SCH Number 2025030958

Project Info

Title

General Plan/Area Plan Amendment Application No. 2024-100/Conditional Use Permit Application No. 2024-101; and Major Design Review Application No. 2024-102

Description

Project Description: • Demolish and remove the motel building, office/reception/manager’s residence (AKA “Lodge”), laundry building, shop building, bathroom/shower building, mobile homes, cabin shells, and other unusable remnants of the former motel/HCD Special Occupancy Park. • Decommission private water supply well in favor (and continued use) of municipal public water service. • Reorganize the park layout to accommodate 25 RV pad sites. Twenty-five Recreational Vehicle Industry Association (RVIA) and Housing and Community Development Department RVs (park models) will be docked at each pad and continuously hooked up; No transient RV spaces would be offered for rental. o RV pads would be compacted gravel and would be “full hookup” with 50-amp electric pedestals, potable water supply, and 3” sewer cleanout connections. o One (1) mobile home site will be reserved for workforce housing of no more than two (2) employees. • Two (2) 250 sq. ft. enclosed and conditioned structures for communal gathering. • 250 sq. ft. check-in building with “camp store” and ½ bathroom complete with electrical, water and sewer connections. • 200 sq. ft. electric sauna and cold-plunge tank • 800 sq. ft. pavilion for gatherings. • Two (2) 120 sq. ft. nature viewing decks. • 240 sq. ft. bathhouse with toilets, showers and sinks for guests. • 33 parking stalls • New signage, landscaping and lighting meeting Coulterville Town Planning Area design standards. • Underground domestic water, sewer collection, and electric throughout the site will feature code compliant design and construction material standards. • Ensure compliance with all applicable statutes, regulations and standards. Water and sewer service would be provided by the Coulterville Municipal Services District, a dependent district operated by Mariposa County. The project will be permitted as a Special Occupancy Park by the California Housing and Community Development Department. A Special Occupancy Park is defined in Section 18862.43 of the State Health and Safety Code as a recreational vehicle park, temporary recreational vehicle park, incidental camping area, or tent camp. The structures to be rented on a short-term basis are “park models” which are defined as recreational vehicles. Standards for Special Occupancy Parks are contained in Chapter 25, Division 1, Chapter 2.2 of the California Code of Regulations. Following are the general code sections in which specific standards and regulations are contained: Article 1 - Administration and Enforcement (§ 2000 to 2052) Article 2 - General Park Requirements (§ 2100 to 2126) Article 3 - Electrical Requirements (§ 2130 to 2190) Article 4 - Fuel Gas Requirements (§ 2200 to 2236) Article 5 - Plumbing Requirements (§ 2240 to 2284) Article 6 - Fire Protection Standards for Parks (§ 2300 to 2319) Article 7 - Installations and Facilities (§ 2320 to 2360) Article 8 - Permanent Buildings and Commercial Modulars (§ 2382 to 2399) Article 9 - Accessory Buildings and Structures (§ 2422 to 2518) Article 10 - Violations, Complaints, and Abatement (§ 2600 to 2619) Article 11 - Informal Conferences and Hearing Procedures (§ 2750 to 2759) Days of Operation and Employees: The project will operate seven days per week and is anticipated to have four (4) part-time and two (2) full-time employees on site at any given time. One full-time general manager will live on site. Additional employees include an assistant general manager and up to four part-time maintenance and/or housekeeping staff hired from the general area. Seasonality and occupancy will dictate the part-time staffing levels. Project Applicant: Topos Ventures is a real estate development company dedicated to integrating hospitality with the outdoors by fostering connections with natural surroundings. The company states that it offers unique, refreshing and authentic experiences. Whether it is advisory services, third party development or investment partnerships, the company states it is focused on staying true to this mission. Project Operator: The Special Occupancy Park would be permitted by the State Department of Housing and Community Department and would be operated by Offsite Camp, Inc. Offsite Camp states it is dedicated to transforming traditional campgrounds into modern tech-enabled hospitality spaces designed for outdoor exploration. The company further states that it emphasizes sustainability, efficiency and affordability. General Plan/Area Plan Amendment: General Plan/Area Plan Map Amendment: In order to implement the Special Occupancy Park project, the approximately one-third of the project site currently classified as Single-Family Residential (SFR) 2½ acres would need to be reclassified to the Highway Service Commercial (HSC) classification, thereby making the entire site Highway Service Commercial. Reclassification of a portion of the project site will require a general plan amendment since the Coulterville Town Plan is included in Volume II of the county’s General Plan; therefore, any change to that Plan is an amendment to the General Plan. General Plan/Area Plan Amendment No. 2024-100 proposes amending the Coulterville Town Planning Area Land Use Diagram to reclassify the Single family Residential portion of the project site to Highway Service Commercial thereby making the entire site Highway Service Commercial. The amendment also proposes amending the standards for the Highway Service Commercial classification to include Special Occupancy Parks as conditional uses in the classification. The processing of Conditional Use Permit No. 2024-101 for the proposed Special Occupancy Park is part of the application. Also part of the application is Major Design Review No. 2024-102 which will ensure project compliance with design review standards contained in the Coulterville Town Plan

2 documents in project