STAFF REPORT FOR COASTAL DEVELOPMENT USE PERMIT #CDU June 14, 2006 Page PC - 1

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1 STAFF REPORT FOR COASTAL DEVELOPMENT USE PERMIT #CDU June 14, 2006 Page PC - 1 OWNER: REQUEST: LOCATION: TOTAL ACREAGE: ZONING: TREGONING BROTHERS 345 N. FERNDALE AVE. MILL VALLEY, CA Coastal Development Use Permit for the conversion of an existing second residence (cabin) to a private office, and the conversion of an existing "art studio" into a single-family dwelling (2nd residence to replace legal non conforming status of cabin). The conversion of the art studio into a residence will include the addition of 400 square feet (two bedrooms and bathroom) for a total 1413 square foot residence. The project also includes the placement of a new septic and leach field for the proposed residence. In the Coastal Zone, east of Highway 1, just south of Jug Handle State Reserve, mile north of Caspar, located at Highway One North; AP# and Approximately acres AG ADJACENT ZONING: North: OS East: OS, RMR South: AG, RMR West: OS, RR:L-5 GENERAL PLAN: EISTING USES: AG Residential and Agricultural SURROUNDING LAND USES: North: Jug Handle State Reserve East: Jug Handle State Reserve South: Residential West: Jug Handle State Reserve SURROUNDING LOT SIZES: North: 16.5 ± acres East: 178± acres South: 27± acres West: ± acres SUPERVISORIAL DISTRICT: 4 OTHER RELATED APPLICATIONS ON SITE OR SURROUNDING AREA: General Plan Amendment/Rezoning #GP /R was approved by the Board of Supervisors March 21, 2002 on the subject property and also property to the north. The request was to amend the coastal plan and maps with regards to the Visitor Accommodations and Services Combining Districts - *3 Campground. As approved, the northernmost of the two parcels subject of this application was assigned a *3C designation (campground as a future, conditional use). Certificate of Compliance #CC was applied for and reviewed by staff on the subject property. At this time, no further action has been taken by the property owner to complete the process.

2 STAFF REPORT FOR COASTAL DEVELOPMENT USE PERMIT #CDU PAGE PC - 2 PROJECT DESCRIPTION: The applicant, Mr. Stuart Tregonning, is requesting a Coastal Development Use Permit to: Convert an existing legal non-conforming second residence (385 sq. ft. living area/59 sq. ft. storage area) to a private office/storage building. The proposed conversion is to remove the existing kitchen and sleeping loft area. It is noted that this structure may straddle the potential legal parcel boundaries that have been tentatively reviewed by Certificate of Compliance #CC Conversion of an existing art studio (1,071sq. ft.) into a second residential unit (to replace the 2 nd residence being converted to office/storage building). The proposed conversion will include the addition of 400 sq. ft. A kitchen, two bedrooms and a bathroom would be developed for a total of 1,471 sq. ft. Placement of a new septic system/leach field for the converted art studio residence. Currently, the property is used as a working farm with approximately two acres of Market gardens. Access to the property is directly off of Highway One. No additional access or on-site roads/driveways are proposed. Existing improvements located on the site are: Main Family Residence w/septic system The small second unit Barn/workshop #1- used for farm equipment repairs Barn/workshop #2 used as ceramics studio/farm carpenter s shop/farm storage 2 water wells The site varies from flat to moderate slopes. To the north of the subject property is a private natural history education center and Jughandle State Reserve. South of the property is timberland and west of Highway 1 is grassland. ADDITIONAL INFORMATION The property has a Visitor Accommodations and Services Combining District *3 C Campground combing district which was amended by General Plan Amendment/Rezone #GP /R MCC Section defines Campground as follows: "An area or a tract of land where camping in tents, cabins or out of doors occurs. (Ord. No (part), adopted 1991)" The applicant has stated, Future development plans include a retreat type camp associated with education in agriculture and arts and crafts. While no concrete plans have been provided for the future development of this campground facility, development of the improvements proposed must not preclude this future use, which as a visitor serving facility is a priority use within the Coastal Zone. Staff has determined that the proposed conversion of the existing structures should not affect the future development plans. ENVIRONMENTAL REVIEW: Completion of the Initial Study Checklist has identified the following areas of environmental concern: Earth (Items 1A-G ) ): Minor site preparation will be necessary for the 400 sq. ft. addition to the proposed residence and the addition of a new septic/leach field system. No driveway grading or improvements are proposed. No significant impacts are anticipated. Water (Item 3D) The existing small second residence that is to be converted to an office/storage building lies north of a small-unnamed water course (ESHA) that travels through the property. Only interior improvements to the building will occur. No impacts to the creek are anticipated from the conversion of this structure.

