RV Park thoughts, suggestions & ideas.

   / RV Park thoughts, suggestions & ideas. #151  
Eddie, of course, a lot of things in RV parks depend on how they're designed, how utilities are installed, etc. When I first retired, we stayed in a local RV park for several months because my wife didn't retire until about 8 months after I did. It's an old park; pretty decent in most ways, but the water hydrants are very low to the ground (easier to keep from freezing, I guess) and since they are so close to the ground it would be difficult to hook a hose onto them, especially if you also wanted to use a pressure regulator, so they're turned 90 degrees or more. I'll never forget the two elderly gentlemen who stayed there for a week in a very small motorhome with three St. Bernard dogs. And those dogs preferred the water hydrant in the next site to urinate.:eek: I wondered if the next RVer thought the water tasted funny.
 
   / RV Park thoughts, suggestions & ideas.
  • Thread Starter
#152  
rox said:
I do think picnic tables are something that will "loose happy thoughts" jsut look at me, 10 years later, I still remember that the picnic tables were to wide to fit under my awing and that the ratio of seat height to table height was too great. When you set up one of the first things you do is grab the picnic table and put it where you want it. I do totally LOVE the idea of a lantern holder (in our case patio lights) holder attached to the picnic table. The T idea is excellent. The only thing about paint is, then you ahve to re-paint. I would say if you could get some pvc pipe as a lantern holder that would be ideal. Might want to consider white PVC so that you can find them laying around. I would vote to have them removable. People will want to take them out to put on a table cloth. Why not jsut drill 2 holes, one at an end and one in the center, and let people put the pole where they want it. i really do think this would make people really really happy. At all the campsires I have been at, people always have to jerry rig something to hang a lantern or patio lights.

WOW! what and eye opener, I jsut googled plastic picnic tables and they are like $700 & $800 Home & Garden: Recycled Plastic Picnic Tables & Patio Tables - The Builder's MarketPlace @ NorthWest Builder's Network, Inc.

That idea of having a vocational school or tech class make your pipes for the legs sounds like a good idea. Plus with the plastic tops and seats, you don't have to re-paint.

As I said earlier form a user perspective, i would really not have happy thoughts if the picnic tales were non movable. You may see this in parks in picninc areas, but peopel are not there for more than one meal, it is transient. If I am going to be at a site a few days or a week, I seriously want to move my picnic table under some shade.

What did you think of my idea of building a few sites that were fenced in for dogs? In this way people would not have to leave their dog on a leash, you could charge more for these sites. Advertise it as fenced in sites for your dogs (even for people with toddler children would like those sites) i know that idea is kind of 'way out there' and if you don't care for the idea my feelings will not be hurt.

My happiness factor will go way up if I had a picninc table with a built in lantern holder and two posts half way down the side lot lines so that i could string patio lights. the thing is if you string the lights from your camper all the way to the back of the lot, without support half way down, the run is to loong and the lights droop.

Possibly you could jsut dig a hole, pour in some cement and put in a pipe level with the ground so that the lawn mowers can mow over them. Then you provide a long pipe that slides into the holder pipe that is in the hole. I guess what i am trying to say is that the pipe in the cement is like a casing. If people don't want to use the upright pipes they jsut slide them out and lay them on the ground. Plain unpainted pipe is just fine I would think.

just imagine how pretty it will be to walk through the campground at night with patio lights framaing the sites. It is a way to have your site lit with low lighting that is away from your camper. Unles you get lucky on a site and there are existing trees, the only other place you can hang patio lights is from your awaning and that is not lighting the 'site' it is jsut providing additional ligting in an area that already has lights. I prefer to have lighting on my site, i always ran patio lights over to the fire pit. I jsut had another thought. The same pipe, sticking up on the lot line, can be used by both neighbors, if it had a T in there somewhere. That would reduce the project cost by half and also is is a very good indicator of where the lot line is, so people don't get into issues about it. It is a way to mark the lots as well.:D

Rox,

I agree that I need to give the picnic table issue more thought. The apeal to making them permanent is in the cost savings, but that might be a mistake that I need to reconsider. I've never really thought twice about a picnic table in most places, what's ther is what I use. Most or old wooden framed things that are in pretty bad shape. It's rare to find one in good condition, but I've never heard of it being an issue either. Just one more lesson I'm learning from this thread!!!

