Historical Site Permit Application No. PLN2020-0069 - Rivers Edge Campground

Historical Site Permit Application No. PLN2020-0069 - Rivers Edge Campground

Request to permit the installation of fixed cabins and utilities to individual camping spaces at an existing legal non-conforming (LNC) campground, operating on two parcels totaling 1.02± acres, abutting the Stanislaus River, in the Historical (HS) zoning district. The historical campground has been in operation prior to the adoption of the existing HS zoning in 1972. Campgrounds in California are regulated and permitted by the Department of Housing and Community Development (HCD) as Special Occupancy Parks, and require an Annual Operating Permit in order to operate. The land use is also regulated by the County; in the H-S zoning district, a Historical Site Permit for most non-single-family dwelling land uses including campgrounds. The campground currently operates year-round and is permitted by HCD under park identification number 50-0159-MP, and the County as an LNC use for up to 22 stalls for short-term recreational vehicle (RV) and tent camping. This request is to permit the installation of six 120± square foot, fixed camping cabins in existing camping spaces as permanent fixtures, 12 of the remaining spaces will be utilized for RV camping and 4 will be utilized for tent camping spaces. One of the proposed fixed cabins will serve as a campground manager’s office. Each of the six fixed cabins have bathing and restroom facilities, lighting, 110v outlets, a water heater, and fire extinguisher. Currently, several of the camping cabins are affixed to chassis and are therefore considered and regulated as RVs by HCD and not subject to California Code of Regulations Title 25 (Building Code). If approved, the permanent camping cabins would be conditioned that they must be removed from their chassis and subject to the County’s full authority in the installation and construction standards. This request also includes permitting electrical and water service for each camping space. Additionally, the campground amenities include a dumping station/holding tank for the septic tanks of RVs, which is regularly pumped by a septic pumping service. The applicant is proposing short-term stays of up to 30 days for campers. The project will be conditioned that no long-term stays will be allowed beyond 30 days in duration. The site is improved with a facility with two restrooms and two showers, permitted by Staff Approval Permit No. 82-63, and a dumping station/holding tank for the septic tanks of RVs, which is regularly pumped by a septic pumping servicer. The site is served by the Knights Ferry Community Service District (CSD) for water and utilizes two on-site septic systems and a blackwater holding tank for wastewater. PG&E provides electricity to the site. The site has access to County-maintained Cemetery Road.

Knights Ferry

Stanislaus

Unincorporated

Recreational (Campground)

Use Permit

California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Fish and Wildlife, Bay Delta Region 3 (CDFW), California Department of Fish and Wildlife, Central Region 4 (CDFW), California Department of Fish and Wildlife, North Central Region 2 (CDFW), California Department of Forestry and Fire Protection (CAL FIRE), California Department of Parks and Recreation, California Department of Transportation, District 10 (DOT), California Department of Water Resources (DWR), California Highway Patrol (CHP), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California State Lands Commission (SLC), Central Valley Flood Protection Board, Delta Protection Commission, Delta Stewardship Council, Department of Toxic Substances Control, Office of Historic Preservation, State Water Resources Control Board, Division of Water Quality, California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)

California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB)