COUNTY OF MENDOCINO DEPARTMENT OF PLANNING AND BUILDING SERVICES

Transcription

1 COUNTY OF MENDOCINO DEPARTMENT OF PLANNING AND BUILDING SERVICES 501 LOW GAP ROAD ROOM 1440 UKIAH CALIFORNIA IGNACIO GONZALEZ, DIRECTOR Telephone FAX TO: FROM: SUBJECT: PLANNING COMMISSIONERS PATRICK FORD, PLANNING AND BUILDING SERVICES GENERAL PLAN UPDATE DATE: APRIL 2, 2009 Background On March , the Mendocino County Department of Planning and Building released the final draft of the General Plan Update (GPU) and related Environmental Impact Report (EIR) for public review. The Final GPU and EIR were accompanied by comment matrices for both documents, a comparison matrix between the proposed and existing General Plans and an economic and fiscal analysis of the plan s passage. Also included within the Final EIR were copies of all comment letters and the county s responses and more detailed mapping and analysis of each of the General Plan Map Changes. These documents are the culmination of a multi-year process of community, Planning Commission and Board of Supervisors meetings. Various General Plan-related documents were circulated in 2002, 2005, 2007 and 2008 with comments being received in writing or in-person in one of the many public hearing sessions held throughout the county. In-depth discussion on energy, water, and community policies occurred during this period. In July 2008, the County of Mendocino released the Draft General Plan and Environmental impact report for public review and comment. The public review process concluded November18, Staff and the General Plan consultant spent the next several months responding to comments and preparing the final documents. March Joint Planning Commission / Board of Supervisors Workshop On March , Eric Norris of PMC made a presentation on the Final General Plan documents to a Joint Planning Commission-Board of Supervisors meeting. In this meeting Mr. Norris discussed the history and organization of the General Plan document and outlined major changes from the existing General Plan. From the March 17 Joint Planning Commission / Board of Supervisors workshop the following comments and concerns were voiced: The location and language of mitigation measures within the General Plan document and not in the EIR. The coordination of the General Plan with other planning documents such as the Brooktrails Specific Plan. What the cost and implications of removing the Community Element would be. Reorganization of the proposed General Plan back to the format utilized by the existing (1981) General Plan. 1

2 The adequacy of the climate change, energy, water and emergency services sections of the document. Adopt the General Plan and then amend it to add in desired information or add that information now before Plan adoption. April Meeting Structure Due to the wide range of subject matter discussed in the General Plan Update process, Planning Staff recommends the discussion and public hearing be divided into two parts: General Plan land use map changes General Plan policies, implementation and organization Since a larger percentage of comments have been focused on one or more specific map change requests, staff suggests discussing these items first. Please refer to Attachment A for more information on these requests. Non-land use map change-related information can be found in Attachment B. 2

3 ATTACHMENT A: GENERAL PLAN LAND USE MAP CHANGES Background As part of the General Plan Update, the Board of Supervisors authorized the creation of a parallel process to consider individual General Plan Amendment (Map Change) requests. These Map Change requests were accepted from 2005 until November A total of 57 applications were submitted during this period. Three applications were located in the Ukiah Valley and will be considered in the development of the Ukiah Valley Area Plan with that process. Three additional applicants withdrew their requests from further consideration. The remaining 51 were screened for a variety of environmental and plan consistency factors by staff and PMC consultants, with each application being placed in one of four groups: Group One: Minimal environmental impacts and consistent with the existing and proposed General Plan documents Group Two: Minimal environmental impacts with a recommendation to an alternative General Plan classification more appropriate with the area than the classification originally requested. Group Three: Minimal environmental impacts but inconsistent with the General Plan. Group Four: Potentially significant environmental impacts requiring additional review. In a workshop held January 14, 2008, the Board of Supervisors received public comment on staff recommendations. The Supervisors decided that all Group One and Two applicants, plus four applicants from Group Three should comprise the Preferred Project with the remaining Group Three applicants being included in an EIR Alternative. The EIR Alternative map change requests would be studied in the same level of detail as the Preferred Project but without a staff recommendation to be included with the Final General Plan. Group Four applicants were encouraged by the Supervisors to negotiate with planning staff to modify their applications to reduce impacts to a point where they could be included in the General Plan Update process. Five applications became a part of the Preferred Project and an additional one was subsequently included in the EIR Alternative only. Staff advised the remaining Group Four applicants to file separate General Plan Amendments at the conclusion of the update process. Table of Draft General Plan Map Change Requests Forty-five (45) Map Change Requests ultimately were incorporated into the General Plan Process. 29 were recommended to be a part of the Preferred Project while 16 were recommended for the EIR Alternative. All are listed below in two separate tables which include their application number, owner/applicant information, map change requests and affected acreage. For more information on each application, refer to the GPU number in the table and go to the appropriate pages of this attachment. Difference Between Staff Report and Final EIR Maps Staff has provided black and white copies of maps in this document. Color versions are available in your Final EIR Report, Appendix B. Aside from two maps, there are no other differences between the two versions. 1

