The Texas RV park layout: what the plan carries
Developers looking for an RV park designer, a layout company or a site plan architect in Texas usually need the same first drawing: a preliminary site plan that shows how many sites the land holds and what the county and the state will ask of them. In Texas that drawing answers to utility thresholds and county orders rather than to a state design code. Counties do not zone: as the Texas Association of Counties sets out LGC 232.101(b), a commissioners court may not regulate the use of property for business, residential or other purposes, or the number of residential units built per acre [1]. The state's part is TCEQ's water, wastewater and stormwater rules [2] and, since September 5, 2025, a campground fire standard [5]. The site count is what remains after roads, the water system, the wastewater system and the floodplain take their land.
The preliminary plan is a real first draft of the park, organized on one sheet:
- the entrance, office and check-in lane, and the internal road loop with its one-way and two-way widths and turnarounds;
- every site numbered and dimensioned by type: back-in, pull-through, buddy sites, and park model or cabin pods;
- the amenity core: clubhouse, pool, bathhouses, laundry, store, dog park, and RV and boat storage where the program carries it;
- the dump station, dumpster pads and maintenance yard;
- land held for the wastewater system and for detention, placed on the layout and sized by the engineer of record;
- phase lines, so each phase can be platted, financed and built on its own;
- a site data table: gross acreage, site count by type, sites per gross acre, pad and site dimensions, unit separation, setbacks, road widths, parking, and the connection and hookup counts that the TCEQ thresholds turn on.
The engineering is not in the plan. Grading, drainage and detention design, the water and wastewater systems and the electrical service are by the client's engineer of record, who seals them. Texas county orders draw the same line. Bandera County requires road and drainage plans "signed and sealed by a Professional Engineer" before preliminary plat approval [7], and Callahan County's RV park order calls for water system plans "sealed by a Professional Engineer" [8]. The preliminary plan is the layout those sealed sets are drawn to, and the drawing a developer takes to the pre-application meeting, to the lender and to the contractor pricing the site. It is the studio's preliminary site plan service, and the national standards behind each line of the site data table are on the RV park site plan hub.
The park's buildings have their own state thresholds. Under Occupations Code 1051.606(a)(4), as the City of Abilene's flow chart applies it, a private commercial building of not more than 2 stories or 20,000 sq ft is exempt from the requirement for an architect [9]. Accessibility runs on a separate track: a project with an estimated construction cost of $50,000 or more is registered with the Texas Department of Licensing and Regulation, and its construction documents are reviewed by a Registered Accessibility Specialist under 16 TAC 68.50 against the 2012 Texas Accessibility Standards [10, 11]. The rule also lets a local building official require registration for a project below $50,000 [11].
The state layer: TCEQ triggers and the campground fire standard
Texas regulates RV parks through utilities. TCEQ's RG-499 (revised February 2024) and its RV park compliance page set the thresholds that resize a layout [2, 12]:
| Trigger | Threshold | Effect on the plan |
|---|---|---|
| Public water system | "at least 15 connections or 25 people at least 60 days out of the year" [2] | TCEQ approval under 30 TAC 290 [2]; designed and sealed by the engineer of record |
| Wastewater permit | An on-site system treating over 5,000 gpd, "approximately 100 hookups" [2] | Above it, TCEQ says a domestic wastewater permit may be needed in place of an OSSF permit [12] |
| Construction stormwater | Disturbing 1 acre or more: TXR150000, effective March 5, 2023 and expiring March 5, 2028 [2, 13] | Small construction is 1 to less than 5 acres; large is 5 acres or more [14] |
| Utility status | Billing residents separately for water or sewer makes the park a utility needing a CCN under 30 TAC 291 [2] | Decide early whether residents are billed for water or sewer |
| Edwards Aquifer | Over the Recharge, Contributing or Transition Zone, "more stormwater requirements may apply" [12] | RG-499 lists "construction sites in Medina, Bexar, Comal, Kinney, Uvalde, Hays, Travis, and Williamson counties" [2] |
| Campground fire safety | NFPA 1194, 2021 Edition, other than Sections 1.1.1 and 5.1.1.1 [5] | In force from September 5, 2025 [6] |
The wastewater line is the one that moves the site count. Burnet County's adopted design flow is 100 gallons per day per RV space [15], and TCEQ's guidance reads: "If your OSSF treats more than 5,000 gallons of wastewater on-site each day, then you may need a domestic wastewater permit" [12]. County figures differ: Callahan County's RV order works from an estimate of 50 gpd per site [8]. Which flow the design uses, and so whether a first phase can stay on an OSSF permit, is set by the engineer of record. The plan's phase lines follow that answer.
