What the site plan carries
An RV and boat storage plan is a yield drawing with the code check built in. It sets how many stalls of each type fit, where the canopy rows and enclosed buildings stand, how a motorhome or a boat on a trailer gets from the gate to its stall and back out, and which thresholds the layout crosses on the way. The studio's preliminary site plan for this asset carries:
- Program by stall type. Open stalls, covered canopy stalls (open-sided or three-sided), fully enclosed units and condo-style units, each counted.
- Every structure as its own object. Each canopy row and building is drawn and tabulated separately, because Montgomery County, Texas, states that "Every Commercial Structure (open or enclosed) and/or addition (open or enclosed) requires its own permit." [2]
- Circulation. Gate and queuing, drive aisles, turning paths for long rigs and trailers, and fire apparatus roads dimensioned for width and overhead clearance [1].
- Site data table. Acreage, zoning district (or "no zoning"), the use classification, stalls by type, structure count and square footage, impervious cover with gravel counted, open storage as a share of buildable area where a code caps it, setbacks, buffers and screen height.
- Constraint overlays. Floodplain boundary, the areas the engineer will size for detention, the utility district connection or septic field, and driveway positions.
Not included: drainage and detention design, utility engineering and fire protection drawings. The client's engineer of record designs and seals those on top of the layout.
Stalls, aisles and fire lanes
Two kinds of numbers shape the rows. Fire access numbers are code wherever the code is adopted. Stall, aisle, door and canopy dimensions are industry benchmarks, not code: trade press and operator figures that the largest vehicle on the rent roll confirms or overrides.
| Element | Number | Code or source type |
|---|---|---|
| Fire apparatus road width | 20 ft clear, exclusive of shoulders [1] | IFC 503.2.1 |
| Vertical clearance over a fire road | 13 ft 6 in [1] | IFC 503.2.1 |
| Fire road reach | Within 150 ft of all exterior first-story walls, measured along an approved route [5] | IFC 503.1.1 |
| Road width where a hydrant sits on it | 26 ft [6] | IFC Appendix D, D103.1 |
| Dead-end roads | 151 to 500 ft: 20 ft with a 120 ft hammerhead, 60 ft Y or 96 ft cul-de-sac; 501 to 750 ft: 26 ft [7] | IFC Appendix D, Table D103.4 |
| Single entry gate | Not less than 20 ft wide [8] | IFC Appendix D, D103.5 |
| RV stall width | 12 ft minimum, 14 ft preferred, for 8 ft 6 in vehicles (industry benchmark, not code) [9] | Trade press |
| Stall range | 12 to 16 ft wide, 30 to 50 ft deep (industry benchmark, not code) [10] | Operator blog |
| Canopy stall module | 12 ft stalls with posts about every 24 ft; 12x40 average stall (industry benchmark, not code) [11] | Trade press |
| Canopy clearance | Minimum 14 ft structural clearance (industry benchmark, not code) [9] | Trade press |
| Drive aisles | 45 ft for angled canopies, 50 ft for enclosed units (industry benchmark, not code) [11] | Trade press |
| Straightening distance | About 75 ft of aisle for a 50 ft rig (industry benchmark, not code) [10] | Operator blog |
| Vehicle envelope | RVs up to 55 ft long, 8 ft wide plus 16 in mirrors each side, over 10 ft tall before rooftop equipment (industry benchmark, not code) [12] | Trade press |
| Enclosed unit door | 10 to 12 ft wide is safe, often 14 ft (industry benchmark, not code) [12] | Trade press |
| Largest units marketed near Conroe | 14x90 (operator listing; industry benchmark, not code) [13] | Operator listing |
| Storage aisles, Apex | 21 ft one-way, 30 ft two-way [4] | UDO Sec. 4.4.5.G.14.k(i) |
| Car parking and driveways, Conroe | Stall 20 ft x 9 ft minimum; driveway 25 to 45 ft [14] | Commercial checklist |
Montgomery County enforces the 2024 IFC with Appendices B, C, D, H, I, J, L and P, effective May 14, 2025 [15]. The 20 ft and 13 ft 6 in figures above are the IFC 503.2.1 model text as the ICC publishes it in the 2021 and 2018 editions [1, 16]; the county's 2024 adoption is the edition its fire code official applies. In other jurisdictions, Appendix D binds only where the adopting ordinance names it [8].
