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Planning Commission backs Coulterville RV park plan, recommends MND and approvals to Board
Summary
The commission unanimously recommended approval of a Topos Ventures special-occupancy park in Coulterville, finding the project could proceed under a mitigated negative declaration. The 3.5-acre proposal would demolish an existing 21-unit motel and create 25 long-term RV pads, a workforce mobile home, communal buildings, and underground utilities; Board of Supervisors action is scheduled for May 6.
The Mariposa County Planning Commission on April 4 unanimously recommended that the Board of Supervisors approve a Topos Ventures proposal to redevelop the former Yosemite Gold Country Inn and Campground in Coulterville into a special-occupancy park regulated by the California Department of Housing and Community Development (HCD).
Staff presented the application (general plan amendment 2024-100, conditional use permit 2024-101, major design review 2024-102) and recommended adoption of a mitigated negative declaration (MND). The 3.49±-acre site at 10407 Highway 49 North (APN 002-220-001) would remove the existing motel and associated dilapidated structures and reconfigure the site to provide 25 RV pads designed for continuous hookups (no transient RV rentals), a single mobile home intended for workforce housing, and communal facilities including a 240-sq-ft bathhouse, an 800-sq-ft pavilion, two viewing decks, a 200-sq-ft sauna and cold-plunge, and a 250-sq-ft check-in building. The application includes underground water, sewer, and electric service and proposes 33 parking stalls.
Staff said the project is subject to HCD oversight as a special-occupancy park and that HCD permits would be required. Staff also reported that the site had prior compliance issues and that demolition and redevelopment would address those conditions. Environmental review included an initial study and mitigation package; staff said state reviewers have received the materials via the state clearinghouse and public comment on the initial study remains open through April 21.
Public works staff (Russ Marks) told the commission the Coulterville sewer plant is operating below capacity and that reconnecting the site would not stress the system; he said adding usage could help maintenance of an underused line. The Department of Toxic Substances Control submitted comments about potential lead/asbestos in existing structures and the need to follow DTSC protocols during demolition; staff said conditions would require compliance with DTSC when applicable.
Topos Ventures’ representative (Nico) described the company’s experience in outdoor hospitality and framed the project as adaptive reuse that would correct prior code-compliance problems and bring jobs and visitor lodging back to town. Local commenters at the Coulterville Planning Advisory Committee meeting had expressed concerns about community water and sewer capacity and about demolition protocols; staff said those matters had been evaluated in the initial study and that the applicant must meet district connection requirements and any district fees.
Commissioner Warren moved to adopt the resolution recommending the MND and approval of the three applications with findings, conditions and a mitigation monitoring program; the motion was seconded and carried unanimously. Staff said the Board of Supervisors is scheduled to consider final action on May 6.
Next procedural steps include final submittal of any edits to the environmental document based on comments, HCD permitting for the special-occupancy park, and Board consideration in May.