4 Land Use Map Change Applications recommended for the Preferred Project GPU Number Applicant / Owner Name Existing GPU Proposed GPU Total Acreage Steve Carpenter PL RMR Apperson RR5 RR Julia Christian RMR20 RR Harlin & Betty Bozarth RMR20 RR Pamela Roscoe PL RL Richard & Janine O'Neil RR5 I Joe & Roxane Boyl SR C Peter & Lorna Opatz RL160 AG Betty Delaney RL160 RR Snow Mountain Tree Farm FL160/i RR Karen Calvert, Trustee FL160 RMR JCA Associates, LLC I / FL160 RR Michael & Michelle Anderson RR5 RR RL160 FL Carolynn L. Logan RMR40 RMR Harwood Investment Co. AG40 RMR Arthur H. Harwood I RC Timothy & Debrah Zimmerer RR1 I John E. Fetzer AG40 RR James & Barbara McCulloch RL160/AG40 RMR Granite Construction Co. RL160 I M.R. Vineyards RL160 AG Middleridge Vineyards RL160 AG Daisy Cochrane RR10 RR Thomas & Maryann Adkisson RR10 RR Stephen & Star Roberts AG40 RR Robert Rosetti C SR Thomas Pepper & Elizabeth Ryan RR10 RR Dunlap, Bloom & Black RR2/RMR20 SR40K Fernando Garcia RMR20 RR The map change applications listed above are those recommended by staff and/or the Board of Supervisors for inclusion in the Preferred Project Alternative. This alternative was developed based on staff review, discussion with the applicants and input from the Board of Supervisors at their Jan 14 and Feb 26, 2008 Planning Workshops. Upon conclusion of the update process, the Preferred Project map changes will be officially incorporated into the County s General Plan land use map. Following the release of the Draft General Plan, two application requests have been modified. (1) GPU #16 Staff changed its recommendation that this application and the surrounding land be incorporated in the Preferred Project. Staff continues to maintain this recommendation. Please refer to this application in this attachment for more information. (2) GPU #38 This application has been withdrawn by request of the applicant. 2

5 Land Use Map Change Applications Recommended for the EIR Alternative GPU Number Applicant / Owner Name Existing GPU Proposed GPU Total Acreage Dennis Linney & Judith Geer RR5 RR Yokum, Newman,Garrett RR5 RR Randy & Mary MacDonald RMR20 RR Niels & Linda Bjerre RMR20 RR Rick & Donna Hewitt RMR40 RR Peter Mikhail & Michael Mikhail RL160 AG Peter Mikhail Michele Tellier RR5 RR Morgan DeBold & Sandra Darr RL160 RMR RMR Thomas & Maryann Adkisson FL/RL160 RR Caroline & Kenneth Gillespie RMR40 RMR Roger & Naomi Joyner Living Trust RMR40/RL160 RMR Ron and Petra Meaux RL160 AG Douglas & Ruthanne Volz RR5 RR Elmer & Debra Wellik AG40 SR Jonathan & Katrina Frey AG40 AG RMR Gitlin RR5 RR The Map Change applications included in the EIR Alternative are those requests that posed only limited environmental impacts but were inconsistent with the General Plan maps or policies. The Board of Supervisors could choose to incorporate one or more of the properties listed above into the Preferred Project because those environmental reviews have been completed. EIR Alternative requests that are not moved to the Preferred Project will not have their General Plan designations changed. Following the release of the Draft General Plan documents, staff has two updates to be aware of: (3) GPU #46 (Frey) is shown in the Final General Plan and EIR as recommended for inclusion with the Preferred Project. Updated information from the County s Assessor s office indicates that this request is not compatible with Williamson Act provisions. Staff recommends this request return to the EIR Alternative only. (4) GPU #47 (Gitlin) The revised application was inadvertently omitted from the Draft General Plan. Based on the scoring criteria that placed it in Group Three, staff recommends inclusion in the EIR alternative only. Recommendation The initial staff recommendation is to maintain the two groups as defined in the pages above. However, the Planning Commission may choose to move or modify one or more of the applications or individual parcels from either group. 3