Where an aisle doubles as a fire lane, the fire numbers govern: 20 ft clear and 13 ft 6 in overhead. That sets the minimum eave height of every canopy that spans or overhangs one [1]. At the benchmark aisle widths of 45 to 50 ft (industry benchmark, not code) a canopy aisle is already wider than a 20 ft or 26 ft fire road [11, 1, 6], so the fire questions that move the layout are dead-end length, turnarounds and gate width [7, 8].
Apex writes the turning rule in words rather than numbers: "Appropriate access and circulation by vehicles and emergency equipment shall be ensured through the design of internal turning radii of aisleways." [4] That is the working position everywhere. The aisle that lets a driver back a motorhome or a boat trailer into a stall in one move comes from the turning template of the largest vehicle in the program. The plan draws it; no table supplies it.
Canopy, enclosed or open stalls
The stall mix decides cost per space and the size of the permit file. The cost column is builder ranges from national trade sources published in 2025, not Texas or site-specific bids [17, 18, 19].
| Stall type | Construction cost (builder range) | What it does to the permit file |
|---|---|---|
| Open, fenced, asphalt | About $15 per sq ft (builder range) [18] | Paving counts toward the drainage trigger; the county form also lists crushed rock and limestone as impervious cover [2] |
| Canopy, structural only | $9 to $14+ per sq ft (builder range) [17] | Each canopy is its own development permit in Montgomery County [2] |
| Canopy, turnkey | $36+ per sq ft (builder range) [17]; a second trade source puts it at about $32 per sq ft, with the metal building about $8+ per sq ft, about 25% of turnkey (builder range) [19] | Eaves over a fire lane clear 13 ft 6 in [1] |
| Three-sided canopy | $3 to $5 per sq ft more than standard (builder range) [17] | As for an open canopy |
| Fully enclosed | $56+ per sq ft including doors (builder range) [17]; an alternate range of $50 to $65 per sq ft (builder range) [19] | Fire code review for any freestanding building over 500 SF [20] |
| Condo-style | $72+ per sq ft (builder range) [17] | Apex allowed vehicle storage condos with bays up to 4,000 SF, by condition [21] |
Two Texas accessibility filings carry owner estimates, not measured costs: Alfalfa RV and Boat Storage in Lago Vista, a canopy project, at $1,400,000 for 47,000 SF, about $30 per SF (owner estimate) [22], and CY-TEX in Cypress, a mostly open project registered June 18, 2025, at $600,000 for 70,000 SF, about $8.6 per SF (owner estimate) [23].
Montgomery County's packet is explicit about canopies. Each structure permit costs $150 + $0.015 per sq ft, and "Development permits expire 180 days from the date they are entered into our permitting system, regardless of their review status." [2] The county's fire code permitting page batches review: "If you submit 10 Development Structure Packets in one day, only one Fire Code application is needed for that set." A submittal the next day starts a new fire code review [20]. A plan with many canopy rows is therefore drawn so the rows can be permitted in groups, as construction reaches them.
Open stalls are not a way around drainage review. The county's drainage plan applies to "Construction projects exceeding 15,000 square feet of covered area, on the entire property, including building footprint, concrete or asphalt parking areas," and the county form lists "crushed rock, limestone" among impervious cover entries [2]. The Drainage Criteria Manual, adopted August 26, 2025, lists "Concrete, Asphalt, Gravel, Road Base Material and Roofs" at 100 percent impervious with a runoff coefficient of 0.85, and allows no increase in peak flow leaving the project [3]. Switching a yard to gravel does not reduce its detention volume in the county [3].
Canopies and enclosed buildings under the building code
Code officials commonly describe open RV covers as Group U carports, and note that no fire separation is required where the supports stand 5 ft or more from the property line [24]. IBC Section 406 classifies carports as Group U and requires them to be open on at least two sides [25]. Treatment varies by authority having jurisdiction: in one operator's anecdote, an authority demanded a fire wall in a 9,000 SF canopy, and the answer was to split it into two canopies separated by 25 ft [26]. A single anecdote, but it is why long canopy rows are drawn with breaks.