3 STAFF REPORT FOR COASTAL DEVELOPMENT USE PERMIT #CDU PAGE PC - 3 Plant and Wildlife (Items 4a, 4b, 4c, 5b, 5c, 5d): A review of the Biological Resources Maps, the California Native Plant Society s Electronic Inventory and the Natural Diversity Data Base Rarefind indicates that the project site may contain rare or endangered plant habitat. A report prepared by Alison Gardner dated August 12, 2004 indicates that no rare or endangered plants are present on the site. Ms. Gardner does address the Environmental Sensitive Habitat Area (ESHA) determined to be on the site including those lands adjacent to the creek, drainage from a spring and a seasonal drainage area. Ms. Gardner has recommended that a 100-foot buffer be established from these areas. The Department of Fish and Game has commented that the project has the potential to impact sensitive plant resources on the project. Staff has determined that the art studio conversion, the 400 square foot addition and septic system, along with the converted office/workshop is located well outside the ESHA. The environmental filing fee as required under Fish and Game Code should be paid by the applicant. (Conditions numbers 8 and 9 are required). Transportation (Items 12 A-F). Access to the project site is directly from Highway One and no improvements are proposed at this time. Staff does not anticipate any increase in the traffic to the property. The Mendocino County Department of Transportation and the California Department of Transportation has reviewed the project request and no comments or conditions were offered. No mitigation is required. Public Services (Item 13 A ). The project site lies within the jurisdiction of the California Department of Forestry and Fire Protection (CDF) and the Fort Bragg Rural Fire District (FBRFD) and has a Very High fire hazard severity rating. CDF and the FBRFD have reviewed the project and compliance with State Fire Safe Standards is recommended. Condition Number 10 is recommended to minimize hazards to and from future development of the project site. Utilities (Item 15A) The Division of Environmental Health has reviewed the project with regard to on-site water and sewage disposal systems. The property is located outside the service area of a Community Service District and there are no water or sewer connections available. Currently there are two wells serving the property and no additional water sources are proposed. The Mendocino County Coastal Groundwater Study prepared in 1982 by the Department of Water Resources shows the property to be in an area designated MWR (Marginal Water Resources) and shall have a minimum lot size of 5 acres; proof of water not required. All lots less than 5 acres shall be required to demonstrate proof of water. Conditions Number 11 is recommended to mitigate any potential environmental concerns that may arise from the placement of on-site sewage disposal systems and replacement areas. Cultural Resources/Archaeological (Item 19 A-D). North West Information Services at Sonoma State University reviewed the project for possible archaeological and historical resources. A survey dated January 20, 2006, prepared by Thad Van Bueren determined that No prehistoric sites were discovered as a result of the survey, however, the slight possibility of buried or obscured archaeological sites does exist. On February 8, 2006, the Mendocino County Archaeological Commission reviewed and accepted the survey as submitted. Should archaeological material be discovered during future development, we recommend that all activity be temporarily halted in the vicinity of the find(s), and that a qualified archaeologist be retained to evaluate the find(s) and to recommend mitigation procedures, if necessary. To insure that cultural resources are protected Conditions Number 12 is recommended. No significant environmental impacts are anticipated which cannot be adequately mitigated, therefore, a Negative Declaration is recommended. LOCAL COASTAL PLAN CONISTENCY REVIEW: Chapter 2.2 of the LCP describes permitted and conditional uses within designated visitor serving facilities and states: "No conditional use shall be permitted that would preempt use of the site for a visitor serving facility." Policy states: "Proposed sites or areas for additional visitor serving facilities are designated and reserved by a number indicating a category of VSF described in this section subject to the granting of a conditional use permit (*C). Precise intensity of the proposed visitor accommodations and

