RV Park/Campground Operator s Manual Chapter 9 Principles For Designing A New RV Park/Campground The Region The Site (Land) / maps, conditions, climate, topography, drainage, site evaluation Facilities / building programs, concept plan, phasing, building design Overview In previous chapters we discussed the pros and cons of building a new RV park/campground versus purchasing an existing one; elements of the feasibility study as well as development and licensing approvals. This chapter deals with the development of a new RV park/campground and assumes you now have your various approvals and licenses in place. If not, review Chapter 8 Development & Licensing Approvals. Hiring a consultant to assist you in the development of your land cannot be over-emphasized. This will ensure that you maximize what natural resources you have, and that the facilities you build are economical, functional, aesthetically pleasing, and located appropriately. Such things as cut trees, polluted water, and excavation scars cannot easily be replaced. The temptation to overcrowd or destroy too much of what exists can only lead to deterioration and excessive costs to upgrade. A feeling of permanence and maturity from the outset is a considerable advantage. In this context, creative preservation is more important than landscaping. A major part of this exercise is to achieve desired camping density with the greatest degree of sensitivity to the land as possible. In striking this balance, it is important to remember that maximum density is not the real objective. Maximum occupation of sites is what counts. While it may not be readily apparent in the RV park/campground s initial years, lower density and increased natural resources will provide higher occupancies thereby producing a more viable approach in the long run. As discussed in Chapter 2 Building or Buying Making the Right Decision, the planning process begins by consideration of your RV park/campground within the context of the region access, tourist attractions, recreation and other factors that will influence success. RV Park/Campground Operator s Manual 9-1
The next step is the land itself its physical features, amenities, and the best use of the different areas. This Chapter covers the facilities you will build, their requirements and inter-relationships. With an understanding of the region, the site, and facilities, you are able to determine a general concept plan, establish growth phases and proceed in greater detail to specific campsite and building design. The Development Plan With the site analysis (Chapter 3 Feasibility Study: Site Evaluation) completed, the concept developed, and the facilities selected and designed, it is possible to complete an overall development plan, showing roads, pathways, campsites and buildings. This plan should be drawn to a scale of 1in = 50ft or 1in = 100ft (see Useful Tip page 9-5 for guide), depending upon the size of the land and RV park/campground to be developed. Together with detail designs, it will form part of the set of drawings to be used for seeking approvals and selecting a contractor. see figure 9.1 for development plan example The Region Assessing regional factors All the access routes, tourist attractions, recreation and camping resources in the area, and how they relate to your location should be mapped and described. Information should include: a. Major highways and other roads. b. Resorts, communities, towns, or cities, with their interest points and services offered. c. Water bodies, including good areas for swimming, boating, and angling. d. Winter recreation areas, including snowmobile trails, ice fishing areas and ski resorts. e. Historic and cultural interest points. f. Natural areas of significant beauty, and hiking trails. g. Other tourist accommodation, including private and public RV park/campgrounds and their capacity. Such a map gives you a regional information package, and puts your RV park/campground in context. see figure 9.2 for an example of regional analysis RV Park/Campground Operator s Manual 9-2
Figure 9.1 The Development Plan RV Park/Campground Operator s Manual 9-3
Figure 9.2 A Regional Analysis RV Park/Campground Operator s Manual 9-4
The Site (Land) Base map preparation An adequate base map is very important. Too often the best intentions never materialize or, worse still, opportunities are not seen because of inadequate base information. Ideally, a base plan prepared by a land surveyor, which correlates a legal boundary description, is the most accurate and useful. This type of base is satisfactory for preliminary evaluation right through detail design. see figure 9.3 for example of a base map Useful Tip Surveys should be of a scale that is manageable relative to drawing size. As a guide, sites over 20 hectares (50 acres) should scale 1 cm = 50 metres (1" = 100') Sites under 20 hectares (50 acres) should scale 1 cm = 25 metres (1" = 50'). RV Park/Campground Operator s Manual 9-5
Figure 9.3 Base Map of the Site RV Park/Campground Operator s Manual 9-6