6 ATTACHMENT A-1 GENERAL PLAN LAND USE MAP CHANGE REQUESTS

7 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Dennis Linney, Judith Geer Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Rural Residential 5 acre minimum (RR5) Rural Residential 2 acre minimum (RR2) 2.0 Acres zero (property already has two structures) Applicant is requesting a redesignation so that the property could be split in two with one home on each new parcel. This would allow the owner to sell one or both parcels separately. Board of Supervisors Alternative only FINDINGS Impacts: Plan Consistency: This request would create no new environmental impacts to the request area as the property already contains the maximum number of residences. This request is inconsistent with the existing and proposed General Plan for the following reasons: Introduction of a more intensive designation where none currently exists Redesignation of subject parcel would create an RR1 island Creation of additional small parcels or ownerships adjacent to active agricultural operations are to be minimized (draft General Plan Policy RM-100) Redesignating the surrounding area to match the request would create new potentially significant environmental impacts. These impacts are water, traffic, and public services. It would also go against policy RM-100 to reduce rural residential densities adjacent to active agricultural areas.

8 MOUNTAIN VIEW LANE RR5 RR1 WEST ROAD AG40 MOHAWK TRAIL CASE: GPU MAP: General Plan Overview Map Change Request Parcel Boundary General Plan Boundary APPLICANT: Dennis Linney Judith Geer ,000 November Mendocino County Planning Team Feet

9 BACKGROUND INFORMATION Application Number: GPU Applicant(s): Steve Carpenter Land Use Change Request Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Public Lands (PL) Remote Residential 40 acre minimum (RMR40) 32.9 Acres One (No structures present) Applicant is requesting a redesignation from PL as the property is no longer government-owned. Preferred Project and Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: This request would create very limited environmental impacts; or mainly from the potential construction of a single new residential structure. This request is consistent with the existing and proposed General Plan for the following reasons: Requested designation is the same designation as exists to the south and east of the property and does not increase the residential density of the area. Redesignation of the parcel would remove a PL island No modification to surrounding properties is necessary.

10 SH 253 FL160 PL AG40 RL160 RMR40 FL160 PL RMR40 CASE: GPU MAP: General Plan Overview Map Change Request APPLICANT: Steve Carpenter Parcel Boundary General Plan Boundary November Mendocino County Planning Team Miles

11 BACKGROUND INFORMATION Application Number: GPU Applicant(s): Jim Apperson Land Use Change Request Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Rural Residential 5-acre minimum (RR5) Rural Residential 2-acre minimum (RR2) 5.95 Acres One (One structure is already present) Applicant is requesting a RR2 to split off a portion of the property. Preferred Project and Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: This request would create very limited environmental impacts mainly from the construction of a single new residential structure. This request is consistent with the existing and proposed General Plan for the following reasons: Requested designation is the same designation as exists to the west of the property. The new classification would only marginally increase the residential density of the area. No modification to surrounding properties is necessary.

