17.51.010 Recreational vehicles, recreational vehicle parks, and camping.
A. Purpose. The purpose of this section is 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; environmental considerations such as those covered by critical areas, flood hazard protection, and shoreline development regulations; convenience of the occupants of such recreational vehicle parks; and the citizens of the city.
B. Definitions. If definitions, rules and regulations defined in this section conflict with provisions of other city ordinances, the provisions of this section shall prevail.
“Mobile home” means a transportable residential structure fabricated at a factory not in accordance with the Uniform Building Code nor with the standards of the Federal Manufactured Home Construction and Safety Standards (HUD Code enacted on June 15, 1976), and designed for transportation on its own chassis. Mobile homes within the city of Cle Elum are considered nonconforming structures by definition under CEMC Section 17.08.300.
“Park model recreational vehicle (PMRV)” means a tiny home or similar dwelling structure with wheels and a chassis. A PMRV with its wheels taken off and mounted on a foundation will still be viewed as a temporary or recreational use and not a permanent dwelling. PMRVs are only permitted for temporary use in Washington State, unless in a mobile home park (RCW 35.21.684 and 36.01.225). PMRVs must adhere to applicable snow load requirements for Cle Elum, or as approved by the city building official.
“Recreational vehicle” or “RV” 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. RVs include, but are not limited to, fifth wheels, truck campers, motor homes, travel trailer, camping trailers, tent trailers and PMRVs. An RV 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.
“Recreational vehicle park” or “RV park” means a tract or parcel of land upon which two or more recreational vehicle sites are located, principally used for occupancy by predominantly RVs as temporary living quarters for recreation or vacation purposes with a maximum allowable stay per vehicle of one hundred eighty days; or as conditioned within the conditional use permit, annexation agreement, and/or development agreement as appropriate.
“Recreational vehicle site” or “RV site” means a plot of ground within an RV park intended for temporary location of an RV as a dwelling unit for recreation or vacation purposes with sewage facilities approved by the appropriate jurisdiction.
“Sanitary station” or “sanitary dumping station” means a facility used for removing and disposing of wastes from RV sewage holding tanks.
C. General Requirements.
1. No RV shall be occupied overnight for commercial purposes anywhere in the city. Exceptions to the rule may be permitted by the city at the city’s discretion as listed below:
a. Contractors granted a city building permit during the authorized construction phase of a project;
b. A homeowner building a permanent home on site;
c. Nonprofit corporations and charities for a period of no longer than ten consecutive days;
d. Special events, recognized and authorized by an approved event application with the city.
2. Unless otherwise included in a conditional use permit, annexation agreement, or development agreement issued by the city and regulated by RV park management, no external appurtenances, such as carports, cabanas, or patios, may be attached to any RV while it is in an RV park. There shall be no outside storage of materials or appliances. This may include, but is not limited to: construction materials, scrap metal, refrigerators, furniture typically found inside a home such as couches, or commercial equipment.
3. No space within an RV park shall be rented for any purpose other than those expressly allowed by this section.
4. No person, company, or corporation shall establish or modify an RV park without first complying with the provisions of this section.
D. Criteria for Locating an RV Park. RV parks may only be established on property within which meets the following criteria:
1. RV parks may be allowed in the following zones of the city:
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Multiple-Family Residential District |
Industrial District |
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Entry Commercial District |
General Commercial District |
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Planned Mixed Use District |
2. 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 as determined by the city.
3. RV parks must be located with direct access to a street with a minimum right-of-way width of forty feet; or such park must have been designed to provide for adequately safe ingress and egress to and from a public street with adequate frontage thereon to permit appropriate access to and from the park.
E. Conditional Use Permit Required. An RV park will be allowed only upon the issuance of a conditional use permit. The owner, operator, and occupants of an RV park must develop and use the RV park in strict compliance with the conditions imposed by the conditional use permit or those agreed to as part of an annexation agreement or development agreement.
F. Site and Design Review. The conditional use permit process or equivalent annexation agreement or development agreement or both will include a site and design review in accordance with CEMC Chapter 17.76. An approved site and design review will constitute an integral part of the permit or agreements for the RV park, and will be binding upon the owner of the property, its successors and assigns. All development within the RV park must be consistent with the approved site and design review.
G. Completion Prior to Occupancy—Phasing. All required site improvements, including uses other than the RV park, and other conditions of the permit and site and design review, must be identified or met prior to occupancy of any site by any RV; provided, completion may be accomplished in phases if such phases are identified and approved in the permit or agreements.
H. Design Standards. The following are minimum design standards for RV parks:
1. Minimum Site Area. The minimum size of an RV park, inclusive of areas used for roads and utility corridors, is one acre or as approved by city public works, planning, and building departments.
2. Density. The number of RVs permitted in an RV 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.
3. RV Site.
a. Each individual RV site shall be not less than eight hundred square feet in size.
b. All RV sites shall have a minimum width of twenty feet.
4. Access Points. Entrances and exits to the RV park may be shared with any abutting or adjacent uses if approved by the city, so long as access is adequately designed for safe and convenient movement of vehicular traffic into and out of the RV park, and there is minimal friction with free movement of traffic on adjacent city streets. All traffic into and out of the RV park must 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 must 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 building code, CEMC Chapter 15.04.