Where an enclosed building is classed as Group S-1, IFC and IBC 903.2.9 require sprinklers for an S-1 fire area over 12,000 SF, a fire area more than three stories above grade plane, combined S-1 fire areas over 24,000 SF, or an S-1 fire area for commercial motor vehicle storage over 5,000 SF [27]. Whether private RVs count as commercial motor vehicles is a question for the local authority, and one operator reported having to sprinkler RV garages [26]. The plan shows each building's footprint and fire area, so the engineer of record can test it against the adopted edition.
Screening and buffers
Screening is where the outdoor yard meets the neighbors, and it recurs in the storage approvals documented here.
| Jurisdiction | Rule | Code or record |
|---|---|---|
| Apex, North Carolina (open RV and boat storage at a self storage facility) | No more than 25% of buildable area, "entirely screened from view from adjacent residential areas and public roads by a building and/or solid fencing with landscaping on the outside of the fence" [4] | UDO Sec. 4.4.5.G.14.e |
| Kansas City, Missouri | Outdoor storage of operational RVs, commercial vehicles and watercraft on up to 25 percent of a self storage site, kept off right-of-way and residential edges and screened under 88-425-09 [28] | Code 88-369-02 |
| Roseville, California (5750 Baseline Road) | Outdoor RV and boat stalls at least 60 ft from residentially designated properties [29] | Staff report, Feb. 25, 2021 |
| Casa Grande, Arizona | Stored materials inside a fully opaque wall or fence at least 6 ft tall; no storage in the street-side half of a front or street-side setback, or in any interior side or rear setback [30] | CGMC 17.58.030 |
| Pinal County, Arizona | Stored items totally screened from view, with the screen no higher than 6 ft; outdoor storage only once a primary use is established [31] | PCDSC 2.185.100, 2.185.020 |
| Conroe, Texas | A 6 ft opaque fence or an equivalent combination of trees and shrubs next to an existing residential area or homestead [14] | City ordinance, cited in the commercial checklist |
| Grove City, Ohio | Council may condition screening (landscaping, walls, fencing), setbacks, access, paving, hours and dust or glare controls on an outdoor storage permit [32] | GCC 1135.09(b)(12)E |
| Henrico County, Virginia (truck and trailer yard rezoning) | An 8 ft wooden fence around gravel storage with transitional buffers; staff questioned whether fencing could screen trailers about 14 ft tall [33] | REZ-2025-102340 staff report, June 15, 2026 |
| Unincorporated Montgomery County, Texas | No zoning, so no zoning screening standard applies [34] | County codes letter |
Hearings can add to the code minimum. At the Pinal County Planning and Zoning Commission meeting of Feb. 20, 2025, the Commission asked another applicant, a 160-acre solar project, to consider "a 6' CMU wall around the entire facility" [35]. Maricopa County's special use permit for Brown RV and Boat Storage set operating hours of Monday to Saturday, 7 am to 5 pm [36]. The plan shows the wall line, its height and the landscape strip outside it, so the condition can be priced before the hearing.