12 RR1 I RR5 ROAD C AG40 PL ROAD B RR1 GPU RR5 RR2 RR2 EAST ROAD RR10 AG40 PS RR5 CASE: GPU MAP: General Plan Overview Map Change Request Parcel Boundary General Plan Boundary APPLICANT: Apperson ,000 1,500 2,000 Feet November Mendocino County Planning Team

13 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU GPU Applicant(s): Julia Christian Harlin & Betty Bozarth Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Remote Residential 20-acre minimum (RMR20) Rural Residential 2-acre minimum (RR2) Acres Up to six additional (four structures are already present) Applicants are requesting RR2 to allow some additional subdivision of the two large parcels. The two small parcels on either side are also recommended for redesignation, but do not increase the development potential. Preferred Project and Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: This request would create limited environmental impacts; mainly from the construction of new residential structures. Although a maximum of 6 new residences are possible, it is likely fewer could be constructed due to the configuration of the existing houses. This request is consistent with the existing and proposed General Plan for the following reasons: The RR2 designation would create a transition between the denser designations closer to Willits and the less dense RMR20 to the south and west. Redesignation would only marginally increase the residential density of the area. No additional modifications beyond the two adjacent parcels would be necessary.

14 US 101 CITY OF WILLITS AG40 RL160 HOLLANDS LANE SR GPU RR2 GPU WALKER ROAD RMR20 CASE: GPU , GPU MAP: General Plan Overview Map Change Request Recommended Additions Parcel Boundary General Plan Boundary APPLICANT: Julia Christian Harlin & Betty Bozarth ,125 1,500 November Mendocino County Planning Team Feet

15 BACKGROUND INFORMATION Application Number: GPU Applicant(s): Pamela Roscoe Land Use Change Request Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Public Lands (PL) Rangelands 160-acre minimum (RL160) Acres Up to four additional (no structures are currently present) Applicant is requesting to remove the PL designation and replace it with RL160 to reflect the fact that the BLM no longer owns this property. Preferred Project and Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: This request would create limited environmental impacts mainly from the construction of new residential structures and driveways. Although it is unknown if any of the four parcels will ever be developed, the maximum number of units would not exceed four. This request is consistent with the existing and proposed General Plan for the following reasons: The RL160 designation is consistent with the area. Redesignation would match the residential density of the area. No additional modifications to the surrounding area would be necessary.

16 OLD TOLL ROAD PL L A K E C O U N T Y RL160 RL160 PL PL RL160 US 101 S O N O M A C O U N T Y CASE: GPU MAP: General Plan Overview APPLICANT: Pamela Roscoe Map Change Request Parcel Boundary General Plan Boundary 0 1,875 3,750 7,500 11,250 15,000 November Mendocino County Planning Team Feet

17 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Richard and Janine O Neil Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Rural Residential 5-acre minimum (RR5) Industrial (I) 2.8 Acres None Applicant is requesting to change from RR5 to I to fit the needs of the existing business (porta-potty service firm). Preferred Project and Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: This request would create no additional land use impacts. It would simply alter the designation to match the nature of the existing land use. This request is consistent with the existing and proposed General Plan for the following reasons: The parcels to the north are already designated I. Redesignation would lower the residential density of the area and be a more appropriate land use in the vicinity of the nearby airport. No additional modifications to the surrounding area would be necessary.

18 I C O A S T A L FL160 Z O N E I OCEAN VIEW LANE OCEAN RIDGE DRIVE OLD STAGE ROAD RR5 CASE: GPU MAP: General Plan Overview Map Change Request APPLICANT: Richard and Janine O'Neil Parcel Boundary General Plan Boundary ,000 1,500 2,000 November Mendocino County Planning Team Feet

19 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Joe and Roxane Boyl Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Suburban Residential (SR) Commercial (C) 2.04 Acres None Brief Description: Applicant is requesting to change from SR to C. Included in: Preferred Project and Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: This request could cause limited environmental impacts from future commercial activities that may occupy the site. Those impacts would be disclosed and mitigated during the use permit process. This request is consistent with the existing and proposed General Plan for the following reasons: The parcels to the south are already designated C. Redesignation would lower the residential density of the area. No additional modifications to the surrounding area would be necessary.

