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> New park owners want input, New park owners want input
rockerpeople
post Mar 31 2004, 08:37 PM
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We are in the process of building an overnight park in Marshfield, MO, which is on I-44. Construction has not started yet as we are awaiting the approving wave of the city fathers. We will have only 17 sites due to land limitations. Since we are close to Springfield and Branson, we thought the overnight aspect might just work. We plan to make the park as user friendly as possible and would appreciate info from RV veterans on what they want and need. We did hire a consutling firm that done a great job on layout. This helped a lot since they knew all the turning radius of the big rigs, the pad widths, and lots of other things we hadn't thought of. So far, we plan on 20, 30, & 50 amp service, free wireless and plug-in internet at each site, cable hookups, phone at each site, handicap accessible shower in each restroom, pool, restaurant (Mexican and very good), concete pads and roads, pull throughs and back-ins, laundromat, and pet area. Any input you folks out there might have would be greatly appreciated. Thanks, Terry Evans, Evans' RVExpress
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Lance-a-Lot
post Mar 31 2004, 09:48 PM
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If full hook-ups were available, I wouldn't use the shower house as our RV has it's own shower. I would recommend a small laundromat and cable tv hookup. Good luck on your business venture.
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beastdriver
post Apr 1 2004, 09:01 AM
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Terry:

First of all, thanks for asking. If more RV park owners got input from the users, we'd all be a bunch happier!

I will address your question from the standpoint of a big rig owner. Others might have different priorities.

First, you indicated that you would be offering paved pads. I hope you mean the area where the RV is parked, and not just the patio area. Paving is important.

Secondly, please plant the bushes and small trees during the landscaping part so that they don't get in the way of trying to ingress and egress the site.

Thirdly, more and more folks are getting satellite dishes. Please bear that in mind when determing the retention and/or placement of trees.

Fourthly, please make the sites are wide enough so that, when your slideouts or awnings are out, you are not in your neighbor's face.

Fifthly, please provide a dog walk that is centrally located and convenient.

Sounds like you've adressed the other issues, turning radius, etc., etc.

You should have an excellent park, and we look forward to visiting it. smile.gif smile.gif
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janmcn
post Apr 1 2004, 02:27 PM
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Sounds like you're on the right track. For overnight use, we like LONG pullthroughs. 70' plus! Makes it much easier. Nice for you to offer wifi, cable, etc. I second the note about thinking about your bushes and trees. Also, keep in mind that there are lots more quad slides now, so width of space needs to be addressed carefully. Good luck!
Jan
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healfin2004
post Apr 8 2004, 09:16 PM
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You are definitely a breath of fresh air! We have been fulltiming since 1995 or there abouts and have witnessed the decline of friendliness in RV owners firsthand. Because you are stressing what an RVer wants, I hope you also achieve financial success in your endeavor and a new trend starts. WiFi and clean showers are important to me (Don't like all the humidity in my rig from showering), while cable TV and a laundromat are important to the little woman. Good luck and hope to visit you someday,
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steve c
post Apr 9 2004, 06:36 AM
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Great that you are doing research on what it takes to please us campers. However I suggest you do some financial research pronto. With only 17 sites (and as deluxe as discussed) this project cannot be economicaly good unless you are just doing this as a hobby.
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Snapdragon
post Apr 20 2004, 10:54 PM
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Been RVing fulltime for the past 11 years, so here is my input.

Please do NOT put rocks or rock gardens or any posts, obstacles or fire hydrants near or beneath bushes where we cannot see them or anywhere at the front of the property where we could cut a corner and hit them. Gravel at turning points in the driveway is best - not grass at entry. We don't like to mess up property. Likewise, if you plan on trees, make them near your office and shorter slow-growing trees/bushes near the sites. Don't plant trees where slideouts will eventually hit them in years to come. Think QUAD! We all have satelllites these days and need a view of the SOUTHERN sky. Most campgrounds don't trim their trees. This is a problem. Plan on a wide entry gate if you are putting one in. Security is important to most of us. We don't like scraping or pinstriping coaches that are nearly a MIL. Tight turns are not welcome, nor is traversing the entire park to get to our site. We like quick pull-in's, and we search for wide streets for EZ access to the site. Wide and long pullthrough sites are recommended. Paved streets keep down the dust as the big diesels raise a lot of dust!...and choke out your other guests when going through the park. There should be adequate room for towed cars to be parked next to or in front or rear of the RV without overhanging into the street. Nothing irritates more than to see trucks and cars overhanging the streets and RV's having to ask them to be moved out of the way.

