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 occupants of such parks and the citizens of the city.
(Ord. 1771 (part), 1995)
As used in this chapter, unless the context or subject matter clearly requires otherwise, the words and phrases defined in this section shall have the below indicated meaning; provided, that all definitions, rules and regulations defined herein that are in conflict with provisions of other city ordinances, the provisions of the recreational vehicle ordinance shall prevail.
"Recreational vehicle"
means a vehicle or portable structure built on a chassis and designed to be used for temporary occupancy or travel occupancy or for travel, recreational or vacation use. Recreational vehicles shall include, but are not limited to, fifth wheels, campers, motor homes, travel trailers, camping trailers, tent trailers, and tents. A recreation vehicle shall be of such size and weight as not to require a special highway movement permit and certified as approved as such by the Department of Labor and Industries by the attachment of their official "Green" seal.
"Recreation vehicle park"
means a tract or parcel of land upon which two or more recreational vehicle sites are located, for occupancy by recreational vehicles as temporary living quarters for recreation or vacation purposes.
"Recreational vehicle site"
means a plot of ground within a recreational vehicle park intended for temporary location of a recreational vehicle as a dwelling unit.
"Sanitary station" or "Sanitary dumping station"
means a facility used for removing and disposing of wastes from recreational vehicle sewage holding tanks.
(Ord. 1771 (part), 1995)
A. 
No recreational vehicle shall be occupied overnight for commercial purposes anywhere in the city. Exceptions to the rule may be allowed as listed below:
1. 
Contractors granted a city building permit during the authorized construction phase of a project;
2. 
Nonprofit corporations and charities for a period of no longer than ten consecutive days;
3. 
Special events, recognized and authorized by an authorized agreement with the city.
B. 
No recreational vehicle shall be used as a permanent place of abode, or dwelling, for indefinite periods of time; provided, however, one or two RV sites, as indicated on the binding site plan, may be occupied by park employees for a limited period of time not to exceed six continuous months. Occupancy in a park for more than fourteen consecutive days 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.
C. 
No external appurtenances, such as carports, cabanas or patios, may be attached to any recreational vehicle while it is in a park. There shall be no outside storage of materials or appliances.
D. 
No space within a recreational vehicle park shall be rented for any purpose other than those expressly allowed by this chapter.
E. 
No person, company or corporation shall establish or modify a recreational vehicle park without first complying with the provisions of this chapter.
(Ord. 1771 (part), 1995)
Recreational vehicle parks may only be established on property within the city which meets the following criteria:
A. 
Recreational vehicle parks may be allowed as conditional uses in all zones of the city except no recreational vehicle park shall be allowed in any residentially zoned area.
B. 
After development, the conditions of the soil, groundwater level, drainage and topography shall not create hazards to the property or to the health and safety of the occupants or others.
C. 
Parks shall be located with direct access to a street with a minimum width of forty feet or such park shall have been designed to provide for adequate safe ingress and egress to and from a public street with adequate frontage thereon to permit appropriate access to and from the park.
(Ord. 1771 (part), 1995)
A recreational vehicle park shall be allowed only upon the issuance of a conditional use permit by the board of adjustment. The owner, operator and occupants of a recreational vehicle park shall develop and use the park in strict compliance with the conditions imposed by the permit.
(Ord. 1771 (part), 1995)
A site plan shall be submitted with all applications for a recreational vehicle park. Said site plan shall be subject to review, modification, approval or denial by the board of adjustment. An approved binding site plan shall constitute an integral part of the permit for the recreational vehicle park, and shall be binding upon the owner of the property, its successors and assigns. All development within the recreational vehicle park shall be consistent with the binding site plan.
(Ord. 1771 (part), 1995)
All required site improvements, and other conditions of the permit and binding site plan shall be met prior to occupancy of any site by any recreational vehicle; provided, that completion may be accomplished by phases if such phases are identified and approved in the permit.
(Ord. 1771 (part), 1995)
The purpose of this section is to establish minimum design standards for recreational vehicle parks.
A. 
Minimum Site Area. The minimum size of a park shall be two acres.
B. 
Density. The number of recreational vehicles permitted in a park shall not exceed a density of twenty units per gross acre. During the permit review, the density may be limited further to ensure compatibility with the surrounding area.
C. 
Recreational Vehicle Site.
1. 
Each individual recreational vehicle site shall be not less than eight hundred square feet in size.
2. 
All recreational sites shall have a mininmum width of twenty feet.
D. 
Access Points. Entrances and exits to the park shall be designed for safe and convenient movement of traffic into and out of the park and minimize friction with free movement of traffic on adjacent streets. All traffic into and out of the park shall be through such entrances and exits. 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 violates the city sight distance ordinance, chapter 8.40.
E. 
Parking. At least one parking space shall be provided on each site. At least one parking space for each eight sites shall be provided for visitor parking in the park.