The idea of fencing for dogs isn't one that I'm getting. People have those little portable cages that they carry with them if they like that sort of thing, and others carry leashes and ropes. If things work out, I expect to have allot of people coming and going all the time, so the more neutral I keep the sites, the broader my apeal. Each site should be identical to the other as possible. Some will have pine trees, others oaks, but otherwise, I want to keep them all alike. Fences also have the wrong look to me. I will have two fences already in the park and one will be 8 feet tall. It's a big issue with me because I don't want it to look like some sort of prison. Having fences at each or some of the RV sites might apeal to the pet owners, but not all of them will use them and if your not a pet owner and you end up at one of those sites, I don't think you'd be very happy. I guess I just don't think the small advantage it will provide to a very few people outwieghs the negative impact it will have to the many.

There are also allot of non pet RV'ers who really, really hate pets at a park. It's a balancing act to keep both extremes happy. :confused:

As for the pole for a lanter or electric lights, I'm still working on that one. It's something people really enjoy and appreciate, so I'll do it. I just need to figure out what I like and what looks nice. PVC pipe has a cheap look to me that I'm usure about. Maybe grey pvc will be ok? Galvanized pipe would be ok, but they all have that amature look to them. I might have to just buy them or have something made from round stock and paint them black.

If anybody has some pictures of campsites with anything in them that they like, I'd love to see them.

Thanks,
Eddie
 
   / RV Park thoughts, suggestions & ideas.
  • Thread Starter
#153  
bmac said:
Oh, I've been reading this thread. As you can tell from my last reply, I just haven't had anything useful to offer. Looks like you are getting a lot of good suggestions. I'm thinking that, once the park is complete, it might be worth buying an RV just to come visit. Then I can say that I've stayed at "Eddie's Place".:D

bmac,

Every RV Park owner has told me that cabins are the biggest, bestest mostest in demand thing going right now!!! They are putting as many in as they can, where ever they can fit them.

My plan is to put in 4 right away and have the utilities and pads in place for 8 more. I'll also have an area cleared for another 20 to 24 cabins.

They will be one bedroom units with a queen sized bed, a full bathroom, kithenette area with a microwave, sink and mini fridge. It will be fully heated and Air Conditioned!! The front room will have two sofas, dinning table, TV and an open, vaulted ceileing. There will be a front porch with two cedar posts and a nice bench to sit on.

I plan to rent these to people who do not have an RV. There are allot of people who would love to have a place to go who do not want to spend the money on an RV, but also don't want to camp in a tent.

I really think the cabins are gonna be very, very popular. I've looked around this area to find one to rent for Steph and me for a weekend getaway and can't find anything decent or reasonable.

My target price for them will be in the $65 to $75 a night range. It's still to early to know what I'll have to charge to break even and then decide on a fair profit. In my head, I think $20 a night profit after expenses is very reasonable, but we'll have to see.

And of course, I'm looking forward to renting one to you at a special TBN discount. hahaha

Eddie
 
   / RV Park thoughts, suggestions & ideas.
  • Thread Starter
#154  
gemini5362 said:
Eddie I did not mention the verizon type service because to be honest I have never had it I know someone that is trying it out now but from what little bit I know about it I would think not enough bandwidth by far for your use. But I dont really know anything about that medium.

Fiber optics if you could get someone to run that out there and they MIGHT do it if you gave them enough buisness that could be cable or phone. That is the cadillac of bandwidth everything else is slowwwww in comparison. I worked at a place that used fiber optics to connect computers to 750 horse motors that had a varying load on them and they ran them in real time off of computerized controllers mounted in a different room. but getting someone to run it out there is the hard part I suspect you might try calling the nearest cable company or the phone company again and ask about that specifically.

