[Added 3-11-2014 by Ord. No. 9044]
The purpose and intent of this article is to provide certain minimum standards, provisions and requirements for safe, sanitary and suitable methods for construction and operation of recreational vehicle (RV) parks within the City. The provisions of this article shall apply to all RV parks established after the effective date of this article and to all subsequent additions or changes to existing RV parks. Upon expansion, existing RV park owners must bring their park into compliance with the standards of this chapter dealing with issues of health, safety, and welfare (§§ 243-18B, F, G, 243-19, 243-20, 243-21).
As used in this article, the following terms shall have the
meanings indicated:
A use or structure customarily incidental, appropriate and
subordinate to the principal use of a building or to the principal
use of land and which is located upon the same lot therewith. Residential
dwelling units may be considered accessory units in commercial districts
where such units are an integral part of the commercial structure.
Any device in a supply line designed to return pressure to
atmospheric conditions in order to prevent undesired water movement
(such as water siphoning out of pump tank); includes valves, vent
holes, spit tubes, etc.
A backflow prevention device is used to protect water supplies
from contamination or pollution.
An area of low-lying ground adjacent to a river, formed mainly
of river sediments and subject to flooding.
A unit of illumination (now little used) equal to that given
by a source of one candela at a distance of one foot (equivalent to
one lumen per square foot or 10.764 lux).
Any person who has the control, direction, maintenance or
supervision of an RV park, whether as owner or otherwise.
Self-propelled or tow-behind equipment that is designed and/or
manufactured for human occupancy that has cooking facilities.
A plot of land upon which two or more recreational vehicle
sites are located, established or maintained for occupancy by recreational
vehicles of the general public as temporary living quarters. No residential
uses shall be permitted and mobile units shall not exceed 600 square
feet in floor area. Recreational vehicle (RV) parks shall be designed
to serve the placement of recreational vehicles. No recreational vehicle
shall be used as a permanent place of abode, dwelling or business.
These standards are intended for those recreational vehicle parks
where lots within the park are for rental, to serve the short-term
placement of recreational vehicles as outlined above.
Any designated space within an RV park with required improvements
to accommodate parking an RV as set out in this article.
The parking pad dedicated and designed to withstand the weight
of an RV.
A.
Required duration. It shall be unlawful for any person to establish,
maintain, conduct or operate any RV park within the City limits without
first having obtained the appropriate permit from the City. Such permit
shall be issued for the calendar year, or any part thereof, ending
the 31st day of December of each year with the ability to renew the
permit yearly, provided such RV park is in compliance with this article.
B.
Application for permit.
(1)
Application
for a permit to operate an RV park, or renewal thereof, shall be made
to the City of El Reno Community Development Department on the forms
provided for that purpose. Application to open a new RV park shall
also include a site plan on the proposed site showing all streets,
utilities, RV lots/stands, accessory buildings, fences, etc. to scale.
Included with the application shall be the permit fee, half of which
fee shall be returned to the applicant if the application is rejected
or withdrawn, and the other half retained by the City to cover the
cost of inspection, plan review and study, regardless of final approval.
(2)
Application
for permit renewal requires inspection of the park by City staff.
The park must be in compliance with this article to receive a permit.
If the park does not resolve four or more code compliance citations
within the calendar year, the permit will not be renewed.
C.
Permit fee: refer to the City of El Reno schedule of fees.
D.
Upon receipt of the properly completed application, site plan and
permit fee, the Community Services Director shall review the plan
with the appropriate City departments to determine conformance with
the standards set out herein and any amendments thereto.
E.
Upon approval of the application by the Community Services Director
and other appropriate City departments, a permit for the operation
of an RV park shall be issued to the applicant, which shall be valid
until December 31 of that year, at which time application for renewal
shall be made for the next calendar year as described above.
F.
A separate application, fee and review process as described above
is required for any subsequent future enlargement of licensed RV parks.
A.
Private streets. Private streets shall be provided and shall extend continuously from the public street so as to provide suitable access to all RV lots and other facilities or uses permitted in RV parks, as well as provide adequate connection to future streets at the boundaries of the RV park property line. Private streets must adhere to § 312-22 of the Code of the City of El Reno. The private street entrance must be a sealed surface, concrete, asphalt.
B.
Utilities.
(1)
Water supply. Each site within an RV park shall be provided with
a connection to the City water supply if available. If City water
supply is not available, then a permit from the Oklahoma Department
of Environmental Quality (ODEQ) shall be obtained to install a well.
