(a)
The
city council finds that properly planned and operated recreational
vehicle communities (i.e., recreational vehicle (RV) parks):
(b)
It
is, therefore, declared to be the policy of the city to eliminate
and prevent health and safety hazards and to promote the economical
and orderly development and utilization of land by providing for planned
and supervised recreational vehicle communities by providing for the
standards and regulations necessary to accomplish these purposes.
This article is enacted in order to achieve orderly development of
recreational vehicle parks, to promote and develop the use of land
to minimize possible negative impacts, and to promote the health,
safety and general welfare of the public.
(Ordinance 14-586-12, § 1,
adopted 11/6/2014)
This article shall apply to any recreational vehicle park to
be located within the city limits.
(Ordinance 14-586-12, § 1.1,
adopted 11/6/2014)
The following words, terms and phrases, when used in this article,
shall have the meanings ascribed to them in this section, except where
the context clearly indicates a different meaning:
means any structural addition to the recreational vehicle
or site, including awnings, cabanas, carports, garages, porches, storage
cabinets, storage sheds, and similar appurtenant structures.
means capable of being decomposed by biological agents, especially
bacteria.
means the official of the city responsible for the inspection
of electrical, mechanical, and plumbing associated with a property.
means a person or developer who controls at least 51 percent
of ownership.
means an unpressurized, permanently installed pipe that has
one end below the water level of a lake, pond or container.
means a person who is responsible for maintenance of the
recreational vehicle (RV) park seven days per week. This person may
or may not be the owner of the recreational vehicle park.
means a well located at the property line near where the
recreational vehicle park's sewer pipe and the public sewer pipe connect
that serves as an inspection sample well and is at least 30 inches
in diameter and as further described in the order regulating the introduction
of wastewater into the sanitary sewer system of the municipal water
district.
means a person who may or may not own the recreational vehicle
park but is the person responsible for the day-to-day operations including
records and license of the park.
means a fence made of solid materials designed to shield
from public view the recreational vehicle park (i.e., it is difficult
to see through or perceive).
means a phone used by registrants of the recreational vehicle
park for emergency purposes.
means any currently state licensed or registered camp trailer,
travel trailer, motor home or fifth wheel designed to provide temporary
living quarters for recreational camping or travel use, constructed
with integral wheels to make it mobile and/or towable by motor vehicle.
means any lot, tract, or parcel of land upon which accommodation
is provided for two or more recreational vehicles used as living or
sleeping quarters by the day, week, or month, whether a charge is
or is not made. A recreational vehicle park is a unified development
of recreational vehicle spaces provided for recreational vehicle use
with or without community facilities and permitted permanent buildings.
means that part of a lot or area in a recreational vehicle
park or recreational vehicle park that has been reserved for the placement
of one recreational vehicle or recreational vehicle.
(Ordinance 14-586-12, § 2,
adopted 11/6/2014)
(a)
Required.
It shall be unlawful for any person to operate any recreational
vehicle (RV) park within the city limits unless he holds a valid license
issued annually by the city in the name of such person for the specific
park. The applicant shall make all applications for the license on
forms furnished by the city, which shall issue a license upon compliance
with the provisions of this article.
(b)
Application
for renewal.
Application for renewal of a license shall
be made in writing by the licensee on forms furnished by the city
upon request on or before December 31 of each year. Such application
shall contain any changes in the information occurring after the original
license was issued or the latest renewal granted.
(c)
Fee.
All applications shall be accompanied by a fee as provided for
in the city fee schedule found in the city secretary's office.
(d)
Approval
of transfer.
Every person holding a license shall give
notice in writing to the city within ten days after having sold, transferred,
given away, or otherwise disposed of interest in or control of any
recreational vehicle park. Application for transfer of a license shall
be made within ten calendar days after notification of change covered
in this subsection. Within 30 calendar days thereafter, the city shall
act on the application for license transfer and it shall be approved
if the recreational vehicle park is in compliance with the provisions
of this article.
(e)
Transfer
fee.
All applications for license transfer shall be accompanied
by a fee as provided for in the city fee schedule found in the city
secretary's office.
(f)
Suspension.
