Ronald Ramos

San Marcos, CA (USA)
Role(s):
C-Level Executive (CEO, CFO, etc.)

High Country RV Park

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Location: San Marcos
Industry: Other
Year Founded: 2012
Number Employees: 1-10 people
Business Stage: Growth (not profitable)
Entity Type: Limited Liability Company
Description: "Serving the increasing number of citizens and retirees who have shifted priorities from maintaining a large residence to enjoying a full-time RV residency as a viable lifestyle." The vision is to create a nd (4-star) quality RV rental development including convenience-scale commercial/retail with indoor-and-outdoor recreational amenities, open space, hiking/riding trails by increasing the current number of full-hookup RV sites from 59 to 179, the maximum allowed under CUP 1335. The initial market strategy deliver a rental project with quality attributes attractive to renters wishing to make an extended-term residency or establish a vacation/second home in this quiet, scenic Southern California foothills location. Recessionary impacts have changed many owners/buyers into renters, and caused many to scale back their retirement goals, both of which market shifts match up well with the long term rental “High Country RV rental project” business plan. Park Model RV Units Key to this the adaptability of “Park Model” RVs to just such use. Recreational Park Model trailers come in various house-like designs with prices ranging widely from $15,000 to $60,000, with $32,000+. Units must be under 400 sq. ft. units 10-12 ft. wide by 36 ft. long. Their appearance is that of a house, often with a peaked and shingled roof. Porches or desks are frequently added, as are storage areas. Typically quality in appearance, Park Models often include interior lofts with fully functional bathroom, kitchen with all appliances, bedroom and living/dining rooms complete with furniture, carpeting and window treatments. and thermostatically controlled air heating-and-air-conditioning system. The units are delivered to a site, hooked up to the utilities there, and ready for occupancy that same day. While site built homes in similar locations typically cost $200k - $300k or more, Park Models installed onsite generally cost less than $50,000. Added to that would be annual site lease or the purchase price of an RV lot, making the Park Model an affordable vacation or retirement home. The approved site plan allocates 56 acres to the RV rental project including all the individual sites, roadways, recreation areas and open space. Based on developing 179 spaces within this area, the gross density for the RV rental project is 3.2 units (spaces) per acre. The typical design assumption for gross density for an upscale RV is 10 spaces per acre, and at that level provides adequate space for generously sized RV sites as well as the associated amenities. The RV site density is generous, and separation between RVs provides a truer feeling of privacy and a heightened perception of value in occupancy. Site sizes are 40 ft. wide and 80 ft. long. Some sites are larger and may garner pricing premiums for the oversized area provided. Where possible, the sites are oriented at 60 degrees to the roadway including site features and amenities (paved parking, concrete patios, etc.). The approved Site Plan as revised in 2007-2008 is available on request. It is on this site plan that the compiled pro forma estimates of construction/development costs are based, as well as the description of improvements/facilities proposed with elements of the development described as follow: Welcome Registration Center/Entrance This location, or the Recreation Center, becomes the rentals information center for all tenancy inquiries. Electronically controlled access gates will be installed on all roads entering the rental project to provide additional security. Offices, whirlpool spa, fitness room/gym, guests lounge, function rooms, and rest rooms/showers are provided at this location adjoining the outdoor pool all centrally located for convenient access from all of the property. The coin laundry facilities are located at three detached locations variously around the rental project grounds, their distribution make each conveniently accessible. Playground, Volleyball Court, Pool, Ponds and Hiking/Riding Areas Although much of the target market for the subject Park Model rental project will be empty-nest seniors, there nonetheless is demand for recreational outlets whether for park residents or their guests, children and grandchildren. The subject rental project includes: swimming pool, volleyball court, small play areas, maintained trails for hiking and riding, and open space areas with potential for eventual 9-hole/3-par golf course construction.