4 STAFF REPORT FOR COASTAL DEVELOPMENT USE PERMIT #CDU PAGE PC - 4 development standards shall be specified in the Zoning Regulations and regulated so that the use will be compatible with existing uses, public services and environmental resources. Any visitor serving facility not shown on the LUP Maps shall require an LUP amendment except in Rural Village (RV) and Commercial (C) Land Uses." "No development more intense than a single-family residence shall be allowed on such a site, and then only if it is sited in such a location and manner that a visitor serving facility may still be placed on the site." Staff believes that since both structures are existing and not in the general area of where the future camp area is proposed, that adequate area will be available for the development of the future visitor serving facility. GENERAL PLAN CONSISTENCY RECOMMENDATION: The proposed project is consistent with applicable goals and policies of the General Plan. RECOMMENDED MOTION: Environmental Findings: The Planning Commission finds that no significant environmental impacts would result from the proposed project, which can not be adequately mitigated through the conditions of approval, therefore, a Negative Declaration is adopted. General Plan Consistency Finding: As discussed under pertinent sections of this report, the proposed project is consistent with applicable goals and policies of the General Plan, Coastal Element as subject to the conditions being recommended by staff. Coastal Development Permit Findings: The Planning Commission finds that the application and supporting documents and exhibits contain information and conditions sufficient to establish, as required by Section of the Coastal Zoning Code, that: 1. The proposed development is in conformity with the certified Local Coastal Program; and 2. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities; and 3. The proposed development is consistent with the purpose and intent of the zoning district applicable to the property, as well as the provisions of the Coastal Zoning Code, and preserves the integrity of the zoning district; and 4. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act. 5. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource. 6. Other public services, including but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development. 7. Environmentally Sensitive Habitat Area. (a) (b) (c) The resource as identified will not be significantly degraded by the proposed development. There is no feasible less environmentally damaging alternative. All feasible mitigation measures capable of reducing or eliminating project related impacts have been adopted.

5 STAFF REPORT FOR COASTAL DEVELOPMENT USE PERMIT #CDU PAGE PC - 5 Department of Fish and Game Findings: The Planning Commission has evaluated the Initial Study and other information pertinent to the potential environmental impacts of this project and finds that, based upon the existing development on the subject parcel and surrounding parcels, the project will not have any adverse impact upon wildlife or the habitat upon which wildlife depends and, therefore, the Commission has rebutted the presumption set forth in subdivision (d) of Section Because this use permit would create additional density and intensity of land use and would contribute to the overall reduction in wildlife populations and habitat from a cumulative standpoint, the de minimis finding cannot be made for this project. The project is, therefore, subject to the Fish and Game fee of $1, Project Findings: The Planning Commission approves #CDU subject to the conditions of approval recommended by staff further finding: 1. That adequate utilities, access roads, drainage and other necessary facilities have been or are being provided. 2. That the proposed use will not constitute a nuisance or be detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or working in or passing through the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the county. 3. That such use preserves the integrity of the zoning district. RECOMMENDED CONDITIONS: Conditions which must be met prior to use and/or occupancy, and for the duration of this permit: 1. This permit shall become effective after all applicable appeal periods have been expired or appeal processes exhausted. Failure of the permittee to make use of this permit within two years or failure to comply with payment of any fees within specified time periods shall result in the automatic expiration of this permit. The County will not provide a notice prior to the expiration date. 2. The use and occupancy of the premises shall be established and maintained in conformance with the provisions of Title 20 of the Mendocino County Code unless modified by conditions of the use permit. 3. The application along with supplemental exhibits and related material shall be considered elements of this entitlement and that compliance therewith is mandatory, unless a modification has been approved by the Planning Commission. 4. This permit shall be subject to revocation or modification by the Planning Commission upon a finding of any one (1) or more of the following grounds: a. That such permit was obtained or extended by fraud. b. That one or more of the conditions upon which such permit was granted have been violated. c. That the use for which the permit was granted is so conducted as to be detrimental to the public health, welfare or safety, or as to be a nuisance. Any such revocation shall proceed as specified in Title 20 of the Mendocino County Code. 5. This permit is issued without a legal determination having been made upon the number, size or shape of parcels encompassed within the permit described boundaries. Should, at any time, a