How the use is classified and zoned
The same yard can be a by-right accessory use, a special use or an unregulated one, depending on the code. The documented treatments:
| Treatment | Example | What it means for the plan |
|---|---|---|
| No zoning | "Montgomery County does not have zoning regulations, and does not issue Certificates of Occupancy for buildings or structures." [34] The City of Conroe "does not have a Zoning Ordinance" either [37] | Permits only; the occupancy gate is the Fire Marshal's Certificate of Compliance [15] |
| Accessory to self storage, capped | Kansas City, up to 25 percent of the site [28]; Apex, up to 25% of buildable area [4] | The cap is a line in the site data table |
| Accessory to self storage, district-limited | Jupiter, Florida: RV and dry boat storage accessory only in WP, WPL, I-1 and I-2, in a designated area shown on the site plan [38] | The plan delineates the RV area |
| Barred as accessory in urban districts | Raleigh UDO 6.5.5: no outdoor boat and RV storage in CX under an Urban Frontage, or in DX [39] | An industrial or non-urban site |
| Outdoor self storage use that includes vehicles | Charlotte UDO Article 15: a "Self-Storage Facility: Outdoor" may include motor vehicle, RV and marine vehicle storage, with unit doors turned away from the public right-of-way [40] | Self storage use standards apply |
| Rezoning to a commercial district | Pinal County PZ-016-24, Arizona Quality RV and Boat Storage, 2.84 acres from GR to C-3, approved 7-0 on Feb. 20, 2025 [35] | A hearing on the district change |
| Stand-alone use by special use, conditional use or land use permit | Maricopa County SUP Z2020049 [36]; Roseville CUP [29]; Contra Costa County land use permit in A-3 with a Boat Storage (-BS) combining district [41]; Lake County, Florida CUP-16-06-5 in Agriculture [42]; Grove City special use permit for outdoor storage [32] | A hearing, with conditions on hours, screening and validity period |
| Rezoning or SUP in a small Texas city | City of Montgomery: two Planning and Zoning hearings and one Council hearing [43]; an SUP takes an affirmative four-fifths Council vote under Sec. 98-27(a) [44] | Discretionary, with a protest threshold |
Kansas City's cap and Maricopa County's stand-alone approval show why the classification goes on the sheet: the first limits the yard to a quarter of a self storage site [28], while the second approved a yard of 12 canopy rows by special use permit [36]. For indoor and climate controlled storage, see self storage site plans.
In Texas, land inside a city's extraterritorial jurisdiction can leave it. Since SB 2038 took effect on Sept. 1, 2023, a landowner can petition for release [45], and a released area may not be put back into the ETJ unless the owner asks (Sec. 42.105(e)) [46]. A storage parcel near Conroe or Montgomery is worth checking for ETJ status before the plan picks its rule set.
Approval paths
| Path | Jurisdiction | Sequence | Published numbers |
|---|---|---|---|
| Ministerial permits | Unincorporated Montgomery County, Texas | Development permit per structure, non-structure permit for site work, drainage plan, fire code permit, TCEQ construction stormwater coverage, Certificate of Compliance [2, 47, 15, 48] | $150 + $0.015 per sq ft per structure [2]; non-structure permit $200 [47]; civil review $2,000 plus $50/acre at 2 acres or more [49]; $225 NOI [48] |
| Engineering permit, no zoning | City of Conroe, Texas | Pre-development meeting, required since Sept. 12, 2024 [50]; Commercial Development Permit from Engineering, Clearing and Landscape permit, building permit [51] | Sealed engineering sheets; detention on tracts of 1 acre or more [14] |
| Discretionary hearings | City of Montgomery, Texas | Pre-development meeting, escrow and feasibility study, rezoning or SUP, plat, construction plans, building permit, CO [43] | $5,000 minimum feasibility escrow; study about 45 to 60 days; $500 + time and materials per zoning action [43]; four-fifths vote for an SUP [44] |
| Rezoning | Pinal County, Arizona | Planning and Zoning Commission, site plan, dust permit, ADEQ construction stormwater NOI [35, 52, 53] | Dust permit at 0.1 acre or more [52]; AZPDES AZG2025-001 NOI $527.93 (FY27) for more than 1 to 50 acres [53] |
| Special use permit | Maricopa County, Arizona | Commission recommendation, Board of Supervisors [36] | Recommended 9-0 on Dec. 9, 2022; Board report Jan. 25, 2023 [36] |
| Conditional use permit and design review | Roseville, California | Planning Commission [29, 54] | Approved Feb. 25, 2021 with a Negative Declaration; extension approved May 11, 2023; the CUP takes effect when an occupancy permit issues [29, 54] |
| Special use permit | Grove City, Ohio | Planning Commission findings, Council ordinance [32] | $100; Planning Commission acts within 60 days; void if not commenced within 6 months [32] |
Two stormwater thresholds apply on Texas sites. TCEQ says "If you disturb one or more acres ... you do need coverage," and sites that "disturb five or more acres" are large construction sites [48]. Montgomery County requires a post-construction stormwater maintenance plan to be recorded at 1 acre or more [2].
