When is an RV not an RV?

This spring owners of a species of RV known as "park models" at White Oaks RV Park at the Weirs wanted to do some remodeling, by adding sunrooms and porches. The park owner, Claire Normand, advised them to seek permits from the Planning Department. And the Planning Department and the Planning Board has been wrestling with the issue ever since.

In April 2002, the Planning Board approved development of White Oaks RV Park on the grounds that a campground was a permitted use and the condition that "no permanent attachments would be allowed to the RVs." Since then all sorts of questions have arisen, like what is an RV and what is a permanent attachment.

Since the city has no rules and regulations for either campgrounds or RVs, it must rely heavily on state law.

The definition of "recreational vehicles" in state law includes motor homes , vans, pickup campers, tent trailers and recreational trailers. A "recreational trailer" is defined as "a vehicular, portable structure built on a single chassis, 400 square feet or less when measured at the largest horizontal projections, calculated by taking the measurements of the exterior of the recreational trailer including all siding, corner trim, molding, storage space and area enclosed by windows but not the roof overhang." Furthermore, recreational vehicles must be designed not as a permanent dwelling, but for temporary, seasonal use.

But no legal definition aptly describes a "park model." They resemble nothing so much as miniature house. "Park models" come in a variety of styles from log cabins to gingerbread Victorians. Like RVs they are built on a single chassis and mounted on wheels. They vary in width from about eight-and-a-half to twelve feet, with a floor area of not more than 400 square feet. One manufacturers description notes that special permits are required to move the wider units, which "being less mobile are usually sited in a resort or RV park location for an extended term, typically several years."

The question facing city planners is whether the "park model" is an RV. Along with recreational vehicles, campgrounds are also open to "recreational camping cabins," which are defined as "a structure on a campsite, 400 square feet or less, calculated by taking the measurements of the exterior of the cabin, including all siding, corner trim, molding and area enclosed by windows, but not the roof or porch overhang, or log overhang at corners." Cabins must be designed for temporary dwellings for seasonal use. Could a "park model" be a "recreational cabin"?

Or could a "park models" be "manufactured housing"? The state defines manufactured housing as "any structure, transportable in one or more sections, which in the traveling mode, is eight body feet or more in width and 40 body feet in length and when erected on site, is 320 square feet or more, and which is built on a permanent chassis and designed to used as a dwelling unit."

Owners of the "park models" at White Oaks RV Park occupy their units only from April 1, when the park opens, to October 31, when the park closes, though the units remain on site year round. The larger "park models" are transported by commercial vehicles and they are larger than 320 square feet. If "park models" are considered "manufactured housing," they would subject to a different set of rules and regulations than RVs. I

Then there is the question of sunrooms, porches and other attachments. In approving the park the Planning Board stipulated there were to be no "permanent" attachments. But, the attachments in question can be removed, just as the "park model" can be transported.

So far, the only aspect of this issue that is at all clear is that what the Planning Board faces at White Oaks RV Park is not what it envisioned when it approved the application. And to compound the problem while the owners at White Oaks RV Park have patiently pursued the permitting process through the Planning Board, owners of "park models" elsewhere in the city allegedly have added on to their units at will.

Planning Director Dawn Emerson said she has been researching the issue and expects to make recommendations to the Planning Board in October. She said the unit owners at White Oaks RV Park hope to make modifications before winter.