Big Sur Campground and Cabins Update March 19th 2026

The North Coast Big Sur Land Use Advisory Committee met on March 10th to review the proposed redevelopment of Big Sur Campground & Cabins. This is a large and complex project that would significantly change the character and intensity of use on the property.

Prior to the meeting, the public, LUAC members, County staff, and the applicant participated in an approximately hour-and-a-half site visit. This provided an opportunity to walk the property, view existing conditions, and better understand what is being proposed. The site visit time was not enough and everyone was rushed at the end to make it back to the meeting at 10.

The meeting itself drew a strong turnout from the community. For approximately three hours, members of the public asked questions and raised concerns about the project, including visitor-serving use, housing, water, traffic, and consistency with the Big Sur Coast Land Use Plan. For a project of this size and complexity, the pace of the closing portion of the meeting stood out. Historically, large projects in Big Sur have often required multiple LUAC meetings to allow for full review and deliberation. In this case, the committee moved from public discussion to a vote within a single meeting.

The LUAC ultimately voted to recommend approval of the project, with modifications. The recommendation included removing the provision that would have allowed up to a 10% expansion through an administrative permit, and adding specific language that the project would not host events.

A central issue: “Reduction in intensity” vs. change in use

The applicant has framed the project as a reduction in intensity, pointing to a decrease in total square footage and a reconfiguration of uses across the site.

However, many in the community see this differently.

Today, a large portion of the campground consists of rustic campsites—low-cost accommodations with minimal infrastructure, where visitors bring their own tents or simple camping setups. These uses are low intensity in terms of water demand, wastewater generation, traffic patterns, and overall impact on the land.

There was also a lack of clarity about how individual campsites would function. The applicant was not able to clearly define the size or configuration of many of the proposed campsites. Based on the plans and discussion, it appears that many visitors would be required to park away from their campsite and carry their belongings in. This approach allows for a higher number of tightly spaced sites without providing corresponding on-site parking, effectively increasing use intensity without fully accounting for it.

The applicant has also argued that the property is already registered as an RV park, and therefore has the right to replace existing campsites with park model RV units.

However, many in the community see a clear distinction between how the site operates today and what is being proposed. Currently, the campground functions as a mix of uses. Many sites are occupied by tents or temporary camping setups, and even RV use is transient in nature. This results in a lower and more variable level of intensity, with less infrastructure, lower utility demand, and less continuous occupancy.

The proposed shift toward park model RV units represents a different type of use. These units are semi-permanent structures that require greater infrastructure, create more consistent occupancy, and function more like fixed accommodations than traditional camping. A site that can accommodate a tent one night and an RV the next does not function the same as one filled with permanent units designed for continuous use.

The project also proposes a substantial employee housing component. Questions were raised about how these units are designed and how they will function day-to-day, including whether they operate as full residential units and what level of services they include. The plans did not clearly show kitchens for these units. When this was raised during the process, a last-minute revision was made to indicate a kitchen area, but the level of detail remained limited.

There are also broader questions about whether the proposed level of employee housing is realistic for a development of this scale. The project includes approximately 106 guest units. Based on existing visitor-serving operations in Big Sur, facilities of this size typically require a significantly higher employee-to-room ratio to operate. This raises questions about whether additional off-site housing demand will be created, or whether the full level of operational intensity has been accounted for in the proposal.

The proposed project would replace much of this with park model RV units and other built accommodations, along with expanded amenities and a significant employee housing component. While the total building square footage may be reduced on paper, the way the property functions would fundamentally change.

This raises several concerns:

The loss of rustic, low-cost camping options in Big Sur, which are increasingly limited and serve a very different visitor than higher-end accommodations.

A shift toward a more intensive, resort-style use of the property, with increased demand on water, wastewater systems, and daily operations.

Greater continuous use of the site, rather than the more variable and lighter footprint associated with traditional camping.

Potential impacts to the redwood forest itself. Increased development, grading, utilities, and concentrated use in root zones raise concerns about long-term impacts to redwood tree health and the surrounding ecosystem.

In short, the question is not only how much is being built, but how the land will be used. That distinction is central to whether the project is truly a reduction in intensity under the Big Sur Coast Land Use Plan.

What happens next

The project will next go though a CEQA review followed by review from the Monterey County Planning Commission, where key decisions will be made about its consistency with the Big Sur Coast Land Use Plan.

The level of public participation at LUAC reflects how important this project is to the Big Sur community. Continued engagement will be critical as it moves forward.

Keep Big Sur Wild will continue to review the project details and provide updates. We encourage community members to stay informed, review the materials, and participate in the upcoming Planning Commission hearing.