New York-based EOS Investors LLC recently acquired several campgrounds in Big Sur, California, and has proposed a plan to modernize the sites while aiming to reduce local traffic. The company’s land use consultant explained that the initiative was prompted by the need for a new septic system and a redesign of the site layout.
The consultant emphasized that the project does not constitute a “glamping project,” noting that stationary trailers would be installed primarily to support the new septic system, which is a key component of the redevelopment.
Local advocacy group Keep Big Sur Wild has expressed concerns regarding the plan, citing potential issues with affordability, traffic from additional employees, and the classification of permanent units as recreational vehicles.
Marcus Foster, founder of Keep Big Sur Wild, told KSBW, “Are we going to allow investment firms to come in and buy up all our campgrounds and convert them into these high-end resorts that most of us can’t afford?”
The proposal indicates compliance with the Big Sur Land Use Plan, the Coastal Act, and county zoning regulations. Currently, the campgrounds have 130 RV sites, all rental units. Under the new plan, this would decrease to 107 RV sites, while 61 tent-only sites would be added, 13 of which would be designated as affordable.
The consultant also highlighted a traffic study suggesting that overall vehicle trips could decrease due to fewer mobile RVs on local roads and reduced commuting, supported by the addition of 30 planned workforce housing units on site.
Kirk Gafill, General Manager at Nepenthe Restaurant, said, “Maybe the most important thing to focus on from my perspective is that they’re investing in the workforce housing, which is, again, just critical to the entire community.”
EOS Investors LLC also proposes adding on-site amenities to reduce trips into town, including a café, retail store, food lodge, and potentially a liquor license.
Foster emphasized the need for updates to the land use plan to clarify visitor-serving units, stating, “We want to make sure that the land use plan is updated before any development on these properties goes forward, because we want to see in the land use plan draft update, better recognition and definition of what a visitor serving unit is.”
The company is scheduled to present its plan to the Land Use Advisory Committee on March 10 at 10 a.m. at Big Sur Station.
The committee may recommend changes, and members of the public can attend to hear the proposal and provide input. Written comments will also be accepted by the county planning commission and the Coastal Commission as part of the permitting process.
For outdoor hospitality professionals, the project illustrates considerations in campground redevelopment, including infrastructure upgrades, workforce housing integration, and balancing operational efficiency with local regulatory compliance and community concerns.