KOA & Terramor Pre-Application

Background

A Pre-Application Review Application No. 2021-212 for KOA and Terramor potential project was received by Kampgrounds of America (KOA) Eric Kelch applicant December 7, 2021.

Proposed Potential Project

The proposal involves two distinct developments: a KOA RV Resort and a Terramor Outdoor Resort. The project sites are separated by Hwy 140, the KOA on the southerly side of Hwy 140 at the intersection of Triangle Road and Terramor on the Northerly side of the Hwy 140 near the intersection of Yosemite Oaks Road (both in the Midpines area).  The two developments would function separately as two distinct types of resort commercial offerings and workforce/employee housing. The project site would be located on Assessor Parcel Numbers 014-010-710, 0830, 0840 and 014-070-0160, 0170, 0180 and 0190. The parcel assemblage is almost 1000 acres (993+/-), although the project proposes to use an estimated 150-200 acres total land area for the proposed project developments. 

Summary                                                                                 

KOA RV Resort

The KOA Resort will be located on approximately 90 acres south of Highway 140 and west of Triangle Road on portions of the current APNs 014-010-083, 014-010-084 and 014-070-017. Primary access is proposed from Triangle Road and a secondary access to HWY 140.

The KOA RV Resort components includes:

a. 400 RV campsite stalls including full connections for water, sewer and power

b. Bathhouse Buildings servicing various areas of the RV campground, which will include bathrooms, sinks and showers for guest use.

c. 25 - 50 Tent Sites with water connections in ten locations.

d. 10,000 SF Registration building, which includes check-in, restaurant, store, restrooms, laundry, meeting space, employee office space, mechanical room and storage room.

e. Swimming pool and bathhouse.

f. Pavilion for outdoor gatherings and picnicking.

g. Playgrounds (2).

h. Maintenance/Storage Building.

i.  Housekeeping Laundry Facility (may be located in Maintenance Building)

j. Water facilities, including wells, booster pumps and a large storage tank for domestic and fire suppression use. Preliminary calculations indicate that maximum day water usage at the KOA facility will be approximately 33,600 gallons per day. Two wells are anticipated to be drilled to supply the KOA Resort’s water needs. KOA has drilled two monitoring wells in the vicinity to depths of 300’ each with initial yields of 50 gpm and 60 gpm, respectively. A flow test on the existing well near the Pond House yielded approximately 19 gpm.

k. Wastewater facilities, including treatment unit and disposal based on the projected waste stream demand.

l.  Paved access roads and pathways.

m. Hiking trails (unpaved).

n. Select employee housing on-property.

Terramor Outdoor Resort

The Terramor Outdoor Resort will be located on approximately 80 acres north of Highway 140 on portions of the current APNs 014-010-071, 014-010-083, 014-010-084, 014-070-016 and 014-070-017. Primary access is from Yosemite Oaks Road. 

The Terramor Resort components included:

a. 8,000 SF Lodge Building, which includes registration, restaurant, meeting space, pool, restrooms, employee office space, mechanical room and storage room.

b. 80 - 90 Conditioned Glamping Units.  The tents will incorporate standard amenities of a luxury hotel room including a full bathroom, electrical power supply and climate control. The individual tent structures will be spaced a minimum of 50’ apart for privacy and isolation.

c. 2,000 SF open air Pavilion structure for outdoor gather and special events.

d. 1,500 SF Wellness/Spa Center, including restrooms.

e. 2,000 Maintenance Building.

f. Housekeeping Laundry Facility (may be located in Lodge or Maintenance Building)

g. Water facilities, including wells, booster pumps and a large water storage tank for domestic and fire suppression use. Preliminary calculations indicate that maximum day water usage at the Terramor facility will be approximately 17,400 gallons per day. One to two wells are anticipated to be drilled to supply the Terramor Resort and Workforce Housing water needs. KOA has drilled two monitoring wells in the vicinity to depths of 300’ each with initial yields of 50 gpm and 60 gpm respectively.

h. Wastewater facilities, including treatment unit and disposal.

i. Paved access roads and pathways.

j. Hiking trails (unpaved).

k. Select employee housing on-property.

 *Full project description and submittal items are included here: 

https://ca-mariposacounty.civicplus.com/DocumentCenter/Index/3097

Pre Application Process and Future Permitting Requriements

The  pre-application objective is to identify issues that could impact or inform the design of potential projects for future land use entitlement applications (permitting) and environmental review under  the California Environmental Quality Act (CEQA).  

The pre-application is not a land use permit application or entitlement for a potential project. It does not authorize or approve a project. 

The pre-application process includes preliminary commenting on concept plans from agencies to determine needed changes or issues that could impact the potential project, including what would be required of agencies or departments for future studies or technical analyses and any required land use entitlement applications (permitting) and CEQA review necessary. The result of the review is communicated in a final pre-application letter.

Final Pre-Application Letter

The final preapplication letter which includes information regarding all future land use entitlement (permitting) and CEQA requirements is located here:

KOA TERRAMOR PRE-APP FINAL LETTER

Future Applications-  The County has not received any land use entitlement (permitting) applications to date for the project, only the pre-application. When any future applications are submitted a new web page will be created and updated here at this page. Please check back periodically if interested or reach out to the Planning Department at the contact information below.

Planning Department Contact: 

Steve Engfer,  Deputy Director 

sengfer@mariposacounty.org

(209) 966-5151