The discretionary path carries its own risk. In the City of Montgomery, a protest signed by the owners of 20% or more means the change needs a three-fourths vote of the governing body under Tex. Loc. Gov't Code 211.006, and a denied request "may not be re-filed ... for six (6) months" [43].
Which stages take an unsealed plan
- Montgomery County development permit. The packet asks for a site plan "no larger than letter size," and no seal is stated for it [2].
- City of Montgomery pre-development meeting. The handbook asks for a "land plan, conceptual plat, preliminary land plan, and location map"; for a rezoning or SUP, "A site plan. If there are existing structures, parking, curb cuts and drainage they must be shown." No seal is stated for either [43].
- Conroe pre-development meeting. The 2011 development guide lists an agenda, conceptual site plans and project drawings [55].
- Hearing exhibits elsewhere. The Henrico County rezoning above was reviewed on a "Conceptual Layout Plan dated November 8, 2024" [33].
- Sealed stages. The county drainage manual requires that "Any and all engineering construction drawings, drainage reports, geotechnical reports, and all other engineering documents" bear the seal of a Texas Licensed Professional Engineer (DCM Sec. 1.2) [3]. Conroe commercial plan sheets carry a PE seal under Ord. 94-182(c), on 24 by 36 sheets with the engineering firm number [14]. The county fire code official may require design submittals to "bear the stamp of, a registered design professional" (County Fire Code 104.4) [15]. Final engineering in Texas carries the seal, signature and date before release (22 TAC 137.33(f); Tex. Occ. Code 1001.401(b)) [56].
In every case the preliminary plan is the layout the engineer of record builds the sealed set on. The preliminary versus final site plan guide covers the handoff in general terms.
What the engineer of record adds
- Drainage and detention, under the county Drainage Criteria Manual: zero increase in peak flow, and 5-, 10- and 100-year design storms on NOAA Atlas 14 [3], delivered as a civil set on a thumb drive with the permit packet [2].
- Site work (grading, paving, detention) under the county non-structure permit [47].
- Floodplain work. A permit is required for any work in the 100-year floodplain [57].
- Water and sewer. A utility district letter dated within one year, or a septic design [2]; within 2,075 ft of Lake Conroe, an SJRA permit as proof of sewer [57].
- Fire protection. A hydrant within 400 ft of the property, or NFPA 1142 on-site water such as a tank or dry hydrant [58]; private fire mains to NFPA 24 from the property line (Sec. 903.3.5.3) and a 10 psi minimum sprinkler safety pressure where sprinklers apply [15].
- Structural design of canopies and metal buildings, which in Texas is PE-sealed for permit under 22 TAC 137.33 [59].
- Stormwater permits: the SWP3 and NOI for TCEQ coverage [48] and the recorded maintenance plan [2].
What the public record shows
Montgomery County decides storage projects through permits, not hearings, because it has no zoning [34]. What the record does show there is Texas accessibility registrations, with owner-reported estimates: Cornerstone RV and Boat Storage in Conroe, registered Apr. 23, 2024, with paving, a detention pond, an office and 17 storage buildings over 319,181 sq ft [60]; a Boat/RV Storage project at 17471 S. Tram Rd in Patton Village, 54,530 sq ft at an estimated $1,225,000 (owner-reported estimate), start 4/1/2023 [61]; and Foxgate Boat & RV Storage Phase 1 near Magnolia, 44,700 sq ft at an estimated $850,000 (owner-reported estimate), start 9/1/2024 [62]. These are filings with the Texas Department of Licensing and Regulation, not land use approvals.
Hearing records with votes and conditions come from zoned jurisdictions:
- Maricopa County, Arizona. SUP Z2020049 for Brown RV and Boat Storage: 12 rows of canopy-covered RV and boat storage with about 192 spaces plus about 14 uncovered, recommended 9-0 by the Commission on Dec. 9, 2022 [36].