6 STAFF REPORT FOR COASTAL DEVELOPMENT USE PERMIT #CDU PAGE PC - 6 legal determination be made that the number, size or shape of parcels within the permit described boundaries are different than that which is legally required by this permit, this permit shall become null and void. 6. This permit is subject to the securing of all necessary permits for the proposed development and eventual use from County, State and Federal agencies having jurisdiction. Any requirements imposed by an agency having jurisdiction shall be considered a condition of this permit. 7. It shall be the responsibility of the applicant to ensure that contractors engaged to perform work on the site are aware of the conditions of this permit and that all work performed is in compliance with applicable conditions. 8. The applicant shall submit to the Department of Planning and Building Services, an Exhibit Map demonstrating a 100-foot buffer along the unnamed watercourse as recommended in the Botanical Survey prepared by Allison Gardner dated August 12, No development shall be allowed within this buffer area as delineated on the Exhibit Map on file with the Department of Planning and Building Services. ** 9. This entitlement does not become effective or operative and no work shall be commenced under this entitlement until the California Department of Fish and Game filing fees required or authorized by Section of the Fish and Game Code are submitted to the Mendocino County Department of Planning and Building Services. Said fee of $1, shall be made payable to the Mendocino County Clerk and submitted to the Department of Planning and Building Services prior to June 26, If the project is appealed, the payment will be held by the Department of Planning and Building Services until the appeal is decided. Depending the outcome of the appeal, the payment will either be filed with the County Clerk (if project is approved) or returned to the payer (if project is denied). Failure to pay this fee by the specified deadline shall result in the entitlement becoming null and void. 10. The applicant shall comply with the Fire Safe Regulations to the satisfaction of California Department of Forestry and the Fort Bragg Rural Fire District or other alternatives as acceptable to the Department of Forestry and the Fort Bragg Rural Fire District. Written verification shall be submitted from the Department of Forestry and the Fire District to the Department of Planning and Building Services that this condition has been met to the satisfaction of those agencies. ** 11. Written verification shall be obtained from the Department of Environmental Health to the Department of Planning and Building Services that compliance with those requirements of Environmental Health have been met. 12. In the event that archaeological resources are encountered during development of the property, work in the immediate vicinity of the find shall be halted until all requirements of Chapter of the Mendocino County Code relating to archaeological discoveries have been satisfied. 13. The necessary permits required for the conversion of the artist studio to a second residential unit and the conversion of the existing second residential unit to a private office/storage building shall be obtained from the Department of Planning and Building Services-Building Department. 14. All external lighting shall be shielded and downcast to prohibit light from being cast beyond the property boundaries. 15. All exterior building materials, colors and finishes shall be of the earth tones and blend with the natural surroundings. Color samples shall be submitted to the Department of Planning and Building Services and approved by the Coastal Permit Administrator prior to approval of building permits. Windows shall be made of non-reflective glass. Any change in approved

7 STAFF REPORT FOR COASTAL DEVELOPMENT USE PERMIT #CDU PAGE PC - 7 colors or material shall be subject to the review and approval of the Department of Planning and Building Services for the life of the project. MLH/jc 5/10/06 DATE MARY LYNN HUNT PLANNER II Negative Declaration Appeal Fee - $1, Appeal Period - 10 days REFERRAL AGENCIES Department of Transportation Environmental Health - Fort Bragg Building Inspection - Fort Bragg Planning - Fort Bragg Ag Commissioner Archaeological Commission Sonoma State NCIS Caltrans Department of Forestry Department of Fish & Game Coastal Commission Department of Parks & Recreation Fort Bragg Rural Fire District REFERRAL NOT RETURNED REFERRAL RECEIVED "NO COMMENT" COMMENTS RECEIVED MLH/jc 05/12/2006 Negative Declaration Appeal Fee - $1, Appeal Period - 10 days ** Indicates conditions relating to Environmental Considerations - deletion of these conditions may effect the issuance of a Negative Declaration.