The fire layer is recent. The Senate Research Center analysis of C.S.S.B. 1 (89th Legislature, 2nd Called Session) describes a new Chapter 762 that "Requires a campground to comply with the National Fire Protection Association 1194, Standard for Recreational Vehicle Parks and Campgrounds, 2021 Edition," excluding "a campground owned or controlled by a governmental entity" [5]. In the bill a campground takes in RV parks and commercial cabin properties, by reference to Water Code 13.087, and campground evacuation plans go to county or municipal emergency management [16]. For cabins in the floodplain, HSC 762.002(a)(1) requires "an emergency ladder capable of providing access to the cabin's roof" [16]. Per the House bill analysis, the bill also narrows what local governments may regulate on sanitation, electrical service, LPG and fire protection at campgrounds [17]. It followed the July 2025 Hill Country flood: RV PRO reported that "at least 44" of 136 deaths occurred camping or at campgrounds [18]. Note the edition: NFPA lists the 2026 edition of NFPA 1194 as current [19], while the Texas text names the 2021 Edition.
The numbers that set Texas apart are the ones it does not write. Florida caps RV parks at 25 units per gross acre with 1,200 sq ft per space (64E-15.002) [20]. No Texas state rule setting RV park density or site geometry was found; TCEQ's RV park guidance covers public water supply, wastewater, a ban on waste burning and stormwater [12]. Density is whatever a county order, a city code or the infrastructure leaves. How gross and net yield are counted is worked through in RV sites per acre.
The county layer: Chapter 232 and county RV orders
A Texas county controls an RV park through platting, infrastructure orders, floodplain permits and septic permits, not zoning [1]. Bastrop County's lodging and RV park requirements state that such developments "are subdivisions under Chapter 232" and cite Attorney General Opinion GA-1007 [21]. Which track a county applies to a leased-space park is the first question for the pre-application meeting, and the Bandera County model project works through it for one county.
State statutes set limits in every county [1]:
- Plat clock. Under LGC 232.0025 a county gives notice of an incomplete plat application within 10 business days and acts within 30 days of a complete one; extensions of up to 30 days need written agreement [1]. HB 3697 (2023) made parallel changes for county plats in Chapter 232, according to a 2023 legislative update in The National Law Review, a secondary source [22].
- Development plans. LGC 232.00285 bars a county from requiring a development plan unless other law explicitly authorizes it, and LGC 232.001(h) (2023) bars requiring an analysis, study, document or agreement that state law does not explicitly require [1].
- Fire water. LGC 232.109 lets a county require stored fire water: 2,500 gallons under 50 units; at 50 units or more, 2,500 gallons with centralized water or 5,000 gallons [1].
