RV Parks in Mountain Communities

Recreational Vehicle Parks have grown in popularity over the last fifty years. The quality and scope of both the vehicles and the parks have improved. As the U.S. population size increases, and as a population segment such as “Baby Boomers” reaches retirement age, the demand for the vehicles, RV parking and RV campgrounds also increases. Would an RV Park be a possible use for Ouray’s 9 Acres? Perhaps so.

An RV Park is similar to a subdivision in that there are streets, utilities, and amenities required. The developer must consider water, sewer, parking, electrical hookups, and other infrastructure items. The setup investment may approach costs for a single-family or multi-family subdivision development. A first step is to check the property zoning, and allowable uses for the classification prior to investing a large amount of time or money. Ouray’s 9 Acres is zoned C2, which allows for commercial, residential, and light industrial uses. Also, there are two parcels that comprise the property, making a "mixed-use" a possibility - an RV Campground and perhaps a commercial space with a gas station, store, and cafe.

Good News ... the development of an RV Park is specifically described in the Ouray zoning regulations – Chapter 7, so the guidelines are clearly spelled out in subsections 7-5-J-3-b or 7-5-J-3-c ( http://www.codepublishing.com/CO/Ouray/html/Ouray07/Ouray075.html ). The density is up to 25 RV’s per acre, and the street and common area requirements are also well defined. A nicely constructed park plan on the 9 acres could easily yield more than 100 sites since the parcels total 9.2 acres in size. Most RV Parks and RV Campgrounds today also include spaces for year-round, or more permanent homes.

What comprises a modern Recreational Vehicle today? Like most products, there are various classifications, quality levels, and expenses. Some luxurious road-bound RV’s seem to do fine going up a hill on an Interstate at 75 mph, can carry a $500,000. or greater price tag, and are loaded with features.  Other "fifth wheels" hitch their ride behind a pickup and are typically less expensive.  One particular RV standard is for what is termed as "Park Model Recreational Vehicles," and is ANSI Standard A119.5.  These often become more permanent homes within the RV Park.

Park Models have been around for a number of years. They share some characteristics with today’s fashionable “Tiny Homes” – both are typically manufactured inside a factory building, and both are built on a foundational frame with wheels. Like fifth wheels, neither have motors and are towed to a park where they typically will reside for years.

Park Models are a maximum of 400 sq. ft. in size (typically 11’ 8” in width  and often 36' in  length.  The width is to comply with highway transportation regulations. With today’s creative designers and the use of loft space, these Park Model RV’s end up being quite comfortable and fashionable for both owners and renters.

Typically Park Model RV’s are manufactured in quantity and at a much lower price than equivalently sized Tiny Homes (a fashionable product is often higher-priced ... refer to the Apple and Levis business models).  Also, different municipal and federal regulations apply to manufactured and modular homes than apply to RV’s.

"Manufactured" and "Custom" are common terms associated with Tiny Homes.  Pictured below is a street of Tiny Homes from Wee Casa in Lyons, Colorado. Notice the customized look. As with larger "stick built" homes, choices to customize rather than going with standard selections results in much higher prices, along with higher-end finish choices. The location in Lyons is referred to as a Tiny Home Hotel facility - short-term renters book their stays online.

What makes a project like an RV Campground excel is a well thought through common area that is appealing, attractive, and well-maintained.  Carefully crafted standards along with a maintenance schedule and staff can help insure a desirable look and continuing value - an asset for the community. The quality, price, and fashion of today's Park Model homes, along with this desirable Ouray location, make an RV Campground a winner and possible use for Ouray's 9 Acres (5.3 acre and 3.9 acre parcels).

Park Models have actually been around for decades, as have standard RV’s. There are a variety of RV parks around the country that have added the Park Models to their facility over the last few decades. Frequently they may be more permanently attached to the lot, parked on concrete, and are often framed and sided to hide the bottom frame and wheels.  Lot utility connections are well planned for and unobtrusive. 

Pictured on our blog here are pictures from nationwide manufacturer Cavco, with Ouray's 9 Acres property backdrops. They have a variety of manufacturing facilities around the country, including one in metro Phoenix.