To: Planning Commission
From: Planning and Building Department
Agenda Section: Consent
SUBJECT:
title
Crandal Conditional Use Permit
Assessor Parcel Number: 400-112-007
Record Number: PLN-2026-19525
Manila Area
A Conditional Use Permit (CUP) for a short-term rental located within a Tsunami Hazard Zone of the Humboldt Bay Area Plan, pursuant to section 313-61.05.6.3 of Humboldt County code. The parcel is developed with three legal nonconforming single-family residences, with one proposed to be used as a short-term rental. The site is served with community water and sewer provided by the Manila Community Services District.
end
RECOMMENDATION(S):
Recommendation
That the Planning Commission:
1. Adopt the resolution, (Attachment 1), which does the following:
a. Finds the project is exempt from environmental review per section 15301 (Existing Facilities); and
b. Makes all of the required findings for approval of the Conditional Use Permit based on evidence in the staff report and public testimony; and
c. Approves the Crandal Conditional Use Permit subject to the Conditions of Approval (Attachment 1A).
Body
DISCUSSION:
Project Location:
The project site is located in the Manila area, at the south end of Pebble Lane, approximately 700 feet south of the intersection of Pebble Lane and Peninsula Drive, on the property known as 1580 Pebble Drive.
Present General Plan Land Use Designations:
Residential Low Density (RL). Humboldt Bay Area Plan (HBAP). Slope Stability: Relatively Stable (0).
Present Zoning:
Residential Single-Family minimum lot size 5,000 square feet with Manufactured Homes and Archaeological Resource Area Combining Zones (RS-5-M/A).
Environmental Review:
The project is exempt from environmental review pursuant to Section 15301 of the California Environmental Quality Act (CEQA)- Existing Facilities.
State Appeal Status:
Project is located within the Local jurisdiction of the Coastal Zone and therefore is NOT appealable to the Coastal Commission.
Major Concerns:
Tsunami Hazard Area.
Monitoring Required: None.
Executive Summary:
A Conditional Use Permit (CUP) for a short-term rental located within a Tsunami Hazard Zone of the Humboldt Bay Area Plan, pursuant to section 313-61.05.6.3 of Humboldt County code. The parcel is developed with three legal nonconforming single-family residences, with one proposed to be used as a short-term rental. All three residences were lawfully constructed in 1961. In 2002, the subject residence was determined to be the primary residence and remodeled under CDP-02-101 to allow for a 1,368 square foot residence, 864 square foot garage, and 444 square foot porch. The site is served with community water and sewer provided by the Manila Community Services District.
The site is located within the Local jurisdiction of the Coastal Zone, and the parcel is served by Humboldt Community Services District for water and sewer.
Land Use and Zoning:
The subject property is within the Humboldt Bay Area Plan (HBAP) and has a land use designation of Residential Low Density and zone classification of Residential Single Family with Manufactured Homes (M) and Archaeological Resource Area (A) Combining Zones. Principal uses include single family residences. The subject property is 2.48-acres and contains three legal nonconforming residential units on the property (CDP-02-101). The proposed project is for a short-term rental within an existing single-story 1,368 square foot residence located within a Tsunami Hazard Area. A Conditional Use Permit (CUP) is required for short-term rentals within a Tsunami Hazard Area pursuant to Section 313-61.05.6.3 of Humboldt County Code. The subject parcel is within the Local jurisdiction of the Coastal Zone; therefore, the project is not appealable to the Coastal Commission.
Biological Resources:
No biological resource impacts are anticipated with the proposed project. The proposed project is to convert an existing 1,368 square foot single-family residence to a short-term rental. According to the California Natural Diversity Database (CNDDB), the proposed short-term rental is within range of the North American porcupine, Western Bumble Bee and Western Snowy Plover. There was one porcupine that was observed in the mid 1990’s, a collection of bumble bees in 1993, and a nest with 3 snowy plovers in 2014 within the vicinity. No new development is proposed and therefore no impact to biological resources are anticipated. The proposed project was referred to CDFW and no comment was received.
Cultural Resources and Tribal Cultural Resources:
The proposed project is to convert an existing single-family residence to a short-term rental. The residence was built in 1961 and remodeled in 2001. No development is proposed. No cultural resources and/or tribal cultural resources are anticipated as a result of this project.