Pets: I have them but here is a good rule of thumb to curb those who do NOT pick up after their pets. Give them a plastic bag and a goodie at registration, then tell them that if they are walking the dog that management could stop them and ask to see their "baggie", -- and if they don't have one, that they could be fined or evicted rom the park. This works. There are a lot of vacationers out there who don't realize or observe the pet pickup rules. They should be fined or asked to leave. If I can pick up - so can they. Pets are serious business. Some people want to ban pets - and we pet owners do not want to see that happen.

When I rent a property, that property is my territory and people or children should be told not to "walk over and through". (in the rules)

Ammenities: Keep in mind a SMALL laundramat as most rigs these days have washers and dryers in them and we don't need a laundramat. If we do - we can go to one in town. Keep in mind that those in big rigs are fully self-contained and don't need a lot of showers. Rarely do I go there. Don't need. Most of us use our rig. Yes, WIFI is important or a modem desk, but phone lines at the site are very welcome! You are thinking in the right direction. Oh, and we love grassy, well kept sites.

I think you have the idea. You sound like you will have a great facility-- but now for the fee? Can I afford it?
Is it going to be reasonable or a high-end resort? Some campgrounds are pricing themselves right out of the business and many of us are looking to the alternatives in parking. We don't like paying for ammenities that we do not use, esp. in the off-season when we cannot use a pool, tennis court, etc.

GOOD LUCK rolleyes.gif
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Guest_gloria4241
post Apr 21 2004, 08:33 AM
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I don't agree on the previous post about the laundromat being small. We don't all have washers and dryers in our campers and would like to have a nice place to do our laundry and do not want to go to town. Where are the laundromat's in town (the worst areas of town). I don't want to drag all my laundry in a car and back (bad idea). I do agree about the wide entries and some of the units are hard to maneuver in tight spots. No fences, bushes, trees near the road to cause problems turning. Also rates are usually lower in the off season when you cannot use the pool, etc, but I agree some are pricing theirselves out of business. At the beach in the summer, the rates are horrible, but off season they are reasonable. If you camp full time, you can go anytime, but people with children want the summer months. We try to go when there aren't as many children as our's are grown and we are over it! Like the nice quiet campgrounds after school starts.
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Chalet
post May 2 2004, 03:34 PM
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First of all remember that you are never going to please everbody ALL the time. It sounds like you are looking for only the big rigs and that is ok but you should realize that many campers enjoy their older Class A's, vans, ClassC's. popups and tents. These people don't need 50 amp, telephones, individual internet connections or huge sites. Have a different fee schedule and save yourself some bucks on the what is not neccasary and make more people happy.
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christyhicks
post May 31 2004, 06:40 PM
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I and my husband are 40-50 yrs old, travel on short trips regularly, 32' southwind with a tow car, soon to be a 40' MCI with a tow car, and here's what we look for in a park: the obvious. . .long pull throughs, concrete parking pads (more important than concrete patio area by far), some grass, some quiet, sewer, water, & electric, preferably 50 amp, and if I were going to set up a park, I would have a seperate pet area and make people use it, (one campground we stayed in, a man two doors down came over to the drivers side of our unit with his dog to do his thing, I guess thinking we wouldn't notice it because it wasn't right outside our door! What a slob!). mad.gif I would think it would be a lot cheaper to cater to adults than to have a pool and such for kids, but if you wanted to, you could have the pool and playground to one end and leave us, who want peace and quiet, on the other end!(I have 3 sons, barely grown, whom I love, but some people's kids. . .well. . .you know what I mean!) A small laundry room is always nice, because even with our big bus, we won't waste space w/laundry facilities. Personally, I use a Voicestream wireless card for my laptop, $29.00/month for unlimited usage, so I don't need wi-fi or anything, but I would agree that access to plug in to the phone line to use a toll-free number would be important to many. I don't mind paying $20-25/night if it's a nice, clean, green campground, but I like the discounts where you save $$$ if you stay longer! wink.gif Who doesn't? Be friendly biggrin.gif . . .you'd be surprised how many people complain about crabby park hosts! mad.gif
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CamperBob
post Jun 2 2004, 06:21 PM
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One of the previous posts said that you can't please everyone, and that is especially true with campgrounds. Some of the suggestions mentioned above describe the kind of "RV Hell" that we avoid. No trees? Concrete Pads? If I wanted that, I'd save my money and camp at Wal Mart. We want lots of big shade trees. The more the better to reduce our view of the other campsites. We could care less about cable, telephone, WI-FI, and all that. We have that at home. We don't have a TV in our camper, because if we wanted all the comforts of home, we'd either stay home or go to a hotel. We look for sites that are as far apart as possible, with lots of shade, a table and fire pit. "Seasonal" trailers are a big negative; they give you the feeling that you just rented a space at a trailer park. The facilities should be clean and in good repair, and above all else, the staff friendly.
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Beastdriver
post Jun 2 2004, 06:40 PM
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The previous post from "Camper Bob" is true when it comes to people who are looking for a "campground." Most of us are looking for an RV Park, and we like concrete parking pads, no trees, plenty of turn room 50 amps, and so forth. I guess, if you are building a new RV park, you have to decide what market you are going after, the older, smaller RVs, and those who like pop ups and tents, or the newer, bigger big rigs.
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Cheryl
post Jun 3 2004, 08:28 AM
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QUOTE
I guess, if you are building a new RV park, you have to decide what market you are going after, the older, smaller RVs, and those who like pop ups and tents, or the newer, bigger big rigs.

