To: Board of Supervisors
From: Planning and Building Department
Agenda Section: Public Hearing
Vote Requirement: Majority
SUBJECT:
title
A General Plan Amendment and Zone Reclassification to Increase the Community Services (CS) Land Use Designation and the Community Commercial Zone (C-2) by Approximately 2.95 Acres and Reduce the Residential Low Density (RL) Land Use Designation and Residential One-Family Zone (R-1) by the Same Amount on APNs 510-081-001, 510-081-002, and 510-081-003 Which Have a Combined Total Area of Approximately 7.42 Acres. The Boundary Adjustment will Coincide with an Approved Lot Line Adjustment
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RECOMMENDATION(S):
Recommendation
That the Board of Supervisors:
1. Open the public hearing, receive, and consider the staff report, the Planning Commission’s recommendation and accept public comment; and
2. Close the public comment portion of the public hearing; and
3. Adopt the resolution (Attachment 1) to take the following actions:
a. Find the Board of Supervisors has considered the Mitigated Negative Declaration adopted by the Planning Commission on Oct. 1, 2026, pursuant to section 15074 of the State CEQA guidelines; and
b. Find the proposed project complies with the General Plan and Zoning Ordinance; and
c. Find the proposed reclassification and amendment is in the public interest; and
d. Find the proposed project does not reduce the residential density for any parcel below the inventory adopted in the housing element; and
4. Adopt the Ordinance (Attachment 1A) Amending Section 311-7 of the Humboldt County Code Rezoning Approximately 2.7 Acres of Land Zoned R-1-AP-WR, and R-1-AP to C-2-AP-N-WR and Rezoning Approximately .25 Acres from R-1-AP to R-1-AP-WR on Two parcels, APN 510-081-001 and 510-081-002 in the McKinleyville Area [PLN-2021-17029 (Black Dog Partnership, LP)]; and
5. Direct the Clerk of the Board to publish a post-adoption summary of the Ordinance within 15 days after adoption by the Board, and to post in the Office of the Clerk of the Board of Supervisors a certified copy of the full text of the adopted ordinance along with the names of those supervisors voting for and against the ordinance.
Body
STRATEGIC PLAN:
This action supports the following areas of your Board’s Strategic Plan.
Area of Focus: A Diverse, Equitable & Robust Economy
Strategic Plan Category: 2001 - Promote strong economic resiliency and growth
DISCUSSION:
The Board is being asked to approve a Zone Reclassification and General Plan Amendment in the McKinleyville area to move the boundaries for the Community Services (CS) Land Use designation and the Community Commercial Zone (C-2) onto land currently zoned Single Family Residential (R-1). This adjustment to the zoning and land use boundary will result in a commercial district with a depth from Central Ave similar to the commercial boundary to the south and will provide adequate space for the existing Ace Hardware to expand. The Planning Commission recommended approval of the amendment with a 6-0 vote.
The tables below show the current and proposed area in acres comprising each land use and zoning designation on the three properties.
Current Area of Existing Land Use and Zoning Designations by Property
Proposed Area of Modified Land Use and Zoning Designations by Property
Based on information summarized in the tables above, the proposed project will increase the amount of land planned and zoned for commercial use and decrease the amount of residentially planned and zoned land by a total of approximately 2.95 acres, respectively.
The Planning Commission considered and approved a lot line adjustment to reconfigure the lot line to correspond to the new land use and zoning boundary. In addition, the Planning Commission approved a special permit to address the wetland impacts from previous actions, and the impacts from future development of the home improvement store and from future residential development. The mitigation plan will pick up drainage near the northwest corner of the site and create a protected channel running along the property line on the commercial property running into a large wetland on the southern end of the commercial property. The wetland will be maintained as part of the commercial property. The mitigation addresses wetlands down to a single parameter and will result in wetlands with a higher habitat value.
Public Interest:
It is in the public interest to have commercially zoned and designated property at sufficient size to support the intended use. This action will provide sufficient depth from Central Avenue to meet the needs of a home improvement store. The McKinleyville Ace store serves an important local need for the McKinleyville community, and the amendments will allow for a more efficient traffic and parking plan to serve the operation. The General Plan Amendment and Zone Reclassification will enable adequate space for commercial development and provide an appropriately sized parcel for future residential development. As part of the overall project, appropriate access to serve the residentially designated parcel has been addressed. Prior to this action, access to the residential area had not been addressed. It is in the public interest to have adequate access to all property with land use and zoning designations.