The county RV orders that exist write their own numbers. Each is a documented example that binds only in its own county, and together they are the benchmarks a Texas layout is checked against:
| County | Order | Numbers that shape the layout |
|---|---|---|
| Parker | Infrastructure Requirements for RV Parks, adopted December 26, 2023 [23] | 5.0 acre minimum tract; hardened pad at least 12 ft by 40 ft; 25 ft from public right of way, 15 ft from property lines and internal roads; 12 ft between RVs with slide-outs extended; 2 dumpsters plus 1 per 50 additional spaces; a driveway permit or TxDOT letter |
| Bastrop | Lodging and RV Park Developments, revised September 12, 2022 [21] | Reviewed as a subdivision, with a 30-day review under LGC 232.0025; all-weather access; base amenities for up to 50 spaces, plus one set per 30 additional spaces; "A Tiny House on wheels shall be treated as a Recreational Vehicle" |
| Wilson | Lodging and RV Park Developments, July 22, 2019 [24] | 10 ft between units; buried electric per NEC; 40 ft of public road frontage; 2,500 or 5,000 gal of water storage |
| Jefferson | Appendix 7, RV Park Development Regulations, 2023 [25] | One-way roads 20 ft, two-way 24 ft; cul-de-sacs with a 50 ft radius; 65,000 lb road design load; a cap on headwater elevation at internal culverts (Sec. 9.4); a preliminary site plan stage |
| Fannin | RV park regulations, November 14, 2023 [26] | A "maximum of 10 Recreational Vehicles per acre" |
| Callahan | Infrastructure Requirements for RV Parks [8] | 25 ft between RVs; 50 gpd per site wastewater estimate; PE-sealed, TCEQ-approved water and sewer specifications |
| Burnet | On-site sewage facility order [15] | 100 gallons per day per RV space for OSSF design |
Cities: zoning, the plat clock and the ETJ
Inside city limits an RV park is a zoning question, and often a discretionary one:
- Burnet: an RV park is "only allowed in Heavy commercial, District C-3 with a conditional use permit" (Ordinance 2022-34). The city moved the use from by right to a conditional use permit because the "use may not be compatible with surrounding uses of properties" [27].
- El Campo caps RV parks at 20 units per acre (Article 10.15) [28].
- Ferris zones RV parks into a district of their own (Section 154.019), with 22 ft by 36 ft spaces, 10 ft between units and 25 ft from property lines [29].
- Llano regulates RV and travel trailer parks in Chapter 62, Division 2 [30].
A city plat runs on a statutory clock. Under LGC 212.009(a) a city must approve, conditionally approve or disapprove a plat within 30 days after it is filed, and a plat it does not disapprove is approved by operation of law [3]. HB 3699, effective September 1, 2023, lets the applicant extend that period in writing for one or more periods of up to 30 days [3], and it requires each city to publish a completeness checklist, so that an application carrying every listed item is "considered complete" (LGC 212.0081) [31]. The same bill widened the delegation of plat approval to city staff [32]. It also took "plan," including the site plan, off the 30-day approval clock: a city may require a plat only where land is dedicated to public use, and it may not demand a study that state law does not explicitly allow [4]. A city site plan for an RV park is therefore not on the 30-day clock [4]. Where a groundwater availability certification is required under LGC 212.0101, the plat clock starts only when the certification is submitted (LGC 212.009(b-1)) [33].
On land in a city's extraterritorial jurisdiction the county plat may also need the city's sign-off. Waller County's regulations require "Approval of the appropriate jurisdiction when the subdivision is within the extraterritorial jurisdiction (ETJ) of that city" (Section 3.4.22) [34].
The ETJ itself can now be left. SB 2038 (88th Legislature), effective September 1, 2023, added Subchapters D and E to LGC Chapter 42, so that a resident or "the owner or owners of a majority in value" of an area may petition for release, and on a valid petition the city must "immediately release the area" [35]. The Texas Association of Counties gives the petition thresholds as more than 50 percent of voters or a majority in value of landowners, after which the county regulates the released area [1]. Under LGC 42.105(d), as the Supreme Court of Texas quoted it in Elliott v. City of College Station, the area is "released by operation of law" if the city fails to act by the later of the 45th day after receiving the petition or its next governing body meeting after the 30th day [36]. The petitions are being used: by December 15, 2023, Austin had received 191 direct-release petitions and released 74 properties [37].
County powers in practice: platting, flood and fire
Waller County shows the county toolkit on unzoned commercial land. Its Subdivision and Development Regulations recite that they were adopted "acting pursuant to Chapter 232, Texas Local Government Code" [34], and the county applies a fire code to commercial establishments based on the 2021 IFC, in effect from January 1, 2025 [38]. A plat is triggered by "the division of a tract into two or more parts with any of the tracts being 10 acres or less in area" (Section 2.22), and "No 911 address will be provided for any development type... until proof of adherence to platting regulations is confirmed" (Section 9.1) [34]. The Waller County truck stop and Montgomery County RV and boat storage model projects follow county paths like these step by step.