Hazards and Hazardous Materials:
The proposed project is not anticipated to create additional hazards or hazardous materials. The subject parcel is located in an area that is Relatively Stable (0), is within a Tsunami Hazard Area, and an area of potential liquefaction, however, is not within a fault hazard zone or within the identified 100-year Flood Zone (A). Short-term rentals within the identified Tsunami Hazard Area require a Conditional Use Permit to ensure that the proposed project will not adversely impact the health, safety and welfare of the community. Tsunami Hazard Area signs are clearly posted on the access roads and areas outside of the Hazard Zone are nearby and on the same property, approximately 40 feet to the north. The subject parcel is within a Moderate Fire Hazard Severity zone within a Local Response Area and Arcata Fire Protection District providing structural fire protection as well as responding to medical emergencies. No hazardous materials are anticipated as part of the proposed project of converting an existing residence to a short-term rental.
Hydrology and Water Quality:
The proposed 1,368 square-foot, single-family residence short-term rental is not anticipated to impact hydrology and/or water quality within the surrounding area by converting to a short-term rental. The residence is served by Manila Community Services District. The Department of Environmental Health reviewed the proposed project and recommended approval.
Noise:
The proposed 1,368 square-foot, single-family residence short-term rental is not anticipated to create significant noise impacts. As part of the Good Neighbor Guide (GNG) that is required to be distributed to surrounding neighbors and adhered to by tenants, noise levels are not to exceed 60 dB between 10pm and 8am, and 65dB between 8am and 10pm. Should one or more noise complaints be received, the permit holder shall install noise sensors and provide data to the Planning Department.
Tsunami Concerns:
The proposed project is within a mapped Tsunami Hazard Area, which identifies areas potentially at risk of inundation due to tsunami waves. Within Tsunami Hazard Areas, 100-year tsunami run-up elevations are further identified. 100-year and 500-year tsunami run-up elevations were analyzed and determined at specific latitudes within Technical Report H-78-26 from the US Army Corps of Engineers. The subject parcel is at latitude 40 degrees and 50 minutes, and according to Plate 15 in the Technical Report, new development must be at or more than 10.1 feet above sea level to be outside of the 100-year tsunami run-up elevation and 20 feet above sea level to be outside the 500-year tsunami run-up elevation. According to the Humboldt County GIS Bay Contours (LiDAR), the subject parcel is approximately 30 feet above sea level. While this project does not include any new development, the parcel’s elevation relative to the more likely to occur tsunami run-up elevations demonstrates that the rental would not be inundated in the most likely to occur tsunami events.
A Conditional Use Permit is required to allow a short-term rental within a Tsunami Hazard Area due to the concerns of putting visitors at risk that are not aware of potentially catastrophic tsunami dangers. Conditions of approval have been included for the short-term rental to require educational materials and emergency protocols in the event of a warning. Additionally, booking and reservation sites will be required to contain a warning that the short-term rental is within a tsunami hazard area.
As discussed previously, evacuation route signs are clearly posted on access roads and areas outside of the Hazard Zone are nearby, approximately 40 feet to the north. As part of the Good Neighbor Guide that is required for short-term rentals, maps and safety protocols are required. The image below shows the property in relation to the evacuation area. The area in orange is the mapped Tsunami Hazard Area.
Figure 1. Mapped Tsunami Hazard Area and evacuation area.
OTHER AGENCY INVOLVEMENT:
The project was referred to responsible agencies and all responding agencies have either responded with no comment, or recommended approval or conditional approval. (Attachment 4).
RECOMMENDATIONS:
Based on a review of Planning Division reference sources and comments from all involved referral agencies, Planning staff conclude that the applicant has submitted evidence in support of making all of the required findings for approval of the Crandal Conditional Use Permit. Staff recommend that the Planning Commission find the project exempt from further environmental review pursuant to Section 15301 of the California Environmental Quality Act (CEQA)- Existing Facilities.
ALTERNATIVES TO STAFF RECOMMENDATIONS:
1. The Planning Commission could elect not to approve the project. This alternative should be implemented if the Planning Commission is unable to make all the required findings.
ATTACHMENTS:
1. Draft Resolution
A. Conditions of Approval
B. Site Plan
2. Location Map
3. Tsunami Hazard Evacuation Map
4. Referral Agency Comments and Recommendations
Applicant
Clayton Crandal
2300 Lindstrom Ave
Samoa, CA 95564
Owners
Same as Applicant
Agent
N/A
Please contact Alice Vasterling, Associate Planner, at (707) 268-3777 or by email at
avasterling@co.humboldt.ca.us if you have any questions about this item.