The City and Canadian County must approve all proposed water facility
plans prior to construction. The RV park water distribution system
shall be installed as follows:
(a)
The water supply system, fixtures and other equipment must be
installed in accordance with applicable codes adopted by the City.
(b)
A master water meter shall be installed to serve the RV park.
(c)
A reduced pressure principal backflow preventer will be required
to be placed at the property line on the discharge side of the master
meter. In addition, one anti-siphon device must be placed at each
of the connection for each RV site.
(d)
Water riser service branch lines shall extend at least 12 inches
above ground elevation. The branch line shall be at least 3/4 inch.
(e)
Adequate provision shall be made to prevent freezing of service
lines, valves and riser pipes. Surface drainage shall be diverted
from the location of utility connection at each site.
(f)
A shut off valve below the frost line shall be provided near
each water riser pipe.
(g)
The owner/operator shall have complete maintenance responsibility
for the water system within the RV park.
(h)
The City has no maintenance responsibility for service lines
within the RV park. The responsibility of the City stops at the property
line or meter, whichever is first.
(2)
Wastewater facilities. Each site within the RV park shall be provided
with a connection for City wastewater service if available. If City
wastewater is not available, then a permit from the Oklahoma Department
of Environmental Quality (ODEQ) shall be obtained prior to placement
of an on-site sewage facility. All proposed wastewater service lines
shall be connected to the City wastewater system if available. On-site
sewage facilities are permitted if City utilities are not available.
The City and Canadian County must approve all proposed wastewater
facility plans prior to construction. The wastewater distribution
system shall be installed as follows:
(a)
The wastewater system and materials must be installed in accordance
with applicable codes adopted by the City.
(b)
Each RV site must include a four-inch diameter wastewater riser
and shall extend above grade three inches to four inches. The wastewater
riser pipe shall be so located on each stand so that the wastewater
connection to the RV drain outlet will approximate a vertical position.
Each inlet shall be provided with a gastight seal plug when not in
service. The plug shall be that of a spring-loaded device. Waste dump
site shall be cast in concrete.
(c)
The wastewater connection to each site shall consist of a single
four-inch service line without any branch lines, fittings, or connections.
All joints shall be water tight. Surface drainage shall be diverted
away from the riser.
(d)
The owner/operator shall have complete maintenance responsibility
for the wastewater system within the RV park. The responsibility of
the City stops at the sewer main.
(3)
Electrical service. Each site within the RV park shall be provided
with electrical service. All electrical service shall be underground
and installed in accordance with the National Electrical Code. The
electrical service shall be installed as follows:
(a)
A master electric meter shall be installed to serve the RV park.
(b)
Power supply to each site shall be a minimum of one 30-amp 110v
and one 50-amp 220v power supply.
(c)
Outlets (receptacles or pressure connectors) shall be housed
in an Underwriters' Laboratories, Inc., approved weatherproof
outlet box.
(d)
A watertight seal shall be provided for underground conduit
in floodplain installations and a riser extending a minimum of two
feet above the one-hundred-year floodplain elevation shall be provided.
(e)
Supply equipment mounting height shall not be less than two
feet or more than six feet above the ground.
C.
RV lot space/stand. Each RV park shall have a map of the park located
within a visible common area on the site. A copy of the map drawn
to scale shall be provided to the City of El Reno Fire Department,
Police Department, and Community Development Department. Each RV lot/stand
shall conform to the following standards:
(1)
Have available fully functional sanitary sewer, water and electrical
power. All services shall be installed under the appropriate City
of El Reno codes to the point of service.
(2)
Abut and have access to a private street within the RV park.
(3)
Provide an RV lot/stand area which shall provide adequate foundation
for parking the RV on an all-weather surface. The remainder of each
lot shall be properly maintained grass or an all-weather surface for
vehicle parking.
(4)
No vehicular access to any RV lot is permitted from a dedicated public
street.
(5)
Each RV lot/stand shall consist of a minimum lot of 25 feet by 50
feet and an RV stand a minimum of 10 feet by 30 feet. An additional
10 feet by 10 feet shall be provided on the awning side of the RV
pad.
(6)
The term "RV lot/stand" shall only be applicable if all of the improvements
are present upon the lot.
(7)
Only one recreational vehicle is permitted at each RV lot/stand.
(8)
The individual sites within the RV park are not allowed to have accessory
structures as defined herein.
(9)
The individual sites within the RV park are required to be numbered.
These numbers are required to be on the RV park map. Numbers are required
to be a minimum of four inches in height with at least a minimum stroke
width of 0.5 inch and be painted on the pad or entry and exit sealed
surface in a high-visibility paint with a stroke width of no less
than one inch and a height of no less than 18 inches. All applications
of number must be clearly visible from the entry and exit points.