And then there are some of us who fall between. We have a 34' 5th wheel and like concrete pads under it, lots of turn room and 50 amp, however, we don't bring a TV or computer along. We prefer to enjoy the scenery and activities and the relaxation of where ever we choose to visit. We can watch TV at home anytime. As for the computer, the email will still be there when we get back. A laundromat is needed. We go for 3 weeks at a time and have to wash clothes halfway through. And I agree that a FRIENDLY staff is the most important feature.
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Sunflyer
post Jun 4 2004, 04:28 PM
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I agree with the post about deciding what market you are trying to cater to. The poster with the million dollar rig apparently isn't aware that he/she are certainly not typical RVers, but if you are catering to the luxury coach market then his remarks are right on target. If you are targeting family RVers then he/she would likely not be happy in your campground.

So it might help if you clarified from your business plan what your focus will be. Anything less than 30 ft. wide pads is too tight for our comfort zone, our slides and our awning. The laundry should have twice as many dryers as washers because it takes longer to dry and you end up waiting for the dryers with a pile of wet laundry. I use a wireless card on my pc but I think for the current time there are still many rvers who need and want a dial up jack to connect their laptop.

I'll tell you the one interesting innovation I saw in a campground once, the young couple that had just bought it came up with the idea of an RV Supersite. At the end of a row, it had a fenced in patio area with lighting, a nicer picnic table and chairs and a hot tub in the corner. A full grown tree shaded it as well. The fence could be locked while the Rver was off site to keep it private. It was set up so that there was a concrete pad on the outside the fence for the length of an Rv as well. While it was too pricey for this ordinary camper, it was rarely empty the two weeks we were there as any number of luxury RV's used it and paid almost double a night for it.

I think it would be nice if Rvers' could choose from an inexpensive basic pad with minimal to no hookups for an overnite all the way to a luxury site for top dollar. Hotels have many levels of service and amenities for different prices, I think a new RV park might be able to figure that out in some way as well. When I don't need something I'd like to pay less. When I want it all I expect to pay more.
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SfcNav
post Aug 9 2004, 12:22 PM
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I agree you aren't going to make everyone happy ALL the time. I can tell you of some of the experiences we've had and hope to avoid.

This is our first year with a pop-up trailer. We like to 'camp'. We take our crew with us to include two girls (15, 11) plus a friend each and the house pet ( a great big 75.5 lb black lab).

We ususally like the standard water/30 amp and we're set. We are weekenders so that's plenty for us. Husband likes a pull through and a nice level ground, makes pulling in and setting up quick and easy for him.

I like lot of trees so you can't see your neighbors as soon as they step out of their tent/trailer. We stayed at one place and their sewer lines were under our picnic table. ( not very nice) I had to hang sheets up on a clothes line just for some privacy while we were eating.

Also, the standard pool, mini golf and game room for the kids to hang out. I also agree with one of the previous posts to keep that in one area of the cg. Give people the choice of whether or not to stay close.

Nice CLEAN bathrooms are a MUST. We stayed at one cg and I was a little disheartened by the state of the facilities. There were so many seasonal people staying there I didn't feel as though they catered to the weekenders too much.

I also agree with the idea of making it mandatory for dog clean up. We are VERY considerate of our neighbors when it comes to our dog. She is very good and we would like to keep taking her with us. Bag checks are a great idea.

Finally, since we are weekend campers I think it might be a good idea to have all the transient campers together. I don't like going to a cg and being right in the middle of seasonal people. I don't like to feel like I'm in a trailer park.

So far this year we have been to 5 cg and are having an absolute blast. We love camping and have met many different types of people. Almost all of the campers we have met have been extremely nice. They have all said hello and some even helped the husband back up our first trip with the pop-up. We hope that trend will continue and we wish all happy camping.

SFC Nav
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