20 PERRY STREET RMR20 SR C EAST LANE SR HOWARD STREET GREELY STREET C DINGMAN STREET LOVELLE STREET RMR20 GRANGE STREET MAIN STREET SH 162 CASE: GPU MAP: General Plan Overview Map Change Request APPLICANT: Joe & Roxane Boyl Parcel Boundary General Plan Boundary ,000 Feet November Mendocino County Planning Team

21 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Susan Garret et al. Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Rural Residential 5-acre minimum (RR5) Rural Residential 2-acre minimum (RR2) 9.91 Acres Three (one unit is present) Applicant is requesting to change from RR5 to RR2 to split the property four ways. Board of Supervisors Alternative only FINDINGS Impacts: Plan Consistency: This request would have limited environmental impacts mostly due to the construction of additional residential units in a congested area with only one point of ingress and egress. A small potential for water quality impacts to the Fort Bragg water system also exists due to the site s proximity to the City s point of intake. This request is not consistent with the existing and proposed General Plan for the following reasons: The surrounding parcels are designated RR5. The subject parcel represents a long established transition between the smaller parcels to the west and larger parcels to the east. Redesignation would alter that balance and increase the residential density of the area. Additional modifications to the surrounding area to make the map more consistent would create significant new water, sewer, public services, transportation and land use impacts that would need to be addressed in a more detailed EIR.

22 PS RR10 GPU RMR40 RR2 RR2 SIMPSON LANE RR5 FRANKLIN ROAD FL160 CASE: GPU MAP: General Plan Overview Map Change Request APPLICANT: Yokum/Newman/Garrett Parcel Boundary General Plan Boundary ,125 1,500 November Mendocino County Planning Team Feet

23 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Peter and Lorna Opatz Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Rangeland 160-acre minimum (RL160) Agricultural 40-acre minimum (AG40) Acres Two additional units (no units are present, but two are potentially developable under the current designation) Applicant is requesting to change from RL160 to AG40 to better reflect the agricultural nature of the existing land use (vineyards). Preferred Project and Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: Viticulture is an allowable use under both the RL and AG designations so any environmental impact would occur from the construction of new residential units. Those environmental impacts would likely be very minor. This request is consistent with the existing and proposed General Plan for the following reasons: The neighboring parcels are designated RMR40, a classification that has the same residential density as AG40. Redesignation would not alter the residential density of the area. No additional modifications would be needed to the surrounding area to make the map more consistent.

24 RL160 MOUNTAIN HOUSE ROAD AG40 SH 128 RMR40 CASE: GPU MAP: General Plan Overview Map Change Request Parcel Boundary General Plan Boundary APPLICANT: Peter & Lorna Opatz 0 1,250 2,500 5,000 7,500 10,000 November Mendocino County Planning Team Feet

25 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Randy and Mary MacDonald. Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Remote Residential 20-acre minimum (RMR20) Remote Residential 10-acre minimum (RR10) Acres Up to two additional units (one is currently present and a second is potentially developable under the existing designation) Applicant is requesting to change from RMR20 to RR10. Board of Supervisors Alternative only FINDINGS Impacts: Plan Consistency: Increasing the residential unit potential from 2 to 4 would not pose significant environmental impacts to this area due to the large parcel sizes and low residential densities. This request is not consistent with the existing and proposed General Plan for the following reasons: The neighboring parcels are designated RMR20 and a change would create an RR10 island. The subject parcel represents a transition between the smaller parcels and RR5 designation closer in and less dense parcels further out. Redesignation would alter that balance and increase the residential density of the area. Additional modifications to the surrounding area to make the map more consistent would create significant new water, sewer, public services, transportation and land use impacts that would need to be addressed in a more detailed EIR.

26 FL160 RL160 NORTH FORK RMR20 RR10 RIDGEWOOD ROAD CHINQUAPIN DRIVE RL160 RR5 RMR40 OS RL160 CASE: GPU MAP: General Plan Overview Map Change Request Parcel Boundary General Plan Boundary APPLICANT: Randy & Mary MacDonald ,250 2,500 3,750 5,000 November Mendocino County Planning Team Feet

27 BACKGROUND INFORMATION Application Number: GPU Applicant(s): Betty Delaney Land Use Change Request Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Rangeland 160-acre minimum (RL160) Rural Residential 10-acre minimum (RR10) Acres One additional unit (one unit is currently present) This property is bisected by SR 175 and was never legally divided into two portions. The applicant is requesting to change from RL160 to RR10 to be able to split off the portion of the property on the other side of the highway. Preferred Project and the Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: Increasing the residential unit potential by an additional unit would not pose significant environmental impacts to this area. This request is not consistent with the existing and proposed General Plan for the following reasons: The neighboring parcels are designated RL160 and a change would create an RR10 island. Redesignation would introduce a denser classification and encourage a more spread-out pattern of growth that the draft General Plan policies try to limit. Additional modifications to the surrounding area to make the map more consistent would create significant new water, sewer, public services, transportation and land use impacts that would need to be addressed in a more detailed EIR.