F. 
Internal Park Roads. All internal park roads shall be privately owned and maintained. Park roads shall observe the following minimums:
1. 
Twelve feet of width per each travel lane and eight feet of width per each parking lane.
2. 
Roads shall be constructed of an all-weather surface and maintained with adequate dust control program which shall be submitted with the park application.
G. 
Open Space/Recreational Facilities. A minimum of five percent of the park shall be set aside and maintained as open space for the recreational use of park occupants. Such space and location shall be accessible and usable by all residents of the park for passive or active recreation. Parking spaces, driveways, access streets and storage areas are not considered to be usable open space. The percentage requirements may be reduced if substantial and appropriate recreational facilities are provided, i.e., recreational buildings, basketball courts, swimming pool, etc.
H. 
Setbacks. No recreational vehicle site shall be closer than twenty-five feet from any exterior park property line abutting upon a major arterial, or residential zone, or ten feet from any other exterior park property line. Permanent structures within a park shall have minimum front and rear yards of twenty feet each, and minimum side yards of ten feet each.
I. 
Landscaping/Screening. The park shall provide visual screening and landscaping as follows:
1. 
Parks shall be enclosed by a fence, hedgerows, shrubs or trees. The board of adjustment may require a fence and a hedgerow of trees, shrubs or other landscaping vegetation.
2. 
All trees, flowers, lawns and other landscaping features shall be maintained by the park management in a healthy growing condition at all times.
J. 
Signs. Signs and advertising devices shall be in conformance with the city sign ordinance.
1. 
One identifying sign which may be indirectly lit, but not with a flashing light, may be located at the entrance of the park. Such signs shall be in conformance with the Uniform Building Code and local ordinances as well as standards and conditions identified in the conditional use permit.
2. 
Directional and informational signs for the convenience of occupants of the park.
K. 
Utilities. At least thirty percent of all RV sites within each park shall have water, sewer and electricity provided to them. At least sixty percent of all RV sites within each park shall have water and electricity provided to them. All utility lines in each park shall be underground and shall be approved by the proper agencies providing the inspections.
L. 
Storm Drainage. Storm drainage control facilities shall be subject to the approval of the public works director or designee.
M. 
Public Facilities. Recreational vehicle parks shall provide the following public facilities in such quantity, size and location as is approved by the board of adjustment:
1. 
A water distribution system connected to the cities water utility;
2. 
Fire hydrants, in number and location, shall be as required by the fire chief;
3. 
A water station for filling recreational vehicle water storage tanks in accordance with UPC and local regulations;
4. 
Restroom facilities shall comply with this code, and other applicable codes;
5. 
Sanitary waste stations for emptying sewage holding tanks/containers shall be provided;
6. 
Refuse tanks/containers for solid waste shall be sized and provided in sufficient quantity to adequately handle one week of generated refuse. Park garbage shall be picked up no less than weekly. Park personnel shall monitor garbage tanks/containers for cleanliness and maintain the park free of any uncontrolled garbage and refuse. Dumpster locations shall be screened from view by a fence or landscaped enclosure.
N. 
Other Utility Systems. If other utility systems such as natural gas, television cable, or telephone are installed in a recreational vehicle park, such installation shall be in accordance with state and local laws, rules and regulations.
O. 
Health Regulations. All recreational parks shall comply with state and local health laws, rules and regulations.
P. 
Site Identification. All recreational vehicle sites shall be well marked and numbered.
Q. 
Design Standard Exceptions. The board of adjustment, after receiving recommendations of the city staff, may waive or modify any of the design standard requirements after finding that such improvements would not be detrimental to the existing or foreseeable development of the surrounding properties.
(Ord. 1771 (part), 1995)
Management headquarters, recreational facilities, restrooms, sanitary waste stations, showers, coin-operated laundry facilities, and other uses and structures customarily incidental to operation of a recreational vehicle park are permitted as accessory uses to the park.
In addition, grocery stores and convenience shops may be permitted as accessory uses with the discretion of the board of adjustment subject to the following restrictions:
A. 
Such additional establishments and the parking areas primarily related to their operations shall not occupy more than five percent of the gross area of the park;
B. 
Such additional establishments shall present no visible evidence from any street outside the park of their commercial character which would attract customers other than occupants of the park;
C. 
The structures housing such facilities shall not be located closer than fifty 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. 1771 (part), 1995)
A. 
The owner of a recreational vehicle park shall be responsible for the development and maintenance of the park in strict conformity with the binding site plan, the conditional use permit and all applicable laws and ordinances.
B. 
A written management plan shall be submitted for approval as a part of the conditional use permit process. It shall include, at a minimum, proposed park rules including quiet hours, and proposed methods to enforce occupancy limitations and other requirements of this chapter. Quiet hours shall be as defined in WAC 173.60.