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14 I. DESCRIPTION OF PROJECT. DATE: May 11, 2006 COUNTY OF MENDOCINO ENVIRONMENTAL REVIEW GUIDELINES DRAFT NEGATIVE DECLARATION CASE#: CDU DATE FILED: 5/25/2005 OWNER: WM BURNETT TREGONING AND PETER TREGOING AND STUART K TREGONING REQUEST: Coastal Development Use Permit for the conversion of an existing second residence (cabin) to a private office, and the conversion of an existing "art studio" into a singlefamily dwelling (2nd residence to replace legal non conforming status of cabin). The conversion of the art studio into a residence will include the addition of 400 square feet (two bedrooms and bathroom) for a total 1413 square foot residence. The project also includes the placement of a new septic and leach field for the proposed residence. LOCATION: In the Coastal Zone, east of Highway 1, just south of Jug Handle State Reserve, mile north of Caspar, located at Highway One North; AP# and II. DETERMINATION. In accordance with Mendocino County s procedures for compliance with the California Environmental Quality Act (CEQA), the County has conducted an Initial Study to determine whether the proposed project may have a significant adverse effect on the environment. On the basis of that study, it has been determined that: Although the project, as proposed, could have had a significant effect on the environment, there will not be a significant effect in this case because mitigation measures required for the project will reduce potentially significant effects to a less than significant level, therefore, it is recommended that a NEGATIVE DECLARATION be adopted. The attached Initial Study and staff report incorporates all relevant information regarding the potential environmental effects of the project and confirms the determination that an EIR is not required for the project.

15 FINAL FINDINGS AND CONDITIONS DRAFT PLANNING COMMISSION MINUTES JUNE 15, e. CDU Wm Burnett Tregoning and Peter Tregoning and Stuart K. Tregoning North of Caspar. Request: Coastal Development Use Permit for the conversion of an existing second residence (cabin) to a private office, and the conversion of an existing "art studio" into a single-family dwelling (2nd residence to replace legal non conforming status of cabin). The conversion of the art studio into a residence will include the addition of 400 square feet (two bedrooms and bathroom) for a total 1413 square foot residence. The project also includes the placement of a new septic and leach field for the proposed residence. Mr. Lynch reviewed the staff report. In response to Commissioner Lipmanson, Mr. Lynch stated that he would see that the condition regarding storage of toxic materials be added to Conditions Number 8. In reply to Commissioner Nelson, Mr. Zotter advised a conflict of interest did not exist if his Caspar property was further than 500 feet away from the project, which it was. Mr. Stuart Tregoning addressed the Commission on behalf of his project and asking if the Fish & Game fee could be waived. The public hearing was opened and seeing no one come forward, subsequently closed. Commissioner Warner stated she would like to make the de minimus finding. Upon motion by Commissioner Warner, seconded by Commissioner Lipmanson and unanimously carried by the following roll call vote, IT IS ORDERED that Planning Commission adopts a Negative Declaration and approves CDU , making the following findings and subject to following conditions of approval: Environmental Findings: The Planning Commission finds that no significant environmental impacts would result from the proposed project, which can not be adequately mitigated through the conditions of approval, therefore, a Negative Declaration is adopted. General Plan Consistency Finding: As discussed under pertinent sections of this report, the proposed project is consistent with applicable goals and policies of the General Plan, Coastal Element as subject to the conditions being recommended by staff. Coastal Development Permit Findings: The Planning Commission finds that the application and supporting documents and exhibits contain information and conditions sufficient to establish, as required by Section of the Coastal Zoning Code, that: 1. The proposed development is in conformity with the certified Local Coastal Program; and 2. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities; and 3. The proposed development is consistent with the purpose and intent of the zoning district applicable to the property, as well as the provisions of the Coastal Zoning Code, and preserves the integrity of the zoning district; and

16 4. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act. 5. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource. 8. Other public services, including but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development. 9. Environmentally Sensitive Habitat Area. a) The resource as identified will not be significantly degraded by the proposed development. b) There is no feasible less environmentally damaging alternative. c) All feasible mitigation measures capable of reducing or eliminating project related impacts have been adopted. Department of Fish and Game Findings: The Planning Commission has evaluated the Initial Study and other information pertinent to the potential environmental impacts of this project and finds that, based upon the existing development on the subject parcel and surrounding parcels, the project will not have any adverse impact upon wildlife or the habitat upon which wildlife depends and, therefore, the Commission has rebutted the presumption set forth in subdivision (d) of Section Project Findings: The Planning Commission approves #CDU subject to the conditions of approval recommended by staff further finding: 1. That adequate utilities, access roads, drainage and other necessary facilities have been or are being provided. 2. That the proposed use will not constitute a nuisance or be detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or working in or passing through the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the county. 3. That such use preserves the integrity of the zoning district. RECOMMENDED CONDITIONS: Conditions which must be met prior to use and/or occupancy, and for the duration of this permit: 1. This permit shall become effective after all applicable appeal periods have been expired or appeal processes exhausted. Failure of the permittee to make use of this permit within two years or failure to comply with payment of any fees within specified time periods shall result in the automatic expiration of this permit. The County will not provide a notice prior to the expiration date. 2. The use and occupancy of the premises shall be established and maintained in conformance with the provisions of Title 20 of the Mendocino County Code unless modified by conditions of the use permit. 3. The application along with supplemental exhibits and related material shall be considered elements of this entitlement and that compliance therewith is mandatory, unless a modification has been approved by the Planning Commission.