28 SH 175 AG40 RR10 RL160 RR10 PL CASE: GPU MAP: General Plan Overview Map Change Request Area APPLICANT: Betty Delaney Parcel Boundary General Plan Boundary ,800 2,700 3,600 November Mendocino County Planning Team Feet

29 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Snow Mountain Tree Farm Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Forestland 160-acre minimum (RL160), Industrial (I) Rural Residential 10-acre minimum (RR10) with clustering Acres Up to 9 additional units (none are currently present) This property is the former Louisiana Pacific Mill Site along the Eel River. The property owner is asking for the option to create up to nine residential parcels clustered in a smaller area outside of the flood plain with a majority of the site placed into a conservation easement. Preferred Project and the Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: Increasing the residential unit potential by nine additional units could pose significant environmental impacts with water, sanitation and services to this area. With proper mitigation at the building permitting stage, these impacts could be reduced to a less than significant status. This request is consistent with the existing and proposed General Plan for the following reasons: The new designation would better reflect the existing and proposed uses than the FL and I classifications do. Although no additional General Plan designations are required for consistency, the adjacent property owner to the east requested the identical classification for his parcel.

30 VAN ARSDALE ROAD PL RR10 RL160 RIDGEWAY HIGHWAY FL160 PL PS GPU RR10 RR10 I CUTOFF ROAD RR10 GPU EEL RIVER ROAD RL160 AG40 CASE: GPU ; MAP: General Plan Overview Map Change Request Area Parcel Boundary General Plan Boundary APPLICANT: Snow Mountain Tree Farm JCA Associates ,000 2,000 3,000 4,000 Feet November Mendocino County Planning Team

31 BACKGROUND INFORMATION Application Number: GPU Applicant(s): Karen Calvert Land Use Change Request Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Forestland 160-acre minimum (RL160) Remote Residential 20-acre minimum (RMR20) 40.6 Acres Up to one additional unit (one residential entitlement currently exists although no units are present) This request is to increase the residential density of this property by allowing for a simple split. Preferred Project and the Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: This request would pose negligible environmental impacts from the construction of one additional residential structure. This request could result in a loss of timberland production on this property and impinge on production on neighboring parcels. This request is consistent with the existing and proposed General Plan for the following reasons: The requested designation is already present on the southern and eastern boundaries. The change would not change the character of the area. The resulting parcel sizes would still be large enough to protect timber harvesting to the west and north of the property No additional General Plan designation changes are required to make this request consistent.

32 RMR40 RMR40 FL160 RMR20 RMR20 RR10 ALBION RIDGE ROAD CASE: GPU MAP: General Plan Overview Map Change Request Parcel Boundary General Plan Boundary APPLICANT: Karen Calvert ,250 2,500 3,750 5,000 November Mendocino County Planning Team Feet

33 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Linda and Niels Bjerre Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Remote Residential 20-acre minimum (RMR20) Rural Residential 2-acre minimum (RR2) 7.33 Acres Up to two additional units (one residential unit is already present) This request is to increase the residential density of this property by allowing for a 3-way minor subdivision. Board of Supervisors Alternative only FINDINGS Impacts: Plan Consistency: This request would pose minimal environmental impacts from the potential construction of two additional residential structures on seven acres of land. Most impacts could be mitigated at the building permit stage. The increase in residential density would not overburden the surrounding area. This request is inconsistent with the existing and proposed General Plan for the following reasons: The requested designation is not present anywhere near the subject parcel and would create a general plan classification island. Changing the designation would change the character of the surrounding area and disrupt the transition of higher density classifications to the west and lower density classification to the east. Changing the surrounding designations to match the request would create significant growth-related impacts that would require additional mitigation.

