18J.15.210 Recreational Vehicle Parks

18J.15.210 Recreational Vehicle Parks.

A. Applicability. The Section applies to all new and expanding recreation vehicle parks.

B. Design Objective. Provide design standards that ensure recreational vehicle parks are located, developed, and occupied in a manner that will protect the health, safety, general welfare, and convenience of the occupants and the citizens of Pierce County.

C. Standards – General. The minimum design standards for recreational vehicle parks shall be as follows:

1. Capacity. The number of recreational vehicles permitted in a park shall not exceed a capacity of 20 units per gross acre. This capacity may be further limited as a condition of approval of the park to ensure compatibility with the surrounding areas.

2. Recreational Vehicle Site Size. Each individual recreational vehicle site shall be not less than 1,000 square feet in size.

3. Parking. At least one parking space shall be provided at each recreational vehicle site. At least one additional parking space for each 20 recreational vehicle sites shall be provided for visitor parking in the park.

4. Internal Park Roads. All internal park roads shall be privately owned and maintained. All park roads shall be constructed to the Pierce County Private Road and Emergency Vehicle Access Standards as amended.

5. Access. Parks shall be located with direct access to an arterial roadway or state highway and with appropriate frontage thereon to permit appropriate design of entrances and exits.

6. Open Space/Recreational Facilities. A minimum of 20 percent of the site 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 requirement may be reduced if substantial and appropriate LID or recreational facilities (such as recreational buildings, swimming pools, or tennis courts) are provided.

7. Vehicle Setbacks. No recreational vehicle site shall be closer than 35 feet from any exterior park property line abutting upon a major arterial, shoreline, or residential zone, or 30 feet from any other exterior park property line. A minimum separation of 10 feet shall be maintained between all vehicles. Permanent structures within a park shall meet the setbacks applicable to the zone in which the structure is located.

8. Landscaping/Screening. A 20-foot-wide L3 landscaping buffer shall be provided around the perimeter of the parcel pursuant to PCC 18J.15.040.H.3.

9. Utilities. Electricity and water service shall be provided to each recreational vehicle site. All utility lines in the park shall be underground and shall be approved by the agency or jurisdiction permitting the service;

10. Storm Drainage. Storm drainage control facilities shall be provided as required by the Pierce County Stormwater Management and Site Development Manual;

11. Public Facilities. Recreational vehicle parks shall provide the following public facilities in such quantity, size, and location as required by the agency issuing the permit:

a. A water distribution system connected to a public or private water utility;

b. A water station for filling recreational vehicle water storage tanks;

c. Restroom facilities containing showers and toilets connected to a public sanitary sewer or approved on-site septic system, the minimum number of which shall be one commode and one shower for each 20 recreational vehicle sites;

d. A sanitary waste station for emptying sewage holding tanks of recreational vehicles;

e. Refuse containers for solid waste in adequate quantity. Park garbage shall be picked up daily by park personnel, who shall also maintain the park free of any uncontrolled garbage.

12. No external appurtenances, such as carports, cabanas, or patios, may be attached to any recreational vehicle while it is in a park.

D. Standards – Occupancy. The following general standards shall apply to all recreational vehicle parks unless more restrictive requirements have been established by the Hearing Examiner through an approved discretionary land use permit:

1. No recreational vehicle shall be occupied overnight unless the vehicle is parked inside an approved recreational vehicle park or a motor home/travel trailer in an approved mobile home park. An exception to this rule may be granted for temporary uses as defined in Chapter 18A.38 PCC, subject to strict compliance with the requirements of said Section.

2. No recreational vehicle shall be occupied for commercial purposes anywhere in unincorporated Pierce County. An exception to this rule may be granted for temporary uses as defined in Chapter 18A.38 PCC, subject to strict compliance with the requirements of said Section.

3. No recreational vehicle shall be used as a permanent place of abode, or dwelling, for more than 120 calendar days unless it is a motor home/travel trailer located in an approved mobile home park. Any action toward removal of wheels of a recreational vehicle, except for temporary purposes for repair; or placement of the unit on a foundation, is prohibited.

4. No space within a recreational vehicle park shall be rented for any purpose other than those expressly allowed by this Section.

E. Standards – Health Department Approval Required. Prior to occupancy of a recreational vehicle park, the owner shall obtain any and all necessary permits from the Tacoma-Pierce County Health Department and comply with all rules, regulations, and requirements of said department. All permits must be kept current at all times, subject to the park being closed. The rules, regulations, and requirements of the health department shall be construed as being supplemental to the provisions of this Section.

F. Standards – Site Plan Required. A site plan shall be submitted with all applications for a recreational vehicle park. The site plan shall be subject to review, modification, approval, or denial by the agency issuing the permit. An approved 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 approved site plan.

G. Standards – Phasing. All required site improvements, and other conditions of the permit and approved site plan, shall be met prior to occupancy of any site by a recreational vehicle, provided that completion may be accomplished by phases, if such phases are identified on the site plan and approved in the permit.

1. The owner of a recreational vehicle park shall be responsible for the development and maintenance of the park in strict conformity with the approved site plan and permit, and all applicable laws and ordinances.

2. Each park shall have an on-site manager available 24 hours per day, 7 days per week.