17 4. This permit shall be subject to revocation or modification by the Planning Commission upon a finding of any one (1) or more of the following grounds: a. That such permit was obtained or extended by fraud. b. That one or more of the conditions upon which such permit was granted have been violated. c. That the use for which the permit was granted is so conducted as to be detrimental to the public health, welfare or safety, or as to be a nuisance. Any such revocation shall proceed as specified in Title 20 of the Mendocino County Code. 5. This permit is issued without a legal determination having been made upon the number, size or shape of parcels encompassed within the permit described boundaries. Should, at any time, a legal determination be made that the number, size or shape of parcels within the permit described boundaries are different than that which is legally required by this permit, this permit shall become null and void. 6. This permit is subject to the securing of all necessary permits for the proposed development and eventual use from County, State and Federal agencies having jurisdiction. Any requirements imposed by an agency having jurisdiction shall be considered a condition of this permit. 7. It shall be the responsibility of the applicant to ensure that contractors engaged to perform work on the site are aware of the conditions of this permit and that all work performed is in compliance with applicable conditions. 8. The applicant shall submit to the Department of Planning and Building Services, an Exhibit Map demonstrating a 100-foot buffer along the unnamed watercourse as recommended in the Botanical Survey prepared by Allison Gardner dated August 12, No development shall be allowed within this buffer area as delineated on the Exhibit Map on file with the Department of Planning and Building Services. No storage of toxic materials shall be permitted within this buffer area. ** 9. This entitlement does not become effective or operative and no work shall be commenced under this entitlement until the California Department of Fish and Game filing fees required or authorized by Section of the Fish and Game Code are submitted to the Mendocino County Department of Planning and Building Services. Said fee of $1, $25.00 shall be made payable to the Mendocino County Clerk and submitted to the Department of Planning and Building Services prior to June 26, If the project is appealed, the payment will be held by the Department of Planning and Building Services until the appeal is decided. Depending the outcome of the appeal, the payment will either be filed with the County Clerk (if project is approved) or returned to the payer (if project is denied). Failure to pay this fee by the specified deadline shall result in the entitlement becoming null and void. 10. The applicant shall comply with the Fire Safe Regulations to the satisfaction of California Department of Forestry and the Fort Bragg Rural Fire District or other alternatives as acceptable to the Department of Forestry and the Fort Bragg Rural Fire District. Written verification shall be submitted from the Department of Forestry and the Fire District to the Department of Planning and Building Services that this condition has been met to the satisfaction of those agencies. ** 11. Written verification shall be obtained from the Department of Environmental Health to the Department of Planning and Building Services that compliance with those requirements of Environmental Health have been met.

18 12. In the event that archaeological resources are encountered during development of the property, work in the immediate vicinity of the find shall be halted until all requirements of Chapter of the Mendocino County Code relating to archaeological discoveries have been satisfied. 13. The necessary permits required for the conversion of the artist studio to a second residential unit and the conversion of the existing second residential unit to a private office/storage building shall be obtained from the Department of Planning and Building Services-Building Department. 14. All external lighting shall be shielded and downcast to prohibit light from being cast beyond the property boundaries. 15. All exterior building materials, colors and finishes shall be of the earth tones and blend with the natural surroundings. Color samples shall be submitted to the Department of Planning and Building Services and approved by the Coastal Permit Administrator prior to approval of building permits. Windows shall be made of non-reflective glass. Any change in approved colors or material shall be subject to the review and approval of the Department of Planning and Building Services for the life of the project. AYES: NOES: ABSENT: MOSER, CALVERT, NELSON, LIPMANSON, WARNER, LITTLE NONE EDWARDS