Flood is decided county by county. Counties adopt flood orders under Water Code 16.315; in Kerr County "A floodplain determination or permit is required for any work in the floodplain," and much of the county's floodplain is "Zone A," lacking detailed study [39]. After the 2025 flood, ProPublica and The Texas Tribune reported that "some local governments adopted their own, including limiting RV use in flood-prone areas" [40]. Where a county rental community order applies, Bandera's sets finished floors at least 1 ft above base flood elevation [7]. A Texas plan keeps sites, cabins and park models out of mapped and estimated flood areas and draws the park's exits. The flood study, the elevations and the drainage design are the engineer of record's.
Metro layers: Houston, San Antonio and Austin
Houston has no zoning. A development plat is required for new construction or exterior enlargement in the city and its ETJ under Code Sec. 42-22, and the Houston Permitting Center treats the development plat as a site plan approved under that section, filed as a detailed site plan in 2 copies [41]. Its flood rule is the number to draw to: new structures in the 100-year or 500-year floodplain sit at the 500-year elevation plus 2 feet, and critical facilities at plus 3 feet, under Chapter 19, effective September 1, 2018 [42]. Houston Public Works puts 31% of the city in the 100-year floodplain [43]. City detail is on the Houston site plans page.
Around San Antonio the Edwards Aquifer is the binding layer. In the city's ETJ recharge zone, SAWS Category 3 caps impervious cover at 15% for single-family, multifamily and commercial development (Ordinance 81491) [44]. Inside the city, the ERZD overlay applies over every base zone (UDC Sec. 35-521) [45], and the aquifer protection site development plan under UDC Sec. 35-B105 shows the scale, north point, floodplain preservation areas, recharge features, an erosion control plan and the impervious cover percentage [46]. See San Antonio site plans.
Austin's counties sit under the same program. TCEQ's Edwards rules in 30 TAC Chapter 213 reach Bexar and Comal, and Travis, Williamson and Hays around Austin, as RG-499's county list shows [2], and regulated activities there need TCEQ approval before soil is disturbed [47]. City detail is on the Austin site plans and Dallas-Fort Worth site plans pages, and the statewide picture on Texas site plans.
Approval paths, and where the unsealed plan fits
The approval paths Texas RV parks take differ, and the preliminary plan does different work on each:
| Path | Texas example | Where the preliminary plan is used |
|---|---|---|
| County infrastructure order, no zoning | Parker County infrastructure development plan [23]; Bastrop County, 30-day review [21] | Concept and pre-application review; the base the engineer's infrastructure plan is drawn on |
| County preliminary site plan stage | Jefferson County, before construction plans [25] | The preliminary site plan stage itself |
| County plat with a sketch stage | Bandera County sketch plan, "not required to be drawn with precision" (2.2.27) [7] | The sketch plan; the preliminary plan and plat are then prepared by a registered surveyor or engineer |
| City plat | LGC 212.009(a), 30 days after filing [3] | The layout behind the plat; the site plan itself is off the 30-day clock [4] |
| City zoning district | Ferris RV district (Section 154.019) [29] | Zoning review |
| City conditional use permit | Burnet, C-3 with a conditional use permit [27] | The CUP site plan and hearing exhibits |
| Houston development plat | Code Sec. 42-22, city and ETJ [41] | The detailed site plan the development plat is filed on |
| TCEQ wastewater permit | On-site systems over 5,000 gpd [2] | None: a sealed engineering stage |
Texas model projects and related plans
The RV resort in Bandera County carries the depth this page summarizes. It is a model project: a 150 to 250 site Hill Country resort traced through an unzoned county's plat rules, road and flood standards, groundwater proof, TCEQ triggers and fees, used to show how those rules shape the plan. The Waller County and Montgomery County model projects above show the county toolkit applied to a truck stop and to an RV and boat storage yard.