(1)
Whenever, upon inspection of any recreational vehicle park, the city
finds that conditions or practices exist which are in violation of
any provisions of this article applicable to such park, the city shall
give notice in writing to the owner and/or manager of the park, and
if such conditions or practices have not been corrected in the timeframe
set forth in the notice, the city will suspend the license and give
notice of such suspension. Upon suspension of the license, the licensee
shall cease operation of such park.
(2)
The suspension of the license may be appealed to the city council
as set forth in this article.
(Ordinance 14-586-12, § 3,
adopted 11/6/2014)
(a)
Authorized.
The city is authorized to make such inspections as are necessary
to determine compliance with this article.
(b)
Entry
on-premises.
The code official shall have the power to
enter at reasonable times upon any private or public property within
the purpose of inspecting and investigating conditions relating to
the enforcement of this article.
(Ordinance 14-586-12, § 3.1,
adopted 11/6/2014)
(a)
Notice
of violation.
(1)
Whenever it is determined that there are grounds to believe that
there has been a violation of any provision of this article and such
grounds are proposed to form the basis to denying, revoking or refusing
to renew or transfer a license, the city shall give notice of such
alleged violation to the licensee or agent, as hereinafter provided.
Such notice shall:
a.
Be in writing.
b.
Include a statement of the reasons for its issuance.
c.
Allow ten days for compliance.
d.
Be served upon the owner or licensee or their respective agent; provided
that such notice or order shall be deemed to have been properly served
upon such licensee or agent when a copy thereof has been served in
person or sent by certified mail to his last known address.
e.
Contain an outline of remedial action that, if taken, will effect
compliance with the provisions of this article.
(2)
If the city mails a notice to a property owner in accordance with
this section and the United States Postal Service returns the notice
as "refused" or "unclaimed," the validity of the notice is not affected,
and the notice is considered as delivered.
(b)
Appeal
from notice.
Any person affected by any notice that has been issued in connection with the enforcement of any provision of this article affecting the status of their license may appeal this matter in writing to the city council within ten days of such notice; the mayor will then make a recommendation to the city council for approval or disapproval. The appeal process shall operate as a stay of the notice and of the suspension, except in the case of an order issued under subsection (c) of this section.
(c)
Order
without notice.
Whenever the city finds that an emergency
exists which requires immediate action to protect the public health
or safety, the designated city official may, without notice or hearing,
issue an order reciting the existence of such an emergency and requiring
the action to be taken as deemed necessary to meet the emergency.
Notwithstanding any other provisions of this section, such order shall
be effective immediately, but upon written petition to the city, the
applicant or licensee shall be afforded an opportunity to appeal to
the city council as set forth in this section.
(Ordinance 14-586-12, § 3.2,
adopted 11/6/2014)
A site development plan must be prepared and submitted to the city and must include the requirements for site plans contained herein and section 24-98.
Prior to issuance of a permit, a public hearing will be scheduled before the city council. The city council will review the complete application and all plans, including site plans and building elevations and shall notify the applicant in writing of his approval, disapproval, or conditions or modifications necessary before approval on subsequent permit application, as per section 24-100.
(Ordinance 14-586-12, § 4,
adopted 11/6/2014; Ordinance
22-701-15, § 1, adopted 11/17/2022)
(b)
Screening
of the recreational vehicle park is required on any side or rear not
fronting a public roadway.
(1)
Screening shall consist of an opaque masonry fence masonry (as defined in section 50-19) at least six feet in height placed on the property line along the side and rear.
(2)
In addition to the opaque masonry fence screening will be required along the street frontage and shall be afforded through the use of natural buffers such as trees or shrubs. The landscaped buffer shall include a 25 feet wide landscaped area consisting of shrubs (minimum five-gallon container) planted three feet on center and five feet at planting, two-inch caliper trees (DBA) planted at a spacing of 30 feet. Refer to chapter 44 for an approved of trees, shrubs, and other vegetation.
Example of vegetative screening buffer. Source:hoggatllp.com
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(3)
Screening design will be reviewed with the recreational vehicle park application and site plans and is subject to the approval of the city's building official. No screening barrier or accessory building shall be allowed to obstruct a driver's line of vision for a reasonable distance from any street intersection inside or at an entrance or exit from the recreational vehicle park. Opaque fencing must consist of masonry (as defined in section 50-19) powdered coated decorative metal, approved by the city's building official. No wood or other fences shall be allowed.
