In a meeting held Thursday, the Mendocino County Planning Commission voted against proposed changes to the county's zoning ordinance that would legalize small commercial campgrounds on various types of land, including residential, agricultural, and forest land.
Commissioner Clifford Paulin, representing District 1, said the commission would revisit the issue potentially by the end of this year or early next.
During the last several meetings on commercial campgrounds, community members have expressed strong opposition to the proposed changes, citing concerns about fire, insurance, noise, safety, and the overall impact on their way of life in letters and in-person testimony. On Thursday, Gail Richard of Fort Bragg provided emotional testimony, stating, "When I bought my home 25 years ago, I bought it with peace of mind and serenity... I suffer from PTSD and depression, and I must have peace and quiet for my mental health." Richard argued that the creation of unlicensed campgrounds would disrupt the neighborhood's tranquility and “bring chaos.”
The commission raised several concerns about the proposed ordinance changes, including the need for more input from emergency services, particularly fire districts. Additionally, the unique characteristics of Mendocino County’s western region, which is governed by the inland zoning code but experiences higher demand for camping, require separate consideration. There was also disagreement about what parcel sizes and zoning districts would be appropriate for low-impact camping and the necessary property setbacks to minimize disruption to neighbors.
The commissioners expressed concerns over the impact of campgrounds on neighboring properties, such as noise, light pollution, and the degradation of private and public roads from increased traffic. Other issues include the need for adequate water, sewage, and waste disposal facilities at the campsites, with additional operational requirements needed to ensure health and safety.
An analysis of Hipcamp data by KZYX indicates the demand for "hipcamps"—private land rented for commercial camping through the digital platform Hipcamp—appears to be low in Mendocino County. According to Hipcamp, only 80 property owners in the county offer transient rentals through its platform. KZYX found just 70 listings, most of which are large properties, often with lodging, with just a handful smaller properties offering tent and RV camping. The economic impact of all the hipcamp rentals is minimal, contributing just 0.5% of all annual visitor traffic to the county and about $60,000 annually in transient occupancy taxes.
As the debate continues, the commission plans to gather more information before recommending a final resolution. The issue is expected to return to the agenda later this year or early next.