5. Parking. At least one parking space shall be provided on each RV site or in a location within reasonable proximity to the site/sites, as approved by the conditional use permit or agreements. At least one parking space for each eight RV sites must be provided for visitor parking in the RV park.
6. Internal RV Park Roads. All internal RV park roads must be privately owned and maintained. RV park roads must observe the following minimums:
a. Twelve feet of width per each travel lane and eight feet of width per each parking lane.
b. Roads must be constructed of an all-weather surface and maintained with adequate dust control program which must be submitted with the RV park application.
7. Open Space/Recreational Facilities. A minimum of five percent of the RV park must be set aside and maintained as open space for the recreational use of RV park occupants. Such space and location must be accessible and usable by all residents of the RV 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, pedestrian trails, shoreline amenities, etc. The satisfaction of open space requirements will be evaluated on a case-by-case basis.
8. Setbacks. No RV 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 RV park property line. Permanent structures within an RV park must have front and rear yards of twenty feet each, and minimum side yards of ten feet each or as decided by city public works, planning, and building departments.
9. Landscaping/Screening. The RV park must provide visual screening and landscaping, discussed during site and design review and as follows:
a. RV parks must be enclosed by a fence, hedgerows, shrubs, or trees. The planning commission may require a fence and hedgerow of trees, shrubs or other landscaping vegetation and will make the determination part of the conditional use permit or agreements.
b. All trees, flowers, lawns, trails, and other landscaping features must be maintained by the RV park management in a healthy growing condition at all times, as described in CEMC Chapter 17.64.
10. Signs. Signs and advertising devices must be in conformance with the city sign code, CEMC Chapter 15.20:
a. One identifying sign which may be indirectly lit, but not with a flashing light, may be located at the entrance of the RV park. Such signs must be in conformance with the Uniform Building Code and local ordinances, as well as standards and conditions identified in the conditional use permit or agreements;
b. Directional and informational signs for the convenience of the occupants of the RV park as allowed by city code and only as permitted within the conditional use permit or agreements.
11. Utilities. At least thirty percent of all RV sites within each RV park must have water, sewer, and electricity provided to them. At least sixty percent of all RV sites within each RV park must have water and electricity provided to them. All utility lines in each RV park must be underground and be approved by the proper agencies providing the inspections.
12. Storm Drainage. On-site storm drainage control facilities in RV parks are subject to the approval of the city public works, planning, and building departments according to the site and design review.
13. Public Facilities. RV parks must provide the following public facilities in such quantity, size, and location as is approved by the planning commission or as agreed to and set forth in any annexation agreement or development agreement:
a. A water distribution system connected to the city’s water and sewer utility;
b. Fire hydrants, in number and location, shall be as required by the fire chief;
c. A metered water station for filling RV water storage tanks in accordance with CEMC Chapter 15.04 and other local regulations;
d. At least one restroom facility with laundry room including washers and dryers must be open to RV park occupants and shall comply with this code and other applicable codes;
e. At least one open dump station for RV sites without full hookups must be provided by and maintained by the RV park for emptying RV sewage holding tanks/containers;
f. Refuse tanks/containers for solid waste must be sized and provided in sufficient quantity to adequately handle one week of generated refuse by RV park occupants and follow the regulations within CEMC Chapter 8.08. RV park garbage must be picked up not less than once weekly. RV park personnel shall monitor garbage tanks/containers for cleanliness and maintain the RV park free of any uncontrolled garbage and refuse. RV dumpster locations must be screened from view by a fence or landscaped enclosure.
14. Other Utility Systems. If other utility systems such as natural gas, television cable, or telephone are installed in an RV park, such installation must be in accordance with state and local laws, rules, and regulations.
15. Health Regulations. All RV parks must comply with applicable state and local health laws, rules, and regulations.
16. Site Identification. All RV sites must be well marked and numbered.
17. Design Standard Exceptions. The planning commission, or as may be provided in an annexation agreement or development agreement, 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.
I. Accessory Uses. Management headquarters, recreational facilities, restrooms, sanitary stations, showers, coin-operated laundry facilities, and other uses and structures customarily incidental to the operation of an RV park are permitted as accessory uses to the RV park. In addition, grocery stores and convenience shops may be permitted as accessory uses at the discretion of the planning commission or as agreed to and set forth in any annexation agreement or development agreement subject to the following restrictions:
1. 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 RV park;
2. Such additional establishments shall present no visible evidence from any city street outside the RV park of their commercial character which would attract customers other than occupants of the RV park, unless otherwise conditioned within the conditional use permit or agreements;
3. The structures housing such facilities must not be located closer than fifty feet to any city street and shall not be directly accessible from any city street, but must be accessible only from a street within the RV park, or as expressly permitted by the conditional use permit or agreements.
J. RV Park Administration.
1. The owner of an RV park will be responsible for the development and maintenance of the RV park in strict conformity with the site and design review, the conditional use permit or agreements, and all applicable laws and ordinances, including any prior conditions of approval by Kittitas County not in conflict with the agreements and Cle Elum Municipal Code.
2. A written management plan must be submitted for approval as a part of the conditional use permit process or agreements. It must include, at a minimum, proposed RV park rules including quiet hours, and proposed methods to enforce occupancy limitations and other requirements of this chapter. Quiet hours are defined in Chapter 173-60 WAC.