El Campo City Zoning Code
ARTICLE 10
15 RECREATIONAL VEHICLE PARKS
§ 10.15.002 Enforcement.
Violations of this article will result in the denial of utility services.
(Ordinance 2012-02, sec. 6, adopted 4/23/12; 2010 Code, sec. 44-91; Ordinance 2019-12 adopted 4/22/19)
§ 10.15.003 Approval of plans; inspection of construction.
(a)
Prior to beginning any construction, the owner must submit the plan to the planning and zoning board with a special use permit for approval, and then to the city council for approval. Construction may not begin before the plan is approved.
(b)
Inspections shall inspect the infrastructure prior to cover-up.
(c)
On completion of construction, a final inspection must be completed by the city’s inspector. If the inspector determines that the infrastructure does not fully comply with the plan, the owner shall be given an opportunity to cure the defects. On completion of curative construction, the owner should request another inspection.
(Ordinance 2012-02, sec. 2, adopted 4/23/12; 2010 Code, sec. 44-87; Ordinance 2019-12 adopted 4/22/19)
§ 10.15.004 Infrastructure standards and plan requirements.
The infrastructure development plan for a recreational vehicle park must include each of the following:
(1)
Plat.
A plat identifying the proposed community’s boundaries and any significant feature of the community, including the proposed location of lots or spaces, utility easements and dedication of rights-of-way. The plat may also contain features to help provide the additional information required by this article.
(2)
Drainage plan; structures in floodplain.
Reasonably specified plans to provide adequate drainage in accordance with standard engineering practices, including specifying necessary drainage culverts and identifying areas included in the 100-year floodplain. The placement of any structure within the regulatory floodplain shall be in accordance with city floodplain regulations.
(3)
Streets and roads.
Reasonably specified plans for streets or roads in the recreational vehicle park to provide ingress and egress for fire and emergency vehicles.
(A)
The city council finds that it is reasonably necessary that streets in these communities should be built to the same standards (but to no more stringent standard) than the requirements adopted by the council for subdivisions.
(B)
The road design and construction standards contained in the city zoning regulations, as amended from time to time, are therefore incorporated by reference into this article as fully and completely as if set out verbatim herein. The street or road specifications in the infrastructure development plan must comply with those standards to the maximum degree practicable.
(4)
Building setbacks.
Building setbacks shall be as specified in the city zoning regulations.
(5)
Drainage design standards.
Drainage design for the development shall comply to the same standards (but to no more stringent standard) than the requirements adopted by the council for subdivisions.
(6)
Landscaping plan.
The landscaping on site shall comply with applicable landscaping standards herein and in article 10.11 [article 10.13].
(Ordinance 2012-02, sec. 3, adopted 4/23/12; 2010 Code, sec. 46-88; Ordinance 2019-12 adopted 4/22/19)
§ 10.15.005 Design, operation and maintenance.
The regulations described herein govern the development, operation, and maintenance of recreational vehicle parks, as previously defined [defined in section 10.17.001].
(1)
Development requirements.
Recreational vehicle parks shall be developed to conform to those requirements as herein delineated.
(A)
Recreational vehicle parks shall be designed so as not to exceed a maximum of 20 units per acre.
(B)
Parking facilities shall be provided at the park office as will accommodate five recreational vehicles.
(C)
Each recreational vehicle space shall afford parking and maneuvering space sufficient so that the parking, loading, and the like of recreational vehicles shall not necessitate the use of any public right-of-way or privately owned property which may abut the park.
(D)
Each recreational vehicle space shall provide one (1) tree a minimum diameter of two-inch caliper measured at six inches above ground level at the time of planting as per section 10.13.008 [section 10.13.009]. The tree shall be planted in an island that is a minimum of six (6) feet wide and a minimum area of thirty-six (36) square feet.
(E)
A manufactured home park or subdivision shall provide a vegetative strip of minimum twenty-five (25) feet wide along all streets and property boundaries. Vegetation shall consist of:
(i)
A minimum of one shade tree (minimum diameter of two-inch caliper measured at six inches above ground level at the time of planting) planted for each thirty (30) linear feet of landscape buffer.
(ii)
A minimum of ten (10) shrubs, minimum of three (3) feet tall at the time of planting, shall be planted for each thirty (30) linear feet of landscape buffer.
(iii)
All other fencing and landscaping buffer requirements contained in other chapters shall be met.
(F)
Each recreational vehicle space provided with electrical service shall be so served through an underground distribution system. The park office and service buildings may receive electrical service as provided through overhead facilities.
(G)
Each park shall provide recreational vehicle parking spaces and each such space shall be clearly defined. Twenty percent of the parking spaces shall be not less than 18 feet by 50 feet. There must be at least a ten-foot clearance of space between adjacent rows of parking spaces.
(i)
Be improved with compacted crushed road base material and asphalt or concrete (all-weather surface) adequate to support the weight of the recreational vehicle.
(ii)
Not heave, shift, or settle unevenly under the weight of the recreational vehicle due to frost action, inadequate drainage, vibration or other forces acting on the structure.
(H)
The entrance to the park shall be designed to minimize congestion and hazards and allow free movement of traffic on adjacent streets.
(I)
Hard-surface private streets paved with all-weather surface adequate to provide access to each recreational vehicle space shall be constructed and maintained in good condition by the licensee and the width of which shall be not less than 25 feet.
(J)
The park shall comply with state and federal standards for accessibility for the mobility impaired. The applicant shall show proof of compliance.