(Ordinance 14-586-12, § 4.1,
adopted 11/6/2014; Ordinance
22-701-15, § 1, adopted 11/17/2022)
Each recreational vehicle (RV) park must have a minimum size
of two acres, with a maximum of five acres per point of public access
to the property. The maximum site density for recreational vehicle
parks shall be 12 sites per acre. Only one recreational vehicle is
permitted per recreational vehicle site.
(Ordinance 14-586-12, § 4.2,
adopted 11/6/2014; Ordinance
17-629-13, § 4.2, adopted 6/1/2017)
(a)
Each
recreational vehicle site within the recreational vehicle park shall
have a minimum area of 1,925 square feet, and shall be at least 35
feet wide and 55 feet in depth. The sites shall be designed as pull-through
for ease of entering and leaving the site. A roadway is therefore
required to the front and rear. In addition, the space shall be clearly
marked identifying the space number.
(b)
All
surfaces accessible by vehicles shall be concrete or asphalt.
(c)
Each
recreational vehicle site shall have at least one two-inch (DBH) caliper
tree.
(d)
In addition to the tree requirement above, a landscaped strip of not less than 25 feet wide landscaped strip along all boundary lines along the street. Such landscaped strip shall be continuously maintained and shall be devoted exclusively to the planting, cultivation, growing, and maintenance of trees, shrubs, and plant life as described below. The landscaping strip shall consist of shrubs (minimum five-gallon container) planted three feet on center and five feet at planting, two-inch caliper trees (DBA) planted at a spacing of 30 feet. Refer to chapter 44 for an approved of trees, shrubs, and other vegetation. Additional planting, cultivation, and maintenance may be required by the city council during the use period of the buffer strip to achieve and maintain this effect.
(e)
Fencing.
A solid masonry fence, at least six feet in height shall be constructed and maintained along all boundaries of the recreational vehicle parks. The fence materials shall be, brick, stone, stucco, decorative concrete block, or other similar materials included in the definition of masonry in section 24-19.
(Ordinance 14-586-12, § 4.3,
adopted 11/6/2014; Ordinance
17-629-13, § 4.3, adopted 6/1/2017; Ordinance 22-701-15, § 1,
adopted 11/17/2022)
(a)
Each
recreational vehicle site within the recreational vehicle park shall
have access to an internal private roadway, which shall have access
to a public street. The entrance of the internal roadway shall have
a pavement width of at least 30 feet with an adequate curb radius.
All circulation streets and driveways within the recreational vehicle
park shall have a pavement width (concrete or asphalt) of 24 feet
in accordance with city standards. The roadway may be 15 feet wide
if the recreational vehicle park is designed for one-way roads. Each
emergency access lane shall have a clear unobstructed width of 24
feet (15 feet if one-way), and shall have a turning area and radii
with a minimum of 60 feet to permit free movement of emergency vehicles.
Dead-end streets are not allowed.
(b)
Metal
signs shall be placed along the emergency access lane, by the owner
or agent of the recreational vehicle park stating that parking is
prohibited. The sign type, size, height and location shall be approved
by the city.
(c)
An
intended street lighting plan showing location and lumens for the
recreational vehicle park shall be approved by the city as part of
the site plan.
(Ordinance 14-586-12, § 4.4,
adopted 11/6/2014; Ordinance
22-701-15, § 1, adopted 11/17/2022)
(a)
Each
recreational vehicle park must have an office for the manager of the
recreational vehicle park, and a bathroom and shower facilities, as
well as laundry facilities. All facilities used by those staying at
the recreational vehicle park must be well lit inside and out during
the night hours. All facilities must meet applicable codes adopted
by the city. Each recreational vehicle site must have reasonable access
to the bathroom, laundry, and shower facilities by not being further
than 400 feet away.
(b)
All
recreational vehicle parks shall have at least one recreation area,
located as to be free of traffic hazards, easily accessible to all
those staying at the recreational vehicle park and centrally located
where topography permits. Not less than ten percent of the gross park
area shall be devoted to recreational facilities. Recreation areas
include space for community buildings and community use facilities
such as restroom and shower facilities, adult recreation (basketball
court or tennis court) and playgrounds for children, and swimming
pools, but not including vehicle parking, maintenance and utility
areas.