D.
Setbacks. All RVs shall be located not closer than the following:
(1)
The expanded sides of RVs shall be no closer than 10 feet to any
other RV.
(2)
The expanded rear of the RV shall be no closer than 10 feet to any
other RV.
(3)
No part of the front of any RVs shall be closer than 10 feet to the
surface of the private street.
(4)
No part of any RV expanded shall be located closer than 50 feet to
any public street right-of-way.
(5)
No part of any RV expanded shall be located closer than 10 feet to
the RV park perimeter line.
E.
Density. The maximum density shall be 20 recreational vehicle spaces
per acre.
F.
Permanent structures. All permanent structures shall conform to all
applicable building setbacks. Setbacks on private streets shall be
a minimum of 10 feet.
G.
Drainage. The ground surface in all parts of every RV park shall be graded and equipped to drain all surface water in a safe, efficient manner so as not to permit water to stand or become stagnant. RV parks must adhere to the stormwater detention requirements of the City of El Reno set forth in Chapter 194, Flood Control and Drainage, of the Code of the City of El Reno.
H.
Lighting. Private streets, parking lots, walks and service areas
shall be kept properly and adequately lighted at all times, so the
RV park shall be safe for occupants and visitors; provided that all
entrances and exits shall be lighted. Lighting must adhere to the
standards set forth in Light Industrial (I-1) Districts.
I.
Refuse disposal. Facilities shall be provided for the storage, collection
and disposal of refuse of the occupants of the RV park. These refuse
containers are to be located inside the RV park and shall rest on
an all-weather surface pad. Trash dumpsters shall be screened on three
sides with six-foot-tall screening. Dumpsters must sit on an eight-inch
concrete pad.
J.
Screening. Screening of the RV park is required on any side or rear
of the park where any existing nonresidential or residential use lies
adjacent to the RV park. Screening will be required along the street
frontage and shall be afforded through the use of natural barriers
such as trees or shrubs where possible, either naturally in place
or planted specifically for screening. Where natural barriers are
not feasible, an opaque privacy-type fence shall be constructed. In
either case, the barrier must be a minimum of six feet tall, measured
from ground level. Screening design will be reviewed with the RV park
application and site plans and is subject to the approval of the Community
Services Director.
K.
Landscaping. RV parks shall adhere to and maintain the landscaping standards set forth in § 361-25 of the Code of the City of El Reno.
L.
Off-street parking. Each RV lot shall provide at least one off-street
parking space. Additional parking spaces shall be provided at the
rate of 1/2 parking space per RV lot. In common areas which are accessible
to those units being served, said space shall:
(1)
Have a permanent all-weather surface.
(2)
Have dimensions of not less than 10 feet by 20 feet.
(3)
Be appropriately defined and/or marked.
(4)
Be accessible to an all-weather surface private street.
(5)
Be so located and regulated that no parking or maneuvering incidental
to parking shall occur on any public street or walkway.
(6)
Provide adequate barriers to keep any parked vehicle from extending
into or overhanging a public dedicated street or private street.
The owner, manager, operator or person in charge of the RV park
shall properly register guests/customers in a method to appropriately
account for all taxes and fees to be paid in custom with the rules
and regulations of the United States Internal Revenue Service, the
State of Oklahoma Tax Commission and the City of El Reno. It is requested
that, to the best of the ability of the operator of the park, the
following are collected:
Grounds, buildings and structures in the RV park shall be maintained
free of the accumulation of high grass and weeds and debris so as
to prevent rodent and snake harborage or the breeding of flies, mosquitoes
or other pests.
A.
The owner or manager of an RV park shall see that all City ordinances
relating to prevention of fires shall be fully complied with at all
times. Fire hydrants shall be provided, if none exist, so that no
RV within said park shall be more than 500 feet from a fire hydrant.
B.
If an RV park is to be placed in an area where City water is not
available, the City of El Reno Fire Marshal shall determine water
container requirements.
The owner of RV parks which become subject to the provisions
of this section through annexation shall be permitted 90 days in which
to apply for an RV park permit from the City of El Reno. Upon refusal
by the City to issue a permit, such right to operate such RV park
shall terminate.
No person shall erect or construct, or proceed with the erection
or construction of, an RV lot, building or structure, or add to, enlarge,
improve, alter, repair, convert, extend or demolish an RV park site,
building or cause the same to be done without first obtaining the
necessary permits from the City of El Reno. All such work shall be
constructed in accordance with the applicable City of El Reno codes
and laws of the State of Oklahoma.
