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Understanding the Role of Recreational Vehicles and Park Model Understanding the Role of Recreational Vehicles and Park Model Trailers as an Alternative Housing Option and the Barriers to their Use By Blaine Christopher Russell A practicum submitted to the Faculty of Graduate Studies in partial fulfillment of the requirements for the DEGREE OF MASTERS OF CITY PLANNING Department of City Planning Faculty of Architecture University of Manitoba Winnipeg, Manitoba Defense Date: December 13, 2006 Copyright (C) 2006 by Blaine Christopher Russell ABSTRACT This practicum investigates the use of recreational vehicles and park model trailers within the east central Vancouver Island area with the objective of developing an understanding of their use as an alternative affordable housing option. As part of this research, and in order to provide a base reference point for a later analysis within the study, a review of literature on the topics of homelessness, evolution of the travel trailer, mobile home policy, living in an RV on the street, living in an RV park, and the emergency use of travel trailers was conducted. In addition, this research includes a review of Provincial regulations such as the BC Building Code, Residential Tenancy Policy Guideline how they relate to the use of RV and park model trailers. As well, this study includes a review and analysis of the zoning bylaw of various local governments on Vancouver Island with respect to the use and classification of RV and park model trailers. This practicum forms a case study of local government officials, campground operators and recreational vehicle dwellers on the use of RVs and park model trailers within the study area. With respect to local governments, survey interviews were conducted with Staff to gain an understanding of the classifications systems used by local authorities and to gage their ii level of familiarity and understanding of manufactured accommodations. As well, a survey of Campgrounds and RV parks were conducted looking at indicators for long-term stay opportunities for RV and park model trailers. In addition, past and present RV and park model trailer dwellers were also interviewed provided insight on the reasons why people live in a recreational vehicle or park model trailers. iii ACKNOWLEDGEMENTS I would like to sincerely thank Dr. Ian Skelton for your continued patients and belief in me. Without your guidance as my advisor this would not have been possible. I would also like to generously thank the members of my committee Mr. Tom Yauk and Ms. Brigid Reynolds for your time, dedication, and input. To Ms. Gayle Jackson and Ms. Pamela Shaw and my colleges, I would like to thank-you for your kind support while I have been on this academic journey. To Dr. Larry McCann, I would like to thank-you for helping me discover a keen interest in the urban form. Finally, I would like to thank my friends and family, especially my parents Bill and Sandy Russell for your tireless support. To my daughter Kaylie, I would like to thank- you for your love and understanding while I have been working on all this. iv TABLE OF CONTENTS ABSTRACT..................................................................................................................................................II ACKNOWLEDGEMENTS....................................................................................................................... IV TABLE OF CONTENTS.............................................................................................................................V 1.0 INTRODUCTION ...............................................................................................................................1 1.1 GOALS AND OBJECTIVES ...............................................................................................................1 1.2 METHODOLOGY ...............................................................................................................................3 1.3 ETHICAL CONSIDERATIONS..........................................................................................................9 1.4 LIMITATIONS ..................................................................................................................................10 2.0 LITERATURE REVIEW.....................................................................................................................13 2.1 AFFORDABLE HOUSING AND HOMELESSNESS.......................................................................13 2.2 EVOLUTION OF THE TRAVEL TRAILER AND DEFINITIONS..................................................19 2.3 MOBILE HOME POLICY CHALLENGES ......................................................................................23 2.4 LIVING IN RVS ON THE STREET...................................................................................................27 2.5 LIVING IN A CAMPGROUND OR RV PARK.................................................................................30 2.6 DISASTER RELIEF AND THE USE TRAVEL TRAILERS ............................................................36 3.0 CASE STUDY........................................................................................................................................40 3.1 PROVINCIAL REGULATIONS AND THEIR IMPACT ON RECREATIONAL VEHICLES ........40 3.2 ANALYSIS OF PROVINCIAL REGULATIONS .............................................................................42 3.3 LOCAL GOVERNMENT BYLAW REVIEW AND ANALYSIS.....................................................44 3.4 LOCAL GOVERNMENT SURVEY..................................................................................................52 3.5 LOCAL GOVERNMENT ANALYSIS..............................................................................................60 3.6 CAMPGROUND AND RV PARK SURVEY ....................................................................................64 3.7 CAMPGROUND AND RV PARK SURVEY ANALYSIS................................................................69 3.8 RV AND PARK MODEL TRAILER DWELLER SURVEY.............................................................72 3.9 RV AND PARK MODEL TRAILER DWELLER ANALYSIS .........................................................78 4.0 CONCLUSION......................................................................................................................................82 4.1 RECOMMENDATIONS....................................................................................................................84 5.0 BIBLIOGRAPHY .................................................................................................................................88 APPENDIX A - ZONING BYLAW DEFINITIONS................................................................................98 APPENDIX B – LOCAL GOVERNMENT SURVEY...........................................................................110 APPENDIX C – RV PARK AND CAMPGROUND SURVEY.............................................................127 v APPENDIX D – RV AND PARK MODEL TRAILER DWELLER SURVEY.........................................136 APPENDIX E – REFERENCE MAP......................................................................................................147 APPENDIX F – INFORMED CONSENT FORM SAMPLE................................................................148 vi 1.0 INTRODUCTION Everyone at some point evaluates their shelter options with a desire to improve either the quality or affordability of their choice. In evaluating my own housing needs I began to look for an independent and affordable option. This desire to find an affordable housing option led me to consider recreational vehicles and park model trailers. While I have determined for myself that I am presently not in a position to undertake such a move, in the process of exploring this housing option, I became interested in the broader use of recreational vehicles (RVs) and park model trailers, from a planning perspective, as an alternative means of affordable housing. 1.1 GOALS AND OBJECTIVES The aims of this research are to develop an understanding of the use of recreational vehicles and park model trailers as an alternative affordable housing option, to understand the reasons why individuals have made the choice to use this option, and to examine the barriers imposed, as well as those opportunities afforded, by local governments. In addition, as there is very little written on recreational vehicles (RVs) and park model trailers, it is an objective of this practicum to begin to fill this knowledge gap. This practicum focuses on the use of RVs and park model trailers as a housing option on Vancouver Island. This region has been selected because of the mild nature of the local climate, where in a Canadian context, year round RV living is both possible and 1 quite probable. In addition, I am very familiar with this area as a long time resident. The applicability of the results to other areas will be considered as part of this study. This practicum attempts to answer a number of questions: ◊ To what extent are recreational vehicles and park model trailers being utilized as a residence on either a temporary or full-time basis? ◊ What are the reasons and/or circumstances under which individuals have made this housing choice? And are there cultural associations? ◊ What are the challenges and opportunities for individuals who reside in RV and park model trailers? ◊ What are the official positions of various local governments on Vancouver Island with respect to year-round accommodation in recreational vehicles and park model
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