(Ordinance 14-586-12, § 4.5,
adopted 11/6/2014; Ordinance
17-629-13, § 4.5, adopted 6/1/2017; Ordinance 22-701-15, § 1,
adopted 11/17/2022)
Exposed ground surfaces in all of parts of the recreational
vehicle (RV) parks shall be paved, covered with stone, rock, or other
similar solid material, or protected with vegetative cover that is
capable of preventing soil erosion and eliminating dust. Note: All
surfacing shall be maintained and kept in good repair.
(Ordinance 14-586-12, § 4.6,
adopted 11/6/2014)
(a)
The
placement of a recreational vehicle for occupancy longer than 14 days
shall not be permitted except in an approved recreational vehicle
park. A recreational vehicle may be placed at an owner's residence,
on a parking are paved with all-weather surface, as long as the recreational
vehicle is placed in the side or rear yard area and not used for occupancy
longer than 14 days in a 12-month period.
(b)
No
recreational vehicle park or recreational vehicle therein shall be
used as a permanent residence for any period of time, except for permanent
full-time employees of the recreational vehicle park. No more than
two spaces shall be allowed for use as a permanent residence for full-time
employees. Occupancy or parking of a recreational vehicle within the
recreational vehicle park extending beyond six consecutive months
in any 12-month period shall be presumed permanent occupancy and is
hereby prohibited.
(c)
A recreational
vehicle may not return for a period of 60 days following six months
consecutively.
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Note: The city reserves the right to modify or change this section
for the purpose of a natural disaster or related incidents, including
the requirement of removal of all recreational vehicles that may be
subject to dangerous or inclement weather. However, the final decision
for the removal of all recreational vehicles, as defined herein, shall
be at the sole discretion of the owner/operator of the recreational
vehicle park. The city assumes no liability.
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(Ordinance 14-586-12, § 4.7,
adopted 11/6/2014; Ordinance
17-629-13, § 4.7, adopted 6/1/2017; Ordinance 22-701-15, § 1,
adopted 11/17/2022)
The ground surface in all parts of the recreational vehicle
(RV) park shall be graded and designed to drain all stormwater and
surface water in a safe, efficient manner. Drainage analysis shall
be performed by a licensed professional engineer and easements for
the conveyance of surface water off-site shall be obtained, if necessary.
(Ordinance 14-586-12, § 5,
adopted 11/6/2014)
Each site within the recreational vehicle (RV) park shall be
provided with a connection to the public water supply. The proposed
water facility plans must be approved prior to construction by the
city and by the municipal water district, and any other entities responsible
for the regulation of and provision of public water services. The
water distribution system shall be installed as follows:
(1)
The
water supply system, fixtures and other equipment must be installed
in accordance with applicable codes and laws.
(2)
A master
water meter shall be installed to serve the recreational vehicle (RV)
park. Sub-metering or re-metering of recreational vehicle sites is
not permitted.
(3)
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 must be placed at each of the connections for each recreational
vehicle site and located on the left side of the site.
(4)
Water
riser service branch lines shall extend at least four inches above
ground elevation. The branch line shall be at least three-fourths
inch.
(5)
Adequate
provisions shall be made to prevent freezing of service lines, valves
and riser pipes. Surface drainage shall be diverted from the location
of utility connections at each site.
(6)
A shut
off valve below the frost line shall be provided near each water riser
pipe.
(7)
The
owner/operator shall have complete maintenance responsibility for
the water system within the recreational vehicle park.
(Ordinance 14-586-12, § 6,
adopted 11/6/2014)
Each site within the recreational vehicle (RV) park shall be
provided with a connection for wastewater. All proposed wastewater
service lines shall be connected to the public wastewater system at
a single point consisting of a manhole and nearby inspection sample
well. All proposed wastewater facility plans must be approved prior
to construction by the city and by the municipal water district and
any other entities responsible for the regulation of and provision
of public wastewater treatment services. The wastewater distribution
system shall be installed as follows:
(1)
The
wastewater system and materials must be installed in accordance with
applicable codes and statutes.