Related plans: RV resort site plans for the amenity-led program, campground site plans for tent and cabin programs, RV park rendering for the aerial and street views a commissioners court, a lender or an investor reads, the guide to RV park approval in Texas counties, and RV park regulations by state. RV park plans in other states: Florida RV parks, Arizona RV parks, North Carolina RV parks, Tennessee RV parks and Georgia RV parks. On the market side, the studio's notes cover zoning and floodplain rules for Texas RV parks and waterfront campgrounds in Texas. To start a Texas layout, send the parcel and the program.
Frequently asked questions
Does Texas cap RV park density?
Not at state level. Counties do not zone, and LGC 232.101(b), as the Texas Association of Counties sets it out, bars a commissioners court from regulating how many residential units are built per acre [1]. Per-acre figures still appear in county RV orders, such as Fannin County's "maximum of 10 Recreational Vehicles per acre" [26], and in city codes, such as El Campo's 20 units per acre [28].
What permits does an RV park need in Texas?
Usually a county infrastructure plan or plat under LGC Chapter 232 where the county applies one; TCEQ approval of a public water system at 15 connections or 25 people; an OSSF permit, or a TCEQ wastewater permit for larger flows; and construction stormwater coverage when 1 acre or more is disturbed [2]. Parker County adds a driveway permit or TxDOT letter [23], and in Kerr County any work in the floodplain needs a floodplain determination or permit [39].
When does a Texas RV park become a public water system?
At "at least 15 connections or 25 people at least 60 days out of the year," the RG-499 threshold [2]. A park with 15 or more water connections crosses it, and its water system goes to TCEQ for approval, designed and sealed by the engineer of record.
Can a Texas RV park run on septic?
Up to a point. TCEQ says an OSSF treating more than 5,000 gallons a day may need a domestic wastewater permit [12], which RG-499 equates with approximately 100 hookups [2]. Burnet County's order sets the RV park OSSF design flow at 100 gallons per day per space [15]. The engineer of record sets the design flow for the site and designs the system.
Can a Texas county require a site plan for an RV park?
LGC 232.00285 bars a county from requiring a development plan unless other law explicitly authorizes it [1]. Counties still run concept stages: Jefferson County has a preliminary site plan stage before construction plans [25], and Bandera County takes a sketch plan "not required to be drawn with precision" [7].
Does the Texas 30-day clock cover an RV park site plan?
Is there a statewide RV park safety code in Texas?
Yes, by reference to NFPA 1194. The Senate Research Center analysis of C.S.S.B. 1 (89th Legislature, 2nd Called Session) describes a new Chapter 762 requiring campgrounds to comply with NFPA 1194, 2021 Edition, other than Sections 1.1.1 and 5.1.1.1, excluding campgrounds owned or controlled by a governmental entity [5]. It was signed and took effect September 5, 2025 [6].
Who designs the grading and drainage?
The client's engineer of record. Bandera County requires road and drainage plans "signed and sealed by a Professional Engineer" before preliminary plat approval [7]. The preliminary site plan fixes the layout those plans are drawn to: roads, pads, amenities, and the land held for detention and wastewater.
Sources
- 1)County Subdivision Handbook (January 2026), on Local Government Code Chapters 232 and 42 (official text: Texas Legislature), Texas Association of Counties. Accessed 2026-10-09.
- 2)RG-499, guidance for RV parks (revised February 2024), Texas Commission on Environmental Quality. Accessed 2026-10-09.
- 3)Local Government Code Sec. 212.009, approval procedure for plats (Texas Legislature; text read via FindLaw), FindLaw. Accessed 2026-10-10.
- 4)Legislative update, September 1, 2023, Number 35 (HB 3699), Texas Municipal League. Accessed 2026-10-10.
- 5)Bill analysis, C.S.S.B. 1, 89th Legislature, 2nd Called Session, Senate Research Center, Texas Senate. Accessed 2026-10-09.
- 6)TX SB1, 89th Legislature, 2nd Called Session (bill history), LegiScan. Accessed 2026-10-09.
- 7)Bandera County Subdivision and Land Development Regulations (adopted April 21, 2005; revised through August 25, 2022), Bandera County, Texas. Accessed 2026-10-09.