My experience with running a T1 line was about 7 years ago. I had a buisness with a bunch of empty space and i wanted to run a t1 line so i could open an internet cafe. My experience with the phone company was a lot different than what you describe. They had me talk with a buisness engineer that went over prices on full T1 lines ( by the way a t1 line is a pair one for transmission one for recieving) and prices on fractional lines. They talked about the cost of leasing a router. ( back in those days a decent router was over 20,000.00 ) and basically talked me through everything I would need. Due to a change in marital status I sold my buisness before I set up the internet cafe. I am just guessing here but did you just talk to your phone company and is it a local company ? T1 lines are usually from Sprint or MCI or Bell etc. That is why I was asking the distance to the nearest POP. Let me know how your research is coming along and if you need me to look up anything for you

Gemini,

Thank you for all your help and advice. I'm still clearing trees and working on just getting them to burn!!! hahaha I hate to get too involved in this aspect of it other than general knowledge because it's changing so quickly. Just like you said about the Cat 6 wire. I didn't even know it existed. hahahha

From what little I know, I believe there is fiber optic close by, but I don't know what it will take to get to me and if that will be something that I can use for the internet.

I've only had the one conversation with a guy at the phone company and that's where I learned about Sub T1, which is really Fractional T1. I know the electrical company is working on getting the internet over the power lines and it's how they read my meter now. Of course, it might be ten years before that type of service becomes available, but who knows?

Every spring we have a converntion for RV Park owners and there are usualy quite a few internet providers there trying to sell there services. I'll go this year and see what the latest, greatest option are. hahaha But even better, I'll talk to more RV Park owners and see what they like and who to avoid!!!

Thank you,
Eddie
 
   / RV Park thoughts, suggestions & ideas.
  • Thread Starter
#155  
CurlyDave said:
...My plan was to use three PT 2x10's 12 feet long and cut them in half to 6 feet...

Eddie:

You might want to check before you use PT for picnic tables. It is treated with arsenic or copper, and while the toxicity of copper is lower than arsenic, it is still toxic to humans. I know I wouldn't want to eat from a PT picnic table.

- - - - - - - - -

A second question: Have you looked up the copyright on "Wild Kingdom"?

I know there is a TV show by that name, and someone might not take kindly to you using it for a wildlife-themed RV resort. I would look into this before I made up signs, brochures, logos, and did any advertising.

I bet "Lake Marabou RV Resort" would work just as well, and you could own the trademark & copyright.


Dave,

I've seen plenty of PT picnic tables, so I just assumed they would be fine. My understanding on the arsnic level is that it was removed because of people burning the scraps and it was going into the dirt and could eventually work its way into the table water. I never heard that this was proven, but those against it were able to present a strong enough case that it "could" happen, it was removed from the smaller sized lumber.

I'm not sure if 2x10 have the old type PT or the new stuff?

I'd idealy prefer a plastic type board, but when I priced them, it was crazy expensive. I might have to bight the bullet here and spend the money, but will spend some time looking for something other than wood before I commit to anything. If Trex and those products had more strength, I'd use them. I stil might if I redesign my frames.

The name "Wild Kingdom" isn't trade marked for RV Parks. I had a lawyer make sure it was ok to use before I registered it with the state. As an LLC, I have the sole rights to it in Texas.

It was explained to me that you can have the same name for something if it's not in the same industry or field. The TV show, Mutual of Omaha's Wild Kingdom or Dinsney's Wild Kingdom shows do not have any rights over an RV Park. My lawyer was pretty comfortable with it and sort of treated me as a child over my concerns. :rolleyes:

Thanks,
Eddie
 
   / RV Park thoughts, suggestions & ideas.
  • Thread Starter
#156  
mjarrels said:
I know this has been brought up before... dogs, dogs, dogs. I know people who have dogs that bark 24/7 and the owners must think its "cute". Have been to RV parks where dogs bark, grow, snarl at people walking by... owners just say he won't hurt you when in fact this is an act of aggression.

mark

Mark,

When guest check in, I'll have them also sign that they read the rules. One thing I really want on the rules is gonna be about them having control of there dogs at all times and no barking. Poop will have to be there responsibility too, but I'm really most concerned about the barking. When they sign that they have read the rules, then I'll be very comfortable kicking them out if they let there dog, or dogs bark. It doesn't matter what time of the day or night it is, barking dogs wont be tolerated.