(2)
Each
site shall be provided with a four-inch diameter wastewater riser
and shall extend above grade four to six inches. The wastewater riser
pipe shall be so located on each stand so that the wastewater connection
to the recreational vehicle drain outlet will approximate a vertical
position. Each inlet shall be provided with a gastight seal when connected
to a recreational vehicle or have a gastight seal plug when not in
service. The plug shall be that of a spring loaded device.
(3)
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 watertight.
(4)
Surface
drainage shall be diverted away from the riser. The rim of the riser
pipe shall extend at least four to six inches above the ground elevation.
(5)
The
owner/operator shall have complete maintenance responsibility for
the wastewater system within the recreational vehicle park.
(Ordinance 14-586-12, § 7,
adopted 11/6/2014; Ordinance
17-629-13, § 7, adopted 6/1/2017)
Each site within the recreational vehicle (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:
(1)
A master
electric meter shall be installed to serve the recreational vehicle
park. Sub-metering or re-metering of recreational vehicle sites is
not permitted.
(2)
The
location of all underground lines shall be clearly marked by surface
signs at approved intervals.
(3)
Power
supply to each site shall be in accordance with the adopted National
Electrical Code.
(4)
Outlets
(receptacles or pressure connectors) shall be housed in an Underwriters'
Laboratories, Inc. approved weatherproof outlet box.
(5)
A watertight
seal shall be provided for underground conduit in floodplain installations
and a riser extending a minimum of two feet above the floodplain elevation
shall be provided.
(Ordinance 14-586-12, § 8,
adopted 11/6/2014; Ordinance
17-629-13, § 8, adopted 6/1/2017; Ordinance 22-701-15, § 1,
adopted 11/17/2022)
(a)
Each
recreational vehicle (RV) park shall provide the following sanitary
facilities as listed below:
(1)
One toilet or stool for the female sex for every 20 sites or fraction
thereof (minimum of one is required) for the first 120 sites, and
one per 40 sites thereafter.
(2)
One toilet or stool and one urinal stall for the male sex for every
20 sites or fraction thereof (minimum of one is required) for the
first 120 sites, and one per 40 sites thereafter.
(3)
One washbasin shall be provided within the toilet room for every
two toilets or fraction thereof (a minimum of one is required).
(4)
One shower shall be provided for each sex for each 20 sites or fraction
thereof (minimum of one is required for each sex) for the first 120
sites, and one per 40 sites thereafter.
(5)
Buildings shall be well lit at all times, day or night, be well ventilated
with screened openings, and constructed of moisture-proof material
to permit rapid and satisfactory cleaning, scouring and washing.
(6)
The floors shall be of concrete or other impervious material, elevated
not less than four inches above grade, and each room shall be provided
with floor drains.
(7)
A slop sink or basin with water supply shall be in each restroom
(male and female) and at least one in the laundry facility, and shall
be constructed in accordance with design, size and materials approved
by the code official.
(b)
Toilet
and bathing facilities shall be in separate rooms or partitioned apart
in any manner as to provide privacy and promote cleanliness. Each
toilet provided in a community toilet house shall be partitioned apart
from any other toilet in the same room. The floor surface around the
commode shall not drain into the shower floor. Individual, lockable
bathrooms which shall include a toilet, sink, countertop, bench, and
shower are permitted also. Each such individual bathroom shall have
no less than 60 square feet of floor area.
(c)
Toilet
floors and walls shall be of impervious material, painted white or
a light color, and kept clean at all times. Shower stalls shall be
of tile, plaster, cement or some other impervious material and shall
be kept clean at all times. If a shower stall is of some impervious
material other than tile, cement or plaster, it shall be white or
some light color and kept clean at all times. The floor of any bathroom,
other than the shower stall, shall be of some impervious material,
and the walls of the bathroom, other than the shower stall, shall
be papered with canvas and wallpaper, or an equivalent washable surface
kept clean at all times.
(Ordinance 14-586-12, § 9,
adopted 11/6/2014; Ordinance
17-629-13, § 9, adopted 6/1/2017)
Each recreational vehicle park shall be provided with safe and
adequate facilities for the collection and removal of waste and garbage.