- Contra Costa County, California. A land use permit modification raised boat and RV spaces from 555 to 1,427 in A-3 with the Boat Storage combining district (staff report, February 23, 2022); the original legalization was approved August 28, 2012 [41].
- Lake County, Florida. CUP-16-06-5 renewed Harbor Hills RV and Boat Storage, with the new CUP valid for five years from the ordinance date; the prior CUP expired May 12, 2008 [42].
- Roseville, California. 5750 Baseline Road paired 226,149 SF of storage buildings with 94 RV and boat stalls in Phase 1, the stalls later to be replaced by storage buildings [29]. In the Southeast Roseville Specific Plan, a project needed a specific plan amendment, a CUP and a design review permit for three modular buildings (50,437 SF) and 131,254 SF of open RV and boat parking (Planning Commission, September 28, 2023) [63].
- Pinal County, Arizona. The PZ-016-24 rezoning above [35]. The Pinal County outdoor storage yard case works through that county's screening, dust and stormwater rules in full, and the Montgomery County RV and boat storage case does the same for the Lake Conroe market.
On Lake Conroe itself, the San Jacinto River Authority licenses commercial operations on the reservoir, including marinas and boat rentals [64]. A project that puts boats in the water is planned with the marina site plan rules, not as a dry storage yard.
Phasing
The county permit rules reward a phased plan. Phase 1 carries site work, detention, open stalls and the first canopy rows; later phases add canopies and enclosed buildings, each permitted when it is ready to build, because a development permit lapses 180 days after entry [2] and the fire code review covers each phase separately [20]. The Foxgate registration above is filed as a "Phase 1" [62]. The county fire code allows phased permits at the holder's risk (Sec. 105.3.4.1) [15], and the drainage manual applies its no adverse impact test to each "Phase-1, Section-1" condition [3]. Roseville's Phase 1 stalls, planned to give way to buildings, show the same logic in a zoned city [29]. The plan shows the phase lines and keeps the open stalls of a later phase usable while the canopies above them wait.
Renderings and related plans
Where a parcel goes to a hearing, as in a Montgomery city SUP, a Roseville CUP or a Maricopa County SUP, 3D renderings tied to the plan show the canopy rows, the wall and the landscape strip from the neighbors' side and from the road.
Storage yards sit next to several other plan types. Boat-only yards follow the boat storage site plan, and Texas projects the Texas RV and boat storage site plan; stall and land benchmarks are gathered in storage facility dimensions and land. Contractor and truck yards are drawn as industrial outdoor storage site plans or industrial site plans; small-bay buildings with outdoor storage follow the flex space site plan rules, as in the Grove City small-bay industrial case; and a storage yard attached to a campground is drawn with the RV park site plan. Self storage cases sit in Apex and Fuquay-Varina, North Carolina. For background reading, see site planning for RV and boat storage facilities in Texas, site planning best practices for RV storage facilities and the industrial outdoor storage development guide.
Frequently asked questions
Do I need zoning approval for RV and boat storage in unincorporated Montgomery County, Texas?
Does each canopy need its own permit?
In Montgomery County, yes: "Every Commercial Structure (open or enclosed) and/or addition (open or enclosed) requires its own permit." Each development permit costs $150 + $0.015 per sq ft and expires 180 days after it is entered, whatever its review status [2].
Does a gravel storage lot avoid the drainage plan or shrink detention?
Not in Montgomery County. The county form lists crushed rock and limestone as impervious cover, the trigger counts covered area across the entire property, parking included [2], and the Drainage Criteria Manual gives gravel and road base the same runoff coefficient of 0.85 as concrete and asphalt [3].
What clearance do canopies over a fire lane need?
How big is an RV storage stall?
How wide should the drive aisles be?
How much land does RV and boat storage take?
Is outdoor RV and boat storage a by-right use?
It depends on how the code classifies it. Kansas City allows it as accessory to self storage on up to 25 percent of the site [28]; Pinal County, Arizona treats outdoor storage as accessory to an established primary use [31]; Grove City, Ohio requires a special use permit [32]; Maricopa County, Arizona approved a stand-alone yard by special use permit [36]; Apex caps it at 25% of buildable area at a self storage facility [4].
Sources
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