm Water Drainage. All storm water drainage shall be contained in the park, unless the approved recreational vehicle park construction plans allow connection to the city storm drain system.

N. Restroom and Shower Facilities. One restroom and shower facility shall be provided and properly identified for each gender. Additional restroom and shower facilities may be provided. Each restroom and shower facility shall contain one toilet, one shower, and one sink per gender per 25 park spaces. The showers shall have hot and cold running water. (Ord. 1105 § 1, 2009).

17.71.100 Accessory use standards.

A. Accessory uses shall be for the convenience of guests rather than for the general public. Accessory uses shall be screened, located in the park interior, or incorporated in an entrance design so as to avoid a general commercial theme.

B. Accessory uses shall be maintained in good condition. (Ord. 1105 § 1, 2009).

17.71.110 Park responsibility.

The owner of a recreational vehicle park shall be responsible for its development, improvement, maintenance, and management. A recreational vehicle park shall have an on-site manager available 24 hours per day, seven days per week. (Ord. 1105 § 1, 2009).

17.71.120 Deviations.

The hearing examiner shall hear any request for a deviation from the setback requirements of SLMC 17.71.090(J). (Ord. 1105 § 1, 2009).

17.71.130 Interpretation and ruling.

Upon request, the city zoning administrator shall issue a written administrative interpretation of the meaning or application of SLMC Titles 14 through 17 per SLMC 18.03.020(B). (Ord. 1105 § 1, 2009).

17.71.140 Appeal.

Any decision made by any administrator, officer, board, or agency in carrying out the provisions of this chapter may be appealed as provided in Chapter 18.11 SLMC and SLMC 18.09.030(A)(2)(a). (Ord. 1105 § 1, 2009).

17.71.150 Expansion or modification of a recreational vehicle park.

An expansion or modification of a recreational vehicle park shall conform to the requirements of this chapter. (Ord. 1105 § 1, 2009).

17.71.160 Nonconforming use.

Any nonconforming recreational vehicle park may continue to be maintained and used in compliance with Chapter 17.69 SLMC and SLMC 18.03.040(B)(4). (Ord. 1105 § 1, 2009).

17.71.170 Enforcement.

This chapter may be enforced per Chapters 17.88 and 18.13 SLMC. (Ord. 1105 § 1, 2009).