General Plan Consistency:
The General Plan Amendment and Zone Reclassification maintain the land use forms of the General Plan with commercial land use along Central Avenue and residential land use behind the commercial. Access is provided to the residentially zoned land.
The subject parcels are planned and zoned with the Airport Land Use Compatibility Overlay. Per the Humboldt County Airport Land Use Compatibility Plan (ALUCP) and mapping, the project site is located withing Safety Zone 6. Per the Safety Compatibility Criteria in Table 3-2 of the ALUCP, both residential uses and retail sales are considered compatible with the ALUCP.
Residential Density:
While the proposed General Plan Amendment and Zone Reclassification would result in a 2.95-acre decrease in land designated and zoned for residential development, there would be no detrimental impact on residential density. The project parcels are not listed as part of the adopted Housing Element inventory and a single, developable, vacant lot would remain intact. The applicant has provided an exhibit that shows how a subdivision of the property could be accommodated, so it is appropriately sized. Additionally, the project proposal includes the creation of an access easement to serve the residential portion of the property that would otherwise be land locked.
Environmental Review:
The CEQA document includes an analysis of the proposed project. The Initial Study and Draft Mitigated Negative Declaration (IS/MND) was circulated from Aug. 3, 2026, to Sept. 3, 2026, SCH 2026080039. The IS/MND included five mitigation measures which have been incorporated into a Mitigation Monitoring and Reporting Plan which was adopted by the Planning Commission on Oct. 1, 2026.
The Planning Commission adopted the Mitigated Negative Declaration related to their action on the special permit for the wetland mitigation. An environmental document only needs to be acted upon once, so the Board’s obligation is only to consider the Mitigated Negative Declaration.
Planning Commission Meeting Public Comments:
No public comments on the project were received prior to or during the Oct. 1, 2026, Planning Commission public hearing. Three comments were received during the circulation of the Initial Study / Mitigated Negative Declaration. Those comments were considered by Planning Commission prior to the adoption Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. These comments can be found in the adopted Planning Commission Resolution (26-058) (Attachment 4, Finding 5).
SOURCE OF FUNDING:
Applicant fees (1100277).
FINANCIAL IMPACT:
There will be no impact on the General Fund. The applicant is responsible for paying all actual costs involved.
STAFFING IMPACT:
Staff time related to implementation has been accomplished with current staff resources. The applicant is responsible for paying all actual costs of staff time.
OTHER AGENCY INVOLVEMENT:
The project was referred to responsible agencies and tribes and all agencies and tribes have either not responded or recommended approval.
ALTERNATIVES TO STAFF RECOMMENDATIONS:
1 - The Board of Supervisors could choose not to recommend approval of the reclassification and amendment. This alternative may be implemented if the Board is unable to make all the required findings. Staff believes that the required findings can be made and does not recommend further consideration of this alternative.
ATTACHMENTS:
1. Draft Resolution
1A. Zone Reclassification Ordinance
1B. Post-Adoption Summary
2. Location Map
2A. General Plan Amendment and Zone Reclassification Map
2B. Site Plan
2C. Approved Lot Line Adjustment Map
3. ISMND Circulation Draft
3A. Mitigation Monitoring and Reporting Program
3B. Grading and Drainage Plan
3C. Restoration Report Streamline March 2016
3D. Wetland Delineation Streamline September 2014
3E. Wetland Delineation SHN May 2020
3F. Natural Resources Assessment SHN August 2019
3G. Residential Upland Clearance Assessment Streamline November 2018
3H. CalEEMod Emissions Results September 2024
3I. Preliminary Retention and Detention Pond Sizing SHN November 2018
3J. Biological Assessment Hohman March 2026
3K. Wetland Mitigation and Monitoring Plan Hohman March 2026
3L. Aquatic Resources Delineation Report Naiad January 2026
3M. Botanical Survey Report Hohman March 2026
3N. VMT Screening
4. PC Resolution 26-058
PREVIOUS ACTION/REFERRAL:
Planning Commission Meeting of October 1, 2026
File No.: 26-1041
Board of Supervisors Meeting of April 28, 2025
File No.: 15-317