Important Information to include on your base map Legal property description. Location of all existing roads, road allowance, utility lines, utility easements, etc. Existing contours at contour intervals (usually in meters unless marked and at meter intervals). Existing high and low points should be indicated with spot elevations. The location and extent of natural water features such as lakes, rivers, shorelines, swamps, and marshes. The location and size of existing buildings and other structures. The outline of trees, forest cover and a general indication of maturity and type, e.g. deciduous and coniferous areas. Location of any special natural features such as rock outcroppings, and sand beaches. An indication of adjacent property uses and abutting features that must be considered in development of your site. Location of regional recreation systems such as waterways and hiking trails which abut or go through the property. If such detailed base mapping is not available or not feasible to commission, an accurate air photograph is a reasonable substitute. This may be particularly appropriate in the case of a prospective RV park/campground developer who is trying to locate a potential site within a regional area. Many of the techniques of land analysis can be accomplished with air photographs as a base but it should be emphasized that more complete base information is desirable for detail planning. At the very least, you should obtain the provincial sectional mapping (ordinance map) which usually occurs in scales of 1:50,000. This will give you some valid (though superficial) idea of land form, general site levels and tree cover, but it is not adequate for detail planning. Man-made conditions You can now plot relevant information on the base map. Begin by establishing the acreage in question, and locating property lines. Basic information on easements for such things as hydro lines, pipelines, transmission towers, and road allowances should be part of the legal description of the site. RV Park/Campground Operator s Manual 9-7
It is important that the accurate widths of such easements be known. The degree of alteration or development that can take place adjacent to or on an easement, if any, should be thoroughly understood. Means and quality of immediate access to the site should be investigated. This includes such things as the seasonal quality, construction quality and anticipated maintenance problems on existing roads, particularly related to the use of large recreation vehicles. Adjacent land uses should be recorded, understood and respected from both the campers and adjacent users point of view. These factors will have a great influence on planning the RV park/campground, particularly related to extending views, screening, privacy, and good neighbourliness. All man-made items on the site such as hydro poles, good or derelict buildings, old fence lines, etc. should be known and recorded. see figure 9.4 for a map of man made conditions Useful tip If the land is in a designated flood plain area the allowable uses on such flood plain should be understood and described. Local government authorities can provide the necessary regulations to determine the effect of such considerations on your property. Climate, topography and drainage The contour plan provides the basis to analyze the topography and drainage of the site. Initially, the site should be divided into areas of varying degrees of slope such as those ranging from 0-5%, 5-15%, and 15% + as illustrated on the plan. Some basic assumptions about the use of slopes can be made. RV Park/Campground Operator s Manual 9-8
Figure 9.4 Man Made Conditions RV Park/Campground Operator s Manual 9-9
Basic assumptions about the use of slopes Slopes 0-5% Slopes 5-15% Slopes over 15% If less than 2%, drainage can be a problem. Special measures should be considered for dispersal fields. Suitable for roads, structures, campsites. Limitations on certain kinds of development such as playing fields or campsites, without major stepping or regrading. Inaccessible for vehicles without major land alteration. Overuse would cause landslide and erosion. Development will be costly. Environmental damage will be significant. see figure 9.5 for map of topography and drainage see figure 9.6 for examples of slope importance Spot elevations will give an appreciation of the relative high and low points on the land. Swales, ridges, cliff edges and other topographic features should be identified for reference, as well as the general pattern and flow of surface drainage. On the same plan, climatic factors can be identified. The climate on a unified site (e.g., flat, open) usually offers little variation, whereas variations occur when the distribution and type of plant cover, the orientation and form of topography, and the type of surface materials vary. The location of structures and the presence or absence of water also affect local climate. RV Park/Campground Operator s Manual 9-10
Figure 9.5 Climate, Topography and Drainage RV Park/Campground Operator s Manual 9-11
Figure 9.6 Examples Where Slope of Land is Important RV Park/Campground Operator s Manual 9-12
1. Sun and wind In an RV park/campground development, sun and wind are important factors to consider. There are several examples of situations where sun and wind are key factors in a well designed site. a. East facing slopes receive morning sunshine and afternoon shade, therefore drying the campsite earlier and providing shade when the afternoon sun is hot. b. West facing slopes often receive a continual breeze (prevailing winds) and evening sun for recreational activities that occur in the late afternoon. c. North facing slopes retard snow melting, and allow longer duration for winter sports. d. South facing slopes are pleasantly warmer in cool weather, but can be the most unpleasant areas in hot weather. e. Cold air, humidity, smoke and mist collect in low areas. Depressions also retain moisture and cultivate pests and insects. f. High points are generally more insect free and dryer due to greater wind exposure. see figure 9.7 for examples of where sun and wind are important 2. Effects of climate on water Open water on the site is by far the most valuable resource to a successful RV park/campground. Water oriented activities depend on the quality of water itself, and on both wind and sun exposure. A bay area, well protected from prevailing winds, is least affected by weather changes while an exposed shoreline would be affected by fluctuation of currents and wave action. Turbulent water conditions require special precaution in maintenance and stability of beach areas, particularly if they are composed of fine grained sand. The protection and/or suitability of shoreline conditions in winter ice and break-up should be carefully observed and recorded. Anything at the waters edge should either be built like a fortress to take the stresses and strains of the conditions, or built so they can be removed for the winter. see figure 9.8 for effects of climate on water RV Park/Campground Operator s Manual 9-13