(Ord. 1771 (part), 1995)
A. 
Application Procedure.
1. 
Application forms shall be available from the city building inspector. All completed applications shall be filed with the building inspector.
2. 
Applications shall be filed at least forty-five days prior to the board of adjustment meeting.
3. 
A completed State Environmental Policy Checklist (SEPA) shall accompany each recreational park application.
4. 
Applications shall be accompanied by a report from a title insurance company showing ownership of the property involved and a list of the names and addresses of all real property owners within three hundred feet of the proposed park site.
5. 
Applications shall be accompanied by one twenty-four-inch by thirty-six-inch mylar and no less than twelve copies of the binding site plan, which shall contain, but not be limited to, all conditions prescribed herein, including the following:
a. 
Name of the owner and operator, with address and phone numbers; and the name of the proposed recreational park;
b. 
Vicinity map, adequate to readily identify the location of the park in relation to its surrounding vicinity;
c. 
Legal description of the proposed park;
d. 
Name, address and telephone number of the person or firm preparing the binding site plan;
e. 
Scale of the drawing and true north. Scale shall be drawn at a scale of fifty feet to the inch and shall be clear and precise;
f. 
The area and dimensions of the tract of land;
g. 
The number, size and location of all recreational vehicle sites, visitor parking, service buildings, sanitary stations, recreation area, signs and any other proposed facilities or structures;
h. 
The location and width of all streets and walkways;
i. 
Construction of roads and, if roads are not to be paved, dust control program;
j. 
The location of all utility lines and easements;
k. 
Specifications of the water supply, sewage disposal, electrical supply and refuse collection systems;
l. 
Existing contour lines at intervals of five feet or less shall be depicted.
6. 
Application fees shall be collected as follows:
a. 
One hundred dollars per recreational park application, or two dollars per each recreational vehicle site, which- ever is greater.
b. 
Fifty dollars for processing the SEPA checklist.
B. 
Responsible City Official Review. The building official shall review the application for sufficiency and accuracy, distribute the application to all departments and agencies responsible for recommendations to give them an opportunity to comment on the application. The building inspector shall assemble all pertinent information and recommendations to distribute to board of adjustment members before the public hearing. The applicant shall also receive a copy of material prior to the hearing.
C. 
Board of Adjustment Public Hearing—Notice Required. Upon the filing of an application for a recreational vehicle park, the building official shall set the time and place for a public hearing on such matter, and written notice thereof shall be addressed through the United States mail to the owners, as shown on the rolls of the Benton County assessor, of all property within three hundred feet of the proposed recreational vehicle park. Said notice shall be mailed fourteen days prior to the public hearing.
D. 
Notice of Public Hearing—Publication Required. Notice of the place and purpose of the public hearing shall be given by one publication in a newspaper of general circulation within the city at least ten days prior to the date of hearing. Continued hearings may be held at the discretion of the board of adjustment but no additional notices need be published.
E. 
Board of Adjustment Hearing. The board of adjustment, after review of the recreational park application, staff recommendations, testimony and any other pertinent documents, may approve the application outright, or conditionally or deny the application. In reviewing the application, the board shall consider the following:
1. 
Compliance with the applicable regulations set forth in this chapter;
2. 
Compliance with the comprehensive plan;
3. 
Compatibility of the proposed usage with adjacent land uses either existing or planned; any extraordinary conditions existing on or in close proximity to site which would justify imposition of more restrictive regulation than the regulations required by this chapter.
(Ord. 1771 (part), 1995)
A. 
The decision of the board of adjustment denying an application or setting conditions as provided for in this chapter for the issuance of an application of a recreational park permit shall be final, unless the applicant appeals the decision of the board to the city council. Appeals to the city council shall be submitted in writing, setting forth the reason for the appeal within thirty days of the decision by the board. The written appeal shall be presented to the city administrator.
B. 
The administrator shall review the written appeal for the purpose of preparing the necessary documents required to be presented to the city council. The appeal and accompanying documents shall be presented to the council within thirty days after receipt. Both the applicant and the chair of the board of adjustment shall be notified of the date when the city council will review and hear the appeal.
C. 
The city council shall, within thirty days, issue its written findings and decision and cause them to be entered into the record and direct the proper city official to issue or deny the conditional use permit based on the council findings.
(Ord. 1771 (part), 1995)
If a valid building permit has not been issued, and if substantial construction work on streets, utilities or buildings for the development has not commenced within one year of the date of approval by the board, then the approval of the application shall expire unless a written request for extension of the approval period is submitted by the applicant and granted by the board.
(Ord. 1771 (part), 1995)
It is unlawful for any person to violate any of the terms and conditions provided in this chapter. A violation of this chapter shall be a civil infraction and subject the offender to a civil penalty of two hundred fifty dollars.
(Ord. 1771 (part), 1995)