(2)
Required service buildings; laundry and sanitation facilities.
Each recreational vehicle park shall provide one or more service buildings for the use of park patrons.
(A)
The service buildings shall provide for:
(i)
One flush toilet for women;
(ii)
One flush toilet for men;
(iii)
One lavatory for each sex;
(iv)
One shower and dressing accommodation for each sex, provided in an individual compartment or stall;
(v)
One washing machine; and
(vi)
One slop sink, not less than 14 by 14 inches square and 14 inches deep.
(B)
The aforementioned amenities shall accommodate not more than 50 recreational vehicle spaces. For each additional 30 recreational vehicle spaces or fraction thereof, one flush toilet, one shower with individual dressing accommodations, and one lavatory shall be provided for each sex, with laundry and slop sink facilities as described in divisions [subsection (A)] to be provided for each additional 30 recreational vehicle spaces.
(C)
All unisex bathrooms shall comply with the Americans with Disabilities Act (ADA).
(3)
Design and construction of service buildings.
Service buildings providing the afore-named facilities shall satisfy requirements as include:
(A)
Service buildings housing sanitation or laundry facilities shall be permanent structures which comply with all applicable laws and ordinances regulating buildings, electrical installation, plumbing and sanitation systems;
(B)
Service buildings shall afford appropriate illumination, shall be well ventilated with screened openings, shall be constructed of moisture-proof materials, to include painted woodwork, as shall permit frequent cleaning and washing, and shall be maintained at a comfortable temperature during the period October 1 through May 1. Floors shall be constructed of concrete or other equally impervious material, easily cleanable, and provided with floor drains which are connected to the sanitary sewer;
(C)
The toilet and other sanitation facilities for males and females either shall be in separate buildings or shall be separated, if in the same building, by a soundproof wall;
(D)
All service buildings and park grounds shall be maintained in a clean condition and kept free of any condition that will menace the health of any occupant or the public or constitute a nuisance; and
(E)
Service buildings housing sanitation facilities shall be located not closer than 15 feet nor farther than 300 feet from any recreational vehicle space within the park.
(4)
Garbage receptacles.
(A)
Each recreational vehicle park shall provide a minimum of two flytight, watertight, rodent-proof dumpsters for the first 100 sites with one additional dumpster for each 100 sites or fraction thereof.
(B)
Refuse collection stands shall be provided for all refuse containers. Such container stands shall be so designed as to prevent containers from being tipped, to minimize spillage and container deterioration and to [allow] cleaning around them.
(C)
The storage, collection and disposal of refuse in the recreational vehicle park shall be so conducted as to create no health hazards.
(D)
The dumpster shall not be located in the yards along streets and shall be enclosed by a masonry fence or a wooden fence with a landscaped screen and be screened from public view.
In any case in which a fence/wall is constructed to provide screening, landscaping elements shall be incorporated along the fence/wall as follows:
(i)
Vegetation shall be planted on a minimum six foot (6') wide strip and located on the side of the fence that is visible from the street, areas accessible to the public within the site, or adjoining properties.
(ii)
A minimum of ten (10) shrubs, minimum of three feet tall at the time of planting, shall be planted for each thirty (30) linear feet of landscape buffer.
(5)
Fuel.
(A)
Bottled gas for cooking purposes shall not be used at individual recreational vehicle spaces unless the containers are properly connected by copper or other suitable metallic tubing.
(B)
Bottled gas cylinders shall be securely fastened in place.
(C)
No cylinders containing bottled gas shall be located in a recreational vehicle or within five feet of a door thereof.
(D)
State and local regulations applicable to the handling of bottled gas and fuel oil shall apply.
(6)
Fire protection.
(A)
Every park shall be equipped at all times with fire extinguishing equipment in good working order of such type, size, and number and so located within the park as to satisfy the fire code and other applicable regulations of the city.
(B)
No open fires shall be permitted, except that this shall not be construed to prevent barbecuing with charcoal in an approved pit or grill.
(C)
All sites and any part of a recreational vehicle shall not exceed 150 feet from the hard surface streets.
(7)
Dry vegetation.
The park licensee or agent shall be responsible for maintaining the entire area of the park free of dry brush, leaves and weeds.
(Ordinance 2012-02, sec. 4, adopted 4/23/12; 2010 Code, sec. 44-89; Ordinance 2019-12 adopted 4/22/19)
§ 10.15.006 Other regulations.
Persons developing recreational vehicle parks should be aware that this article is not the exclusive law or regulation controlling development in the city. The following is only a partial list of regulations that may apply.
(1)
Recreational vehicle parks are subject to city zoning regulations. All subdivision within the extraterritorial jurisdiction may also be subject to city subdivision regulations.
(2)
All recreational vehicle parks are subject to regulations of general applicability, including public health nuisances under chapters 341 and 343 of the Texas Health and Safety Code. The developer must address solid waste disposal, rodent/insect harboring, fly breeding and improper water [waste] disposal in accordance with these chapters.
(3)
Other agencies with regulatory authority that may apply to a recreational vehicle park include, but are not limited to, several emergency services districts, the state commission on environmental quality, the public utilities commission, the United States Parks and Wildlife Service, the Environmental Protection Agency and the U.S. Army Corps of Engineers.
(Ordinance 2012-02, sec. 5, adopted 4/23/12; 2010 Code, sec. 44-90; Ordinance 2019-12 adopted 4/22/19)