Figure 9.7 Examples Where Sun and Wind are Important RV Park/Campground Operator s Manual 9-14
Figure 9.8 Effects of Climate on Water 3. Soil conditions An examination of soil texture and depth is essential to determine its capability for septic tank leaching fields, grading necessary to drain, and construction suitability. Soil texture determines the rate of percolation coarser soils have higher rates of permeability. If insufficiently treated, sewage reaches the water table because of inadequate soil depth or texture, contamination of the surface and subsurface water resources will occur and present a serious health hazard. The capability of a site to support such a sewage system depends upon its characteristics of slope, depth to water table, depth to bedrock or other impervious stratum, soil percolation rates, and surface drainage. see figure 9.9 for example of soil texture examination see figure 9.10 for cross section of soils RV Park/Campground Operator s Manual 9-15
Figure 9.9 Soil Texture RV Park/Campground Operator s Manual 9-16
Figure 9.10 Cross Section of Soils 4. Vegetation and wildlife An analysis identifying the major types of vegetation on the site is basic for obtaining an appreciation of the potential use of that site. Vegetation provides soil stability, shade, shelter, a visual and noise screen, habitats for wildlife, and an aesthetic feature. On the site plan, broad areas of deciduous, mixed and coniferous vegetation associations should be identified with an explanation of their respective characters, e.g., mature managed woodlot, reforestation in rows, etc. The kind of vegetation in an area should influence the use to which it is put. Marsh and wetland vegetation, for example, is suitable for wildlife appreciation, not for camping. see figures 9.11 to 9.15 for examples of vegetation Useful Tip Vegetation is one of the RV park/campground s major resources care must be taken to save what you have in the first place then to use and maintain it to avoid deterioration. For additional planting, use native species similar to those found on the site to ensure a character that fits in, and include other plants that naturally grow well in the site situation. RV Park/Campground Operator s Manual 9-17
Figure 9.11 Vegetation and Wildlife RV Park/Campground Operator s Manual 9-18
Figure 9.12 Vegetative Sections of Different Types of Land RV Park/Campground Operator s Manual 9-19
Figure 9.13 Examples of Group Plantings RV Park/Campground Operator s Manual 9-20
Figure 9.14 Effects of Vegetation on Development RV Park/Campground Operator s Manual 9-21
Figure 9.15 Examples of Clearing and Cutting Trees RV Park/Campground Operator s Manual 9-22
5. Visual analysis Take a thorough look at your site. Walk over every inch of it, with map in hand, and mark out the features that will effect how you can use it. Both problem areas and opportunities should be noted. When making a visual analysis you are looking for two kinds of information: To gain an understanding of the resource inventory, the useful parts of the land, and the problems or opportunities you may have in laying out roads, services, camping areas and buildings. To establish the visual qualities of the land where are the best views? Is there a feeling of enclosure here, openness there? What parts are particularly attractive, and what parts are not. The idea is to ensure that the best aspects are preserved, and others are enhanced in your final development. see figure 9.16 an example of visual analysis see figure 9.17 for an example of visual characteristics Site unit evaluation A concept of landscape planning is the site unit, which means an area of land of uniform character that differs from neighbouring areas. The differences can be caused by vegetation or soil changes, by wetness (swamp or lake) or by steepness of slope. Thus a field, beach, stand of trees, swamp, or ridge would each be a site unit. Similarly a significant man-made feature, such as a road, parking lot or group of buildings, would be a site unit. The object is to establish which units are best suited to the various kinds of use you wish to have in your RV park/campground. Identify those which are intrinsically suitable (because of their character or sensitivity to wear and tear) to camping, to recreation, to heavy use, for buildings, and so on. Before you finalize the use of each unit, they should be broadly classified according to whether they should be preserved as they are, restricted to certain uses, or are capable of being extensively developed. see figure 9.18 for examples of site unit evaluation RV Park/Campground Operator s Manual 9-23
Figure 9.16 Visual Analysis RV Park/Campground Operator s Manual 9-24
Figure 9.17 Distinct Visual Characteristics RV Park/Campground Operator s Manual 9-25