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Commission approves Harris Hideaway RV Park preliminary plan amid debate on long-term use and housing credit
Summary
The commission granted preliminary approval for PSP26-06, an eight-space RV park at 100 West 400 South, subject to staff and JUC comments. Commissioners discussed whether short-term RV spaces can be counted toward affordable-housing metrics and asked staff to explore options for long-term conversion or development agreements.
The Hurricane Planning Commission voted June 25 to approve a preliminary site plan for Harris Hideaway, an eight-space RV park proposed at 100 West 400 South by applicant Stetson Harris, subject to staff and JUC comments and follow-up questions from planning staff.
Agent Eric McFadden outlined the plan: eight RV spaces with one unit designated for an on-site manager and most utilities already in place. McFadden said the layout is intended for short-term nightly rentals and that one or two spaces at the dead-end would be used for permanent trailers if needed for operations.
Commissioners spent significant time probing the difference between short-term RV parks and long-term mobile-home parks. Staff explained that the city’s and state’s reporting for affordable housing generally counts new and subsidized housing projects; short-term RV parks that are not subsidized typically are not credited in state affordable-housing tallies.
"I would prefer long term," said Stetson Harris, the applicant, when commissioners raised the possibility of longer-term occupancy; he also noted the financial calculus favors short-term nightly rentals in the current plan. Commissioners discussed a 4,000-square-foot lot-size standard that applies to long-term mobile-home parks versus the smaller, 1,000-square-foot standard used for RV spaces in this zone.
The commission approved PSP26-06 on a motion subject to staff and JUC comments. Planning staff were assigned to double-check whether development standards will require a six-foot wall or fence and to report back on whether an alternative development agreement or zone-change pathway could make long-term placements feasible and whether the project could count toward affordable-housing goals under state reporting rules.
Next steps: the applicant will work with staff to resolve technical standards, and the planning department will return with answers about fence/wall requirements and reporting implications for affordable housing.
