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08-10-2015, 10:16 PM
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#29
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Senior Member
Join Date: Jan 2011
Location: Wandering below the Gnat Line
Posts: 2,012
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Make the streets plenty wide so I don't have to drive into the site across the street to get into or out of my site.
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-jbh-
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08-10-2015, 10:43 PM
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#30
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Member
Winnebago Owners Club
Join Date: Sep 2013
Posts: 57
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Bull Run campground had elongated C shaped drives into the sites. The hookups were on the road side, the awning faced the woods behind. I really liked it. Drive in, drive out.
L
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08-11-2015, 07:46 AM
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#31
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Senior Member
Monaco Owners Club
Join Date: Jan 2008
Location: Olympia, Wa
Posts: 2,772
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I'm not saying your idea isn't great and I have stayed at several that were like yours/ ours. But the price is unrealistic in most parts of the country. Cost of the extra land and a profit is needed, but I want free so I'm way out there.
LEN
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2004 Clss C 31' Winnebgo
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08-11-2015, 08:17 AM
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#32
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Junior Member
Join Date: Aug 2015
Posts: 22
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Cost of campground construction.
Wanna loan me about half a mil to build it?
Seriously though, I wonder what a ballpark price would be on a CG like this, with 50 to 100 sites? Anybody have any idea?
__________________
Joe & Annette
Approx. 5-6 years ago the National Association of Campground Owners published an article in which they stated their study revealed it cost an average of $12,000 per site for an RV park's infrastructure, not including the land.
That would mean 50 site: $600,000, or 100 sites: $1,200,000. (plus land)
Not cheap.
Also, I am a little confused by this problem of backing in from the drivers' side.
Most of the parks I have stayed in have 2-way streets and the registration office will direct you to your site in the correct direction to back in from drivers's side. Am I missing something?
arktvlr
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08-11-2015, 08:41 AM
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#33
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Senior Member/RVM #90
Monaco Owners Club
Join Date: Nov 2002
Location: Columbus, MS
Posts: 54,794
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Quote:
Originally Posted by jdoc
Joe, I know you said no fire pits but, what about a fireplace in the pavilion? One in the center of it would be great.
Jerry
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Yep, that would definitely be a "must have"!
__________________
Joe & Annette
Sometimes I sits and thinks, sometimes I just sits.....
2002 Monaco Windsor 40PBT, 2013 Honda CRV AWD
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08-11-2015, 09:06 AM
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#34
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Senior Member/RVM #90
Monaco Owners Club
Join Date: Nov 2002
Location: Columbus, MS
Posts: 54,794
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Quote:
Originally Posted by arktvlr
Wanna loan me about half a mil to build it?
Seriously though, I wonder what a ballpark price would be on a CG like this, with 50 to 100 sites? Anybody have any idea?
__________________
Joe & Annette
Approx. 5-6 years ago the National Association of Campground Owners published an article in which they stated their study revealed it cost an average of $12,000 per site for an RV park's infrastructure, not including the land.
That would mean 50 site: $600,000, or 100 sites: $1,200,000. (plus land)
Not cheap.
Also, I am a little confused by this problem of backing in from the drivers' side.
Most of the parks I have stayed in have 2-way streets and the registration office will direct you to your site in the correct direction to back in from drivers's side. Am I missing something?
arktvlr
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I've seen parks laid out like the drawing below. No matter which way you're driving, you can't back into the sites on the right from the driver's side.
__________________
Joe & Annette
Sometimes I sits and thinks, sometimes I just sits.....
2002 Monaco Windsor 40PBT, 2013 Honda CRV AWD
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08-11-2015, 09:18 AM
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#35
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Senior Member
Thor Owners Club Pond Piggies Club Outdoors RV Owners Club
Join Date: Jun 2000
Location: NE. Ohio USA
Posts: 5,974
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My peeve is where a campsite pad could have been easily graded to be level, it is unusable to most RV units. Yes, if gravel needs to be used, stop using that powdery stuff that when dry blows all over the place. The pea sized stuff the PA. State Parks uses works great. Have it used around the fire ring too. Some places use a dirt based gravel that when it is wet turns to mud.
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08-11-2015, 09:24 AM
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#36
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Senior Member/RVM #90
Monaco Owners Club
Join Date: Nov 2002
Location: Columbus, MS
Posts: 54,794
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Quote:
Originally Posted by Superslif
My peeve is where a campsite pad could have been easily graded to be level, it is unusable to most RV units. Yes, if gravel needs to be used, stop using that powdery stuff that when dry blows all over the place. The pea sized stuff the PA. State Parks uses works great. Have it used around the fire ring too. Some places use a dirt based gravel that when it is wet turns to mud.
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I agree Jim! I found a grey limestone for my drive at home that has absolutely no dust! I'm surprised that someone hasn't asked why I would not use concrete or asphalt for the roads and pads. I hate it because it retains so much heat! Of course, that would not be a problem in some parts of the country but it sure is around here!
__________________
Joe & Annette
Sometimes I sits and thinks, sometimes I just sits.....