34 FL160 RR10 RR2 RMR20 COMPTCHE-UKIAH ROAD RMR20 PL RMR20 CASE: GPU MAP: General Plan Overview Map Change Request APPLICANT: Bjerre Parcel Boundary General Plan Boundary ,250 1,875 2,500 November Mendocino County Planning Team Feet

35 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): JCA Associates LLC Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Forestland 160-acre minimum (RL160), Industrial (I) Rural Residential 10-acre minimum (RR10) with clustering Acres No additional units (none are currently present, one unit is permissible under the existing classification) This property is the former Louisiana Pacific Mill Site along the Eel River. The property owner is asking to match the General Plan designation with the property to the west. Preferred Project and the Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: Negligible impacts from construction of the entitled unit, no additional environmental impacts are anticipated. This request is consistent with the existing and proposed General Plan for the following reasons: The new designation would better reflect the existing and proposed uses than the FL and I classifications do. No additional General Plan designations are required to make this request consistent.

36 VAN ARSDALE ROAD PL RR10 RL160 RIDGEWAY HIGHWAY FL160 PL PS GPU RR10 RR10 I CUTOFF ROAD RR10 GPU EEL RIVER ROAD RL160 AG40 CASE: GPU ; MAP: General Plan Overview Map Change Request Area Parcel Boundary General Plan Boundary APPLICANT: Snow Mountain Tree Farm JCA Associates ,000 2,000 3,000 4,000 Feet November Mendocino County Planning Team

37 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Rick and Donna Hewitt Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Remote Residential 40-acre minimum (RMR40) Rural Residential 10-acre minimum (RR10) Acres Up to three new units (one is currently present) This property is located off of Simpson Lane adjacent to the City of Fort Bragg water intake facility. The owner is interested in subdividing the property into four parcels. Board of Supervisors Alternative only FINDINGS Impacts: Plan Consistency: Minor impacts from the construction of the one to three additional units, additional water-related mitigation may be required by the City of Fort Bragg to protect their water supply. This request is inconsistent with the existing and proposed General Plan for the following reasons: The new designation would introduce a new residential classification for that property only, creating an island The designation would interrupt the transition from denser classifications to the south and west and less dense classifications to the north and east. Reclassifying surrounding parcels to attain consistency would result in potentially significant growth-related impacts that would need additional study.

38 PL GPU PS RR10 RMR40 RR2 SIMPSON LANE FRANKLIN ROAD RR2 RR5 FL160 CASE: GPU MAP: General Plan Overview Map Change Request Area APPLICANT: Rick and Donna Hewitt Parcel Boundary General Plan Boundary ,500 2,250 3,000 November Mendocino County Planning Team Feet

39 BACKGROUND INFORMATION Application Number: GPU Applicant(s): Anderson Land Use Change Request Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Forestland / Rangeland 160-acre minimums (FL160/RL160) Remote Residential 20-acre minimum (RMR20) 165 Acres Six new units (although no units are currently present, two are allowed for under the existing classifications) The 236-acre property holding has three classifications: RR5, RL160 and FL160. This request only covers the latter two classifications on the eastern two-thirds of the property. Reclassification would increase residential density on that portion of the property by six units. Preferred Project and Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: Minor impacts from the potential construction of up to six additional. Due to the parcelization of the subject property, development could occur as two minor subdivisions or a standard subdivision request. This request is consistent with the existing and proposed General Plan for the following reasons: Although the new designation would introduce a new residential classification for that property only, the result would create a transition between the denser residential classifications to the west, north and south and the resource lands to the east. The resulting residential density would not be out of character with the surrounding vicinity. Reclassifying surrounding parcels to attain consistency would not be necessary.

