Clarkston City Zoning Code
CHAPTER 17
70 RECREATIONAL VEHICLE PARKS
§ 17.70.010 Purpose.
The purpose of this chapter shall be to ensure that recreational vehicle (RV) 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 of Clarkston.
(Code 1966 § 17.16.010; Ord. 1281 § 1, 1998)
§ 17.70.020 Definitions.
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 indicated meanings.
"Binding site plan"
means a reproducible scale drawing which identifies and shows the location and dimensions of all streets, roads, utilities, improvements, open spaces, accessory uses and any other matters specified by these regulations; contains inscriptions or attachments setting forth appropriate limitations and conditions for the use of the land; and contains provisions requiring that development be in conformance with the plan.
"Recreational vehicle"
means a vehicle or portable structure built on a chassis and designed to be used for temporary occupancy or travel, recreational or vacation use. Said vehicles contain plumbing, heating and electrical systems which are operated without connection to outside utilities. Recreational vehicles shall include, but are not limited to, pickup campers, motor homes, and travel trailers. Tents are excluded.
"Recreational vehicle park"
means a tract of land under single ownership or control upon which two or more recreational vehicle sites are located, established or maintained for occupancy by the general public as temporary living quarters for recreation or vacation purposes.
"Recreational vehicle site"
means a plot of ground within a recreational vehicle park intended for accommodation of a recreational vehicle on a temporary basis.
"Sanitary station" or "sanitary dumping station"
means a facility used for removing and disposing of wastes from recreational vehicle sewage holding tanks.
(Code 1966 § 17.16.020; Ord. 1281 § 1, 1998)
§ 17.70.030 Permit procedure.
No person shall establish a new recreational vehicle park or alter an existing park without first complying with the provisions and standards of this chapter and obtaining all necessary permits and approvals.
(1)
Before any person shall commence construction of a new recreational vehicle park or make any alterations to an existing recreational vehicle park, a valid permit shall be secured and held.
(2)
Application for a permit to create or alter a recreational vehicle park shall be filed at the office of the building inspector.
(3)
The permit fee shall be $100.00. Additional fees may be required, such as SEPA application, sewer hookup fees, permits for construction of accessory buildings.
(4)
The application shall include the following information:
(a)
The name and address of the owner;
(b)
The location and legal description of the proposed RV park;
(c)
Five copies of the complete layout plan for the park. These plans shall include the following information:
(i)
Area and dimensions of the tract of land,
(ii)
Number, location, dimensions and area of all RV spaces, including the size of RV each space is intended to contain,
(iii)
Location and dimensions of all streets and walks,
(iv)
Location of any proposed accessory buildings,
(v)
Location of water, sewer, electricity and gas lines,
(vi)
Maps of proposed topography, including grading and drainage,
(vii)
Location of fences and landscaping,
(viii)
Location and dimensions of off-street parking,
(ix)
Location of fire hydrants,
(x)
Location of common refuse container,
(xi)
Management plan,
(xii)
Other applicable information as might be necessary to interpret the compliance of the plans to the regulations of this chapter;
(d)
Plans and specifications of all buildings, improvements and other facilities constructed or to be constructed within the park;
(e)
Such further information as may be requested by the building inspector to enable him to determine if the proposed park will comply with all the requirements of this chapter and other applicable state and local laws.
(Code 1966 § 17.16.030; Ord. 1281 § 1, 1998)
§ 17.70.040 Planning commission review.
Upon receipt of the application and plans, the building inspector shall forward one set of plans to the planning commission for review and comment.
The planning commission shall review the application for compliance with the provision of this chapter and other applicable laws and regulations. The planning commission shall, within 30 days of receiving the application, make a written recommendation of approval, approval with conditions, or disapproval and forward to the building official.
The building official shall consider the recommendation of the planning commission and approve, approve with conditions or deny the application. If the application is approved, the applicant shall prepare and submit a binding site plan, which shall conform to the approval granted by the building official.
(Code 1966 § 17.16.040; Ord. 1281 § 1, 1998)
§ 17.70.050 Binding site plan.