2002 Monaco Windsor 40PBT, 2013 Honda CRV AWD
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08-11-2015, 09:37 AM
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#37
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Senior Member
Fleetwood Owners Club American Coach Owners Club Spartan Chassis
Join Date: Apr 2012
Posts: 667
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Great ideas, I don't understand how parks that do have trees, which I like, don't keep the trimmed off the roadway or site and at a height that they don't hit the rigs.
I have had the same thought about building an RV Park, too many Metro Areas do NOT have a RV Park. I think about Larger Metro Communities that would be a great place to visit, whether for Medical Reasons, Vacation, Sporting, Concerts, etc and no close proximity RV park.
Why wouldn't a City do some incentive for a blighted area near a major interstate and Health Care, Stadiums/Arena's, Entertainment Complexes within a 10 minute drive or close to public transportation? I wonder if it would work?
Great topic in my opinion you started!
__________________
Johnny Rotten
2009 American Eagle 42'
Trailering HD Road Glide and Saab 9.3 or Cadillac Escalade ESV
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08-11-2015, 09:39 AM
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#38
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Senior Member
Join Date: Jul 2015
Location: Sandy, Utah
Posts: 196
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I think prices are based on demand in that location and expenses. To level all spots perfectly and provide drainage is not an easy task at any site in the world. Don't forget discounts are the owner just giving profit away. Why does everyone want a discount? Why not give a discount to young couples under 25 and no one else. Why does this World think old people need a discount when they have 150 k MH 's?
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08-11-2015, 09:40 AM
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#39
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Senior Member
Monaco Owners Club
Join Date: Jul 2014
Location: Texas Hill Country
Posts: 474
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Quote:
Originally Posted by arktvlr
Wanna loan me about half a mil to build it?
Seriously though, I wonder what a ballpark price would be on a CG like this, with 50 to 100 sites? Anybody have any idea?
__________________
Joe & Annette
Approx. 5-6 years ago the National Association of Campground Owners published an article in which they stated their study revealed it cost an average of $12,000 per site for an RV park's infrastructure, not including the land.
That would mean 50 site: $600,000, or 100 sites: $1,200,000. (plus land)
Not cheap.
Also, I am a little confused by this problem of backing in from the drivers' side.
Most of the parks I have stayed in have 2-way streets and the registration office will direct you to your site in the correct direction to back in from drivers's side. Am I missing something?
arktvlr
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Our research is very consistent with this. Using a portion of land we own here in the Hill Country of Texas, the development costs and infrastructure required for a nice park doing much of the site work ourselves (not a 5star luxury resort) would easily cost $10k per site. We assumed a 30% occupancy (100 sites) year round with an average rate of $40 per nite. Some quick math indicates $438k gross income generated in a 12 month period. My working days are over (hopefully) so free labor/management isn't an option. Our very preliminary figures resulted in annual expenses (payroll, taxes, insurance, utilities, facility upkeep, etc.) to be in the $300k range.... and that's probably conservative. Note: these figures do not include any debt service or loan payments! My uneducated opinion is that 30% annual occupancy for this area is probably optimistic. I did not seek the rates of park owners in this general area as I shelved the idea.
The current and future park owners have my respect and utmost appreciation for what they undertake and the service they provide.
__________________
'98 Signature 42' Classic Suite purchased July 2000
Toads: (4 down) Jeep Grand Cherokee, Chevy 2500HD 4x4, or Scout Terra
Trailers: 28' HRC Stacker, 24' Look; contents vary per trip
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08-11-2015, 09:42 AM
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#40
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Senior Member
Monaco Owners Club Freightliner Owners Club iRV2 No Limits Club
Join Date: Jan 2011
Location: Avon Lake, Oh
Posts: 2,958
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In downtown Milwaukee, they have a RV park at the fairgrounds. Its a great location, close to everything. Its basically in a parking lot, but FHU and not cramped.
__________________
2000 HOLIDAY RAMBLER ENDEAVOR
40 FT--330HP CAT
2 SLIDES-TOAD 2012 focus
Fulltime-Home is where we park it.
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08-11-2015, 09:44 AM
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#41
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Senior Member
Thor Owners Club Freightliner Owners Club
Join Date: Sep 2013
Location: Youngsville, LA
Posts: 573
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Joe,
No swimming pool ??? what kind of place are you running here ??
__________________
Billy and Danielle
2013 Thor Palazzo 33.3
2019 Jeep Wrangler Unlimited Rubicon
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08-11-2015, 09:57 AM
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#42
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Senior Member
Join Date: Apr 2008
Location: On the Road
Posts: 1,223
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Need to include an adequate area for checking in. Been to places where one rig blocks the entrance. Overflow/guest parking. No obstructions, especially trees at any corner apex. No grand entrances with gates, planters, guard houses, which narrow the roadway to the point of making getting in to difficult. Keep the roadways wide and simple.
__________________
Dan & Arlene
2005 Monaco Dynasty Diamond IV
Chasing the good weather
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