County planners approve site design for RV park in Dundee
An RV park may soon join an already-approved wine tasting room on Highway 99W and Fox Farm Road in Dundee, pending county planners' approval.
Plans for the luxury RV park went before the Yamhill County Planning Commission last week, with planners unanimously approving the site design review. Any in opposition would have until Friday to file an appeal.
The property, located at 9960 N.E Fox Farm Road, is owned by Saj Jivanjee, whose application stated he lives in Newberg. Jivanjee's plan is to build the 15-acre parcel out in two phases. The triangular parcel is bordered by Highway 99W and Northeast Farm Fox Road, which includes some residential areas.
The property had a septic system already on site, according to planning documents. On the norther, nine acres of the property, Jivanjee plans to construct 87 spaces to park RVs, with two bathing facilities, a pool and clubhouse. In the second phase, he is proposing to convert 34 of the RV spaces into cottages of about 400 square feet each.
On the southern five acres, he is proposing to build a tasting room of about 4,100 square feet in size with parking, landscaping and a septic system.
A traffic study stated there were three entrances the parcel, with one serving as an emergency access point only. There will be at least one off-street parking space provided for each RV space, with additional parking for guests provided.
According to Jivanjee's application materials, the city allows for 25 RVs per acre; the proposal calls for around seven per acre. There will also be homes for a full-time resident site manager and a safety assistant for guests located on the property.
According to staff recommendations, to approve the plan, RVs could not stay at the park for more than four months and cabins can't be rented by the same occupant for more than four months in a year.
No home businesses can be operated from an RV park and storage units and other heavy equipment can't be placed in an RV spot, as well as several other requirements, such as appropriate permitting for the tasting room.
Jivanjee said in the application that the land is undeveloped and previously served as a dumping spot for concrete debris. It sits in Dundee's Highway/Tourist Commercial District.
According to a market study of the property, consultants deemed the best use of the property was to create the RV park, which will add to the economy of the area. The study also stated the cabins were necessary as they can be used for year-round vacationing, while RV parks are typically used more in the spring, summer and fall. Cottages will be rented on a daily rate.
Because the site was a dump for more than 20 years, the cost of restoring the site would have exceeded the costs for other commercial projects. As an RV park, most of the land can be restored as landscaping areas for a park-like environment.
Jivanjee bought the site in August 2018 and demolished several buildings, including a home and former chicken coop, as well as crushing the on-site concrete and repurposing it as gravel to cover the site.
The plan is plant more than 4,000 trees and shrubs to create a buffer zone. The architectural study states there was initially some concerns from nearby neighbors over the property, but those were ultimately withdrawn.
In July, more than two dozen neighbors met with Jivanjee and other developers. After hearing what Jivanjee was planning for the parcel, neighbors were then receptive and supportive of the project.
Several signed a letter of support to county commissioners. In response to neighbor concerns, the property will only allow "luxury RVs" and will provide water, power and sewer, so visitors will not need to operate diesel powered generators.
Jivanjee will also accommodate extra width at an access point for the right-turn lane on Highway 99W and the right turn lane along Farm Fox Road.
The application also states there is the possibility to accommodate a market in the future near the tasting room, which could support up to 20 different vendors.
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