A binding 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 agency issuing the permit. 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. Such plans may be modified or amended at the request of an owner upon receiving administrative approval by the city building official; provided, that if said modification or amendment affects the external impacts of the recreational vehicle park, or is determined by the building official to be substantial in nature, then such modification or amendment shall be resubmitted to the agency which originally issued the permit. Approval of the binding site plan shall be effective for one year from the date of approval. If a permit has not been issued, and if substantial construction work on streets, utilities or buildings for the development has not commenced within one year from date of approval, then the approval shall expire, unless a written request for extension of the approval period is submitted by the applicant and granted by the city. If an extension is requested and granted, all codes in effect at the time the extension is requested will apply to the project.
(Code 1966 § 17.16.050; Ord. 1281 § 1, 1998)
§ 17.70.060 General requirements.
(1)
No recreational vehicle shall be occupied overnight unless the same is parked inside an approved recreational vehicle park. An exception to this rule may be granted for temporary uses as defined in CMC 17.10.060, subject to strict compliance with the requirements of said section.
(2)
No recreational vehicle shall be occupied for commercial purposes anywhere in the city of Clarkston. Exceptions to this rule may be allowed as listed below:
(a)
Contractors granted a city building permit during the construction phase of a project.
(b)
Special events, recognized and authorized by an agreement with the city.
(3)
No external appurtenances, such as carports, cabanas or patios, may be attached to any recreational vehicle while it is in a park.
(4)
No space within a recreational vehicle park shall be rented for any purpose other than those expressly allowed by this chapter.
(5)
No person, company or corporation shall establish or modify a recreational vehicle park without first complying with the provisions of this chapter.
(Code 1966 § 17.16.060; Ord. 1281 § 1, 1998)
§ 17.70.070 Criteria for locating a recreational vehicle park.
Recreational vehicle parks may only be established on property within the city of Clarkston which meets the following criteria:
(1)
Recreational vehicle parks shall be allowed in areas of the city as designated by CMC 17.10.030.
(2)
The minimum site area of a park shall be 1.5 acres.
(3)
Parks shall be located with direct access to a major arterial or collector street and appropriate frontage thereon to permit appropriate design of entrances and exits.
(Code 1966 § 17.16.070; Ord. 1281 § 1, 1998)
§ 17.70.080 Design standards.
The purpose of this section is to establish minimum design standards for recreational vehicle parks.
(1)
Campsite Size. Each individual recreational vehicle site shall be not less than 1,200 square feet. There shall be a minimum of 10 feet of clearance end to end and side to side between RVs. Slide-outs and tip-outs shall not encroach upon the required clearance space.
(2)
Setbacks. The following are minimum setbacks for recreational vehicles within a park:
From a public right-of-way | 25 ft. |
From adjacent residential property line | 15 ft. |
From adjacent nonresidential property line | 10 ft. |
Front setback for fence | Per zoning requirements |
(3)
Fence. There shall be a sight-obscuring fence or screening wall six feet high surrounding the RV park on all sides which adjoin other property, with the exception of front yard setback requirements as set forth in Chapter 17.21 CMC. The use of trees and shrubs is acceptable, provided they are installed prior to the first occupancy of the park and are of such species and size as would normally fulfill the same screening functions as a six-foot-high fence or wall within five years of being planted.
(4)
Clear-Vision Requirements. A clear-vision area shall be maintained on the corners of all property adjacent to the intersection of two streets. A clear-vision area shall contain no planting, fence or other temporary or permanent obstruction exceeding three feet in height, measured from the top of the curb, or where no curb exists from the established centerline grade of the street, except that trees exceeding three feet may be permitted if all branches and foliage to a height of eight feet above the top of the curb or centerline grade are removed. A clear-vision area shall consist of a triangular area two sides of which are street lines and the third side of which is a line across the corner of the lot connecting the ends of the other two sides. The size of a clear-vision area is determined by the distance from the intersection of the two street lines to the third side, measured along the street. The size shall be 15 feet.
(5)
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 to 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 obscures the view of an approaching driver in the right lane of the street within 100 feet of the intersection with the park entrance.
(6)
Parking. A minimum of one parking space shall be provided for each recreational vehicle space, which may be on street if the street width is adequate as per subsection (7) of this section. These parking spaces shall be situated on or immediately adjacent to each individual space. In addition, there shall be a minimum of one parking space per every three RV spaces provided for the parking of vehicles, trailers, boats, etc. These additional parking spaces may be grouped or located anywhere in the park. For the purposes and intent of this regulation, a parking space shall be a minimum of nine feet by 20 feet, shall have sufficient room for access and mobility and shall have a durable, dust-free surface.