Thanks,
Eddie
 
   / RV Park thoughts, suggestions & ideas.
  • Thread Starter
#157  
BTDT said:
Can't wait to come visit. We've camped at the Tyler State park several times (actually it's a Texas state park at Tyler). Anyway, lot's of things for you to think about. I know it's nice to have a place for the lantern, but I would want it away from picnic table because light draws bugs, and I don't like sharing my food with flying critters. For maintenance, seems like the picnic tables made from pipe, or angle with the fake wood (recycled plastic) would be better in the long run. I don't own any, but have seen them in some parks. Maybe some of those little tiki lights (cans of lamp oil with a wick) would work for a jungle effect. Have the poles in place, (corners of picnic table pad, down "property lines" between camp sites, etc) then sell the cans with fuel in your store. As for the garbage, the dumpsters or compactors should be out of the way behind a tall pile of dirt (levee) with access from road for trucks to empty. Being behind a dirt wall will keep the noise down, they will be out of site, and the lids could be left open so whoever is emptying the trash cart could just drive up levee and walk out on a platform that is over the dumpsters and throw the trash "down" into them. As for your lake and the swimming issue, put up signs saying "Please don't feed the gators!" Maybe have your image imposed next to a nice gator pic like you killed it and hang in your check in area. There is a museum "Dallas World Aquarium" in Dallas that is built inside an old abandoned building. It is like a rainforest in there, and one of the neat things they did is in the floor, they have animal tracks, leaf prints, etc. right in the concrete walkways. Pretty neat looking. Don't know if you could do this sort of thing with your concrete pads for picnic tables or not. Also, maybe you could have maps of park made into top of tables so buildings, trails, etc. would be readily available at each site.

BTDT

Tyler State Park is a huge draw. It's really who I want to compete with. They are where people want to go for the weekend or close to home vacations. It's a nice park on 900 acres with a 60 acre lake. That will be impossible for me to outdo, but I can offer better sites and amenties than they can at a the same price. I'm probably a little aragant here, especially since it's not built yet, but my goal is to outdo the State Park and have people come here instead of there. None of the other RV Parks anywhere around here are what I'd call a destination or place to go to. They are just places to stay when your in the area, or where you go if Tyler Stater Park is full.

Thanks for all the good ideas.
Eddie
 
   / RV Park thoughts, suggestions & ideas.
  • Thread Starter
#158  
Bird said:
I noticed, in the state park at Ray Roberts Lake, each campsite has a steel pole that's obviously bent or shaped at the top to hang a light on. I think they're all at the very back of each site. I agree that I would not want one on, or really close to, the table.

Bird,

I'm seeing the error of my ways. :D

Putting them in the table doesn't make allot of sense to me anymore, and Rox makes a good argument to have them someplace where they can pull double duty.

More to ponder. :D

Thanks,
Eddie
 
   / RV Park thoughts, suggestions & ideas. #159  
Eddie,

I have minimal experience with RV parks, only staying in one in a buddy's popup for a week in Texas for spring break, but how about this for a lightpole idea. Presumably, you'll need to mark each site with a number, letter, name, something to let people know that is there spot. What if you put up a cedar pole with a number plaque on it. Then mount some hooks or some such contraption on the back side of the pole to hang lights, lanterns, whatever from?

More along my lines, the fiber line will give you plenty of speed and bandwidth, but will be expensive. 'Connectorizing' fiber lines takes a special set of tools and skills and the contraptions that convert light into digital data are big bucks.
 
   / RV Park thoughts, suggestions & ideas. #160  
EddieWalker said:
And of course, I'm looking forward to renting one to you at a special TBN discount. hahaha

Eddie

Let me know when I can make a reservation. I'm packing my suitcase right now.:D
 

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