40 BOULDIN LANE SHADY LANE SH 1 ODOM LANE RR1 FOREST LANE FL160 HAPPY LANE RMR20 I I RMR20 RR2 RR2 I AIRPORT ROAD RR5 BALD HILL ROAD RL160 CASE: GPU MAP: General Plan Overview Map Change Request Parcel Boundary General Plan Boundary APPLICANT: Anderson ,000 2,000 3,000 4,000 Feet November Mendocino County Planning Team

41 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Peter / Michael Mikhail Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Rangeland 160-acre minimum (RL160) Agriculture 40-acre minimum (AG40) 180 Acres Two new units (although no units are currently present, two are allowed for under the existing classifications) The property owners are requesting to change their classification from a rangeland classification to an agricultural one. Board of Supervisors Alternative only FINDINGS Impacts: Plan Consistency: Minimal impacts from the construction of up to two additional units in addition to the two allowed for under the existing classifications. The eventual unit count is unknown. Possible additional impacts associated with new intensive agricultural activities. Overall impact from this request is negligible to minimal and can be mitigated with standard building codes and conventional agricultural practices. This request is inconsistent with the existing and proposed General Plan for the following reasons: The new designation would introduce a new classification for that property only, resulting in an island. Reclassification to AG40 is not necessary to allow for agricultural activities; the RL160 already permits viticulture and other farming practices. Reclassifying surrounding parcels to attain consistency would not be practical due to topographical constraints.

42 PL SH 175 RL160 AG40 AG40 PL RL160 PL CASE: GPU MAP: General Plan Overview Map Change Request Area Parcel Boundary General Plan Boundary APPLICANT: Peter Mikhail / Michael Mikhail ,250 2,500 3,750 5,000 Feet November Mendocino County Planning Team

43 BACKGROUND INFORMATION Land Use Change Request (REVISED) Application Number: GPU Applicant(s): Carolynn Logan Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Remote Residential 40-acre minimum (RMR40) Remote Residential 20-acre minimum (RMR20) 40 Acres Up to two new unit (one unit is currently present) The property owner is requesting to change their classification from RMR40 to RMR20 to be able to split off the lower half of an extremely steep parcel. Preferred Project (STAFF RECOMMENDATION AFTER FURTHER REVIEW), Board of Supervisors Alternative only FINDINGS Impacts: Plan Consistency: Minimal to negligible impact from the construction of one to two addition housing units This request can be considered consistent with the existing and proposed General Plan if: The RMR20 designation is extended northward to include this property and the neighboring parcels to the east and west. If agreed to by the Board of Supervisors, redesignation of a limited number of properties immediately to the east and west of the subject parcel would limit potential growth related impact to a two new residential units. If this expanded RMR20 classification were to occur, this request could be considered consistent with the existing and proposed General Plan. It would also improve the General Plan boundaries for this area without increasing residential densities or introducing new classifications.

44 RMR40 RMR20 SH 20 RL160 PL RMR20 CASE: GPU MAP: General Plan Overview Potential Additions Map Change Request Parcel Boundary General Plan Boundary APPLICANT: Logan ,000 2,000 3,000 4,000 Feet November Mendocino County Planning Team

45 BACKGROUND INFORMATION Land Use Change Request Application Number: GPU Applicant(s): Harwood Investment Company Existing Designation(s): Proposed Designation(s): Size of request: New Unit Potential: Brief Description: Included in: Agricultural 40-acre minimum (AG40) Remote Residential 20-acre minimum (RMR20) Acres plus adjacent 9.53 acres to the south Two new units (one unit is permissible under existing classification although no units are currently present) The property owner is requesting to change their classification from AG40 to RMR20 to legally split their holdings into three parcels. The subject property has not been cultivated for a substantial length of time and is not under Williamson Act protection. The parcel immediately to the south of the subject site will be redesignated as well. Preferred Project and Board of Supervisors Alternative FINDINGS Impacts: Plan Consistency: Minimal to negligible environmental impact from the potential construction of one to two additional housing units. Potentially minor impacts due to a loss of agriculturally designated land, albeit of low quality due to encroaching incompatible uses. This request is consistent with the existing and proposed General Plan for the following reasons: The new designation would introduce a new classification for that area that better reflects the current and future land uses. Reclassification would create a transition between the denser uses to the west and the less dense uses to the east. For better consistency with surrounding classifications, the RMR20 designation would be extended to include the adjacent parcel to the south. This extension would result in no change in residential density.

46 US 101 RR5 RMR20 AG40 RL160 SR HOLLANDS LANE RMR20 CASE: GPU MAP: General Plan Overview Parcel Boundary General Plan Boundary APPLICANT: Arthur Harwood Map Change Request Recommended Addition ,000 1,500 2,000 November Mendocino County Planning Team Feet