(7)
Open Space. Ten percent of the total site area shall be provided 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 requirement may be reduced if appropriate recreational facilities (such as recreational buildings, swimming pool or tennis courts) are provided.
(8)
Landscaping. Refer to CMC 17.15.070.
(9)
Streets. All internal park streets shall be privately owned and maintained. Streets within a park shall be designed so as to provide continuous forward movement and shall have access onto a public street with a minimum of 50 feet of public right-of-way. Streets within the park shall have a minimum unobstructed width of 20 feet. If on-street parking is not restricted on one or both sides, the minimum width shall be increased by eight feet for each unrestricted side. All streets shall be constructed in accordance with city street standards. Every space within the park shall have direct access onto a street within the park and shall not have direct access onto a public street. Within a park, there shall be no dead-end street longer than 50 feet without an adequate cul-de-sac. An adequate cul-de-sac is defined as having a unobstructed surface area with a minimum diameter of 76 feet, or 90 feet is parking is not restricted.
(10)
Storm Drainage. Storm drainage control facilities shall be subject to approval by the public works director and shall comply with the city's storm sewer code.
(11)
Public Facilities. Recreational vehicle parks shall provide the following public facilities in such quantity, size and location as is approved by the agency issuing the permit:
(a)
A water distribution system connected to the appropriate water utility;
(b)
A water station for filling recreational vehicle water storage tanks;
(c)
Restroom facilities containing showers and toilets connected to the city's sewer utility shall be provided. A minimum of one service building (more may be required by state health and/or plumbing codes) providing a minimum of one sink, two flush toilets and one shower for each sex;
(d)
A sanitary waste station for emptying sewage tanks of recreational vehicles. This station shall be connected to the city's sewer system and be equipped with an approved backflow prevention device;
(e)
Refuse containers for solid waste in adequate quantity located within the park.
(12)
Utility Requirements. Utility requirements shall be as follows:
(a)
All RV parks shall provide permanent electrical, water and sewage disposal connections to each RV space in accordance with applicable state and local codes and regulations;
(b)
All plumbing in the park shall conform to the requirements of the Uniform Plumbing Code as adopted by the city;
(c)
The sewer lines of the RV park shall be connected to the city's sewer system;
(d)
All water, sewer, electrical and communication service lines shall be underground and shall be approved by the agency or jurisdiction providing the service. Water and/or gas shutoff valves, meters and regulators shall not be located beneath the recreational vehicles.
(Code 1966 § 17.16.080; Ord. 1281 § 1, 1998)
§ 17.70.090 Accessory uses.
Management headquarters, recreational facilities, restrooms, dumping 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. Accessory buildings shall conform to the setbacks set forth in CMC 17.70.080(2).
(Code 1966 § 17.16.090; Ord. 1281 § 1, 1998)
§ 17.70.100 Nonconforming parks.
All parks existing prior to the adoption of this chapter and not meeting the requirements of this chapter are considered to be nonconforming parks. As such, these parks are not required to comply with the regulations of this chapter unless the park is to be altered, extended or the use discontinued.
A nonconforming park that is abandoned or not operated as an RV park for a period of six consecutive months shall not resume operations until the park is inspected and made to meet the conditions and regulations of this chapter.
Subject to the provisions of this section, a nonconforming park may be continued and maintained, but shall not be altered, without complying with all requirements of this chapter. Exceptions to this section are as follows:
(1)
Any alteration which brings the park further into compliance with the regulations of this chapter without increasing the number of spaces or the existing configuration of the park.
(2)
Any enlargement (or addition) to the park must be in full compliance with the regulations of this chapter. This shall not be construed to mean that the existing portion of the park must be brought into full compliance. However, if such extension (or addition) is constructed in such manner that access from the public street serving the park to the extension (or addition) is through any or all of the existing nonconforming park, that access route shall be made to conform with the street standards as prescribed in CMC 17.70.080(9).
(Code 1966 § 17.16.100; Ord. 1281 § 1, 1998)
§ 17.70.110 Park administration.
(1)
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, all permits and all applicable laws and ordinances. Each park shall have an on-site manager available 24 hours per day, seven days per week.
(2)
A written management plan shall be submitted for approval as part of the permit approval process. It shall include, at a minimum, the proposed management structure, proposed park rules and regulations, and proposed methods to enforce other requirements of this chapter.
(Code 1966 § 17.16.110; Ord. 1281 § 1, 1998)