- 8)Callahan County Infrastructure Requirements for Recreational Vehicle Parks, Callahan County, Texas. Accessed 2026-10-10.
- 9)When to Engage an Architect or Excepted Engineer (flow chart applying Occupations Code Sec. 1051.606), City of Abilene, Texas. Accessed 2026-10-10.
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- 12)RV Parks: Compliance Resources, Texas Commission on Environmental Quality. Accessed 2026-10-09.
- 13)Stormwater General Permit for Construction Activities (TXR150000), Texas Commission on Environmental Quality. Accessed 2026-10-10.
- 14)Stormwater TPDES Construction General Permit (CGP, TXR150000) Overview, Texas Commission on Environmental Quality. Accessed 2026-10-10.
- 15)Burnet County order for on-site sewage facilities, Burnet County, Texas. Accessed 2026-10-09.
- 16)89(2) SB 1, Senate Committee Report version, bill text, Texas Legislature. Accessed 2026-10-10.
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- 19)NFPA 1194, Standard for Recreational Vehicle Parks and Campgrounds, National Fire Protection Association. Accessed 2026-10-09.
- 20)Fla. Admin. Code R. 64E-15.002, Sites (Mobile Home, Lodging, and Recreational Vehicle Parks), Florida Department of Health (via Cornell LII). Accessed 2026-10-09.
- 21)Bastrop County Infrastructure Requirements for Lodging and RV Park Developments (revised September 12, 2022), Bastrop County, Texas. Accessed 2026-10-10.
- 22)2023 Texas Legislative Update: issues affecting real estate entitlement, The National Law Review. Accessed 2026-10-10.
- 23)Parker County Infrastructure Requirements for Recreational Vehicle Parks, Parker County, Texas. Accessed 2026-10-10.
- 24)Wilson County Infrastructure Requirements for Lodging and Recreational Vehicle Park Developments (July 22, 2019), Wilson County, Texas. Accessed 2026-10-10.
- 25)Appendix 7, Recreational Vehicle Park Development Regulations (2023), Jefferson County, Texas. Accessed 2026-10-10.
- 26)Order adopting recreational vehicle park regulations (November 14, 2023), Fannin County, Texas. Accessed 2026-10-10.
- 27)Ordinance 2022-34, amendment to Chapter 118 (RV park conditional use permit), City of Burnet, Texas. Accessed 2026-10-09.
- 28)Article 10.15, Recreational Vehicle Parks, City of El Campo, Texas (via eCode360). Accessed 2026-10-09.
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- 33)Local Government Code Sec. 212.009(b-1), groundwater certification (Texas Legislature; text read via public.law), public.law. Accessed 2026-10-10.
- 34)Subdivision and Development Regulations (amended December 6, 2023), Waller County, Texas. Accessed 2026-10-09.
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- 36)Elliott v. City of College Station, No. 23-0767 (txcourts.gov), Supreme Court of Texas. Accessed 2026-10-10.
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- 38)Fire Marshal, Waller County, Texas. Accessed 2026-10-10.
- 39)Kerr County Engineer, Kerr County, Texas. Accessed 2026-10-09.
- 40)Texas lawmakers repeatedly failed to pass flood protections. Some could have saved lives. (ProPublica and The Texas Tribune, May 9, 2026), NC Newsline (republished). Accessed 2026-10-09.
- 41)Approval of a development plat, Houston Permitting Center, City of Houston. Accessed 2026-10-10.
- 42)Floodplain Rules and No Zoning: What Houston Contractors Must Account for in Their Estimates (on Houston's Chapter 19), Raw Mags. Accessed 2026-10-10.
- 43)Houston Public Works Chapter 19 Floodplain Ordinance Summary, City of Houston. Accessed 2026-10-10.
- 44)Aquifer Protection Ordinance, San Antonio Water System. Accessed 2026-10-10.
- 45)Unified Development Code Sec. 35-521, Edwards Aquifer Recharge Protection (City of San Antonio; text read via elaws), elaws. Accessed 2026-10-10.
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