Storage, collection, and handling shall be conducted so as to create
no health hazards, rodent harborage, insect breeding areas, or fire
hazards. Every site shall be located within 200 feet of a refuse facility
measured along the recreational vehicle park internal roadway. Trash
dumpsters shall be screened on three sides by masonry fencing taller
than the height of the dumpster.
(Ordinance 14-586-12, § 10,
adopted 11/6/2014; Ordinance
22-701-15, § 1, adopted 11/17/2022)
The individual sites within the recreational vehicle (RV) park
are not allowed to have accessory structures as defined herein.
(Ordinance 14-586-12, § 10.2,
adopted 11/6/2014)
Each person renting a site within a recreational vehicle (RV)
park shall provide the following information to the owners, managers,
operators or persons in charge of the recreational vehicle park and
shall be able to access such information on site seven days a week
24 hours a day:
(1)
Name;
(2)
Full
address of permanent residence;
(3)
Automobile
and recreational vehicle license plate number and the state in which
each is registered;
(4)
Driver's
license number of the owner;
(5)
The
number or letter of the site being rented; and
(6)
Date
of arrival and departure.
(Ordinance 14-586-12, § 10.3,
adopted 11/6/2014)
(a)
Grounds,
buildings and structures in the recreational vehicle (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.
(b)
The
recreational vehicle park owner or manager shall be responsible for
maintaining the entire area of the park free of dry brush, leaves,
limbs and weeds.
(Ordinance 14-586-12, § 10.4,
adopted 11/6/2014)
(a)
Open
fires shall be allowed only in a manner and within a container approved
by the fire chief.
(b)
A fire
hydrant must be placed such that each recreational vehicle site is
no further than 600 feet from said hydrant.
(c)
If
a recreational vehicle (RV) park is to be placed in an area where
public water is not available, the recreational vehicle park owner
must have a pond located on the property filled at all times with
a minimum capacity of 20,000 gallons with a dry hydrant installed.
A container capable of holding a minimum of 20,000 gallons with a
dry hydrant installed shall also be allowed and/or substituted for
a pond. The dry hydrant outlet shall be of standard size or four inches.
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Note. Please see diagram of a dry hydrant below.
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(Ordinance 14-586-12, § 10.5,
adopted 11/6/2014)
Upon change of controlling interest of a grandfathered recreational
vehicle park, or expansion of an existing recreational vehicle park
the new owner or current shall immediately bring the existing recreational
vehicle park to meet the requirements of this article.
(Ordinance 14-586-12, § 11,
adopted 11/6/2014; Ordinance
22-701-15, § 1, adopted 11/17/2022)
Existing manufactured mobile home parks that have spaces for
recreational vehicles existing prior to the adoption of the ordinance
from which this article is derived shall be permitted to occupy the
space with a recreational vehicle. However, in no instance shall a
new manufactured mobile home park to be located within the city limits
allow recreational vehicles or spaces for recreational vehicles. Only
recreational vehicles shall be allowed in a recreational vehicle park.
No manufactured mobile home shall be permitted in a recreational vehicle
park.
(Ordinance 14-586-12, § 11.1,
adopted 11/6/2014)
(a)
Whenever in this article an act is prohibited or the doing of any act is required or the failure to do any act is declared to be unlawful, and no specific penalty is provided therefor, the violation of any such provision shall be punished as provided in section 1-13.
(b)
Whenever
in this article the provision does not expressly require proof of
a culpable mental state, proof of a culpable mental state is not required
for conviction of such offense, it being the intent of the city council
to dispense with the requirement of any culpable mental state in prosecutions
filed under such provisions of this article; provided, however, that
if such offense is punishable by a fine exceeding the amount authorized
by V.T.C.A., Penal Code § 12.23, a person does not commit
such offense unless he is shown to have recklessly engaged in such
conduct as the definition of the offense requires.
(c)
Proof
of a higher degree of culpability than that charged constitutes proof
of the culpability charged.
(Ordinance 14-586-12, § 13,
adopted 11/6/2014; Ordinance
22-701-15, § 1, adopted 11/17/2022)
The license and transfer fees for recreation vehicle parks shall
be as in the city fee schedule on file in the city secretary's office.
(Ordinance 14-586-12, app. A, adopted 11/6/2014)
