To: Zoning Administrator
From: Planning and Building Department
Agenda Section: Consent
SUBJECT:
title
Ivan Jimenez Microbusiness
Assessor Parcel Numbers (APN) 208-271-011
Record No. PLN-2026-19571
Dinsmore area
Special Permit Modification for a Microbusiness that includes distribution, offsite retail sales, and processing expansion associated with an approved cultivation permit PLN-12603-SP.
end
RECOMMENDATION(S):
Recommendation
That the Zoning Administrator:
1. Adopt the resolution, (Attachment 1) which does the following:
a. Finds the Zoning Administrator has considered the Addendum to the Environmental Impact Report for the Commercial Cannabis Land Use Ordinance that was prepared for the Ivan Jimenez Microbusiness project; and
b. Finds the proposed project complies with the General Plan and Zoning Ordinance; and
c. Approves the Special Permit modification subject to the conditions of approval (Attachment 1A).
Body
DISCUSSION:
Project Location: The project is in the Dinsmore area, on the north and south side of Coyote Flat Road, approximately .4 miles west from the intersection of Bear Creek Road and Coyote Flat Road, on the property known to be in Section 32 of Township 02 North, Range 05 East, Humboldt Base & Meridian.
Present General Plan Land Use Designation: Forest Recreation (FR), Special Building Site (B-5), Slope Stability: High Instability (3)
Present Zoning: Forest Recreation (FR)
Environmental Review: An Addendum to a previously adopted Environmental Impact Report has been prepared for consideration per §15164 of the State CEQA Guidelines.
State Appeal: Project is NOT appealable to the California Coastal Commission
Major Concerns: None
Monitoring Required:
Annual Compliance Monitoring
Executive Summary: A Modification of an existing Zoning Clearance Certificate for the addition of Cannabis Distribution, Processing, and Offsite Retail Sales to an approved cannabis cultivation project. The approved cultivation operation is for 9,365 square feet of outdoor cultivation. The proposed facility will operate as a licensed cannabis distributor in compliance with Humboldt County Code, California Department of Cannabis Control regulations along with all applicable state and local laws. Processing will occur in an existing 112 square foot processing shed (BLD-2025-62693) currently on site. No new grading is proposed.
Water Resources: The water is sourced from a well, developed prior to 1974. The applicant commissioned a well connection report which was completed by Freshwater Environmental Services and professional geologist Stan Thiesen (Attachment 2E). The report concluded that the developed well was unlikely to be hydrologically connected to the nearest wells, streams, springs, wetlands, and seeps. The estimated annual recharge of approximately 3.6 million gallons is based on a recharge area of approximately 2.5 acres and a 25 percent loss to surface runoff. The original project is approved to utilize 129,000 gallons of water per year. The proposed project will cause a very a minimal increase in water usage.
Biological Resources: Per review of the California Department of Fish and Wildlife’s (CDFW) California Natural Diversity Database (CNDDB) on August 20th, 2021, found there are no mapped sensitive species onsite. The nearest Northern Spotted Owl (NSO) sighting is located approximately .78 miles from the nearest cultivation area, while the nearest NSO activity center is located approximately 1.5 miles south-east from the nearest cultivation area on the other side of the Van Duzen River and Highway 36. Power to the site is provided by solar energy with a generator for emergencies.
Energy: Power is provided by several solar arrays and backup generator. Bases on the processing plan described in the Operations Plan (Attachment 2A), the energy provided by the current onsite solar panels is sufficient for the increase in power consumption associated with the microbusiness.
Access: Access to the site is via Bear Creek Road and Coyote Flat Road, private roads off State Highway 36. A Road Evaluation Report was prepared for Bear Creek Road and Coyote Flat Road by Omsberg & Preston in December 2018 (Attachment 2C). The assessment concluded that Bear Creek Road can function as a Category 4 equivalent after completing certain work, including limbing of trees, installation of an additional turnout, and two rolling dips. Staff from Omsberg & Preston visited the property again in October 2024, observing that the road system now met the functional equivalent of a Category 4 standard, and that the road was apparently being maintained as part of active logging operations being conducted. This is discussed in a letter from Omsberg and Preston Engineering, dated June 26, 2025 (Attachment 2D).
Security and Safety: The applicant has implemented security measures to safeguard the product and prevent nuisance from occurring on the property. Cultivation at the project occurs behind locked gates and the applicant has a security camera system and a guard dog.
Tribal Consultation: The project is the traditional territory of the Bear River Band and Wiyot Tribe.
The original project was referred to the Northwest Information Center (NWIC) and the Bear River Band of Rohnerville Rancheria. As requested, a cultural resources investigation was conducted. The survey found one (1) new recorded resource undisturbed by cultivation activities. Recommendations in the report include no new disturbance in the archeological site boundary and the implementation of the inadvertent discovery protocol. The report was referred to the Bear River Band of Rohnerville Rancheria for review. The Tribal Historic Preservation Officer (THPO) recommended a cultural monitor be on site if any new grading was to occur. No requests for referrals were sent to the tribal community for this new project. No new ground disturbance is anticipated with this project. All grading and structures had been previously completed under the original cultivation permit PLN-12603.
Consistency with Humboldt County Board of Supervisors Resolution No. 18-43: There is no expansion or increase of cultivation proposed regarding this permit. The cap for cultivation within a particular watershed set forth under Resolution No. 18-43 does not apply.
Environmental Review: An Addendum to a previously adopted Environmental Impact Report has been prepared for consideration per §15164 of the State CEQA Guidelines.
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)
ALTERNATIVES TO STAFF RECOMMENDATIONS:
The Zoning Administrator could elect to add or delete conditions of approval. The Zoning Administrator could elect not to approve the project, or to require the applicant to submit further evidence, or modify the project. Modifications may cause potentially significant impacts, additional CEQA analysis and findings may be required. These alternatives could be implemented if the Zoning Administrator is unable to make all of the required findings. Planning Division staff have concluded that the required findings are in support of the proposal have been made.
ATTACHMENTS:
1. Draft Resolution
A. Conditions of Approval
B. Site Plan Stream-side Setback
C. Distribution Building Plot Plan
2. Evidence in Support of Required Findings
A. Operations Plan
B. California Department of Fish and Wildlife LSAA Letter of Completion
C. Bear Creek/Coyote Creek Road Jimenez Road Evaluation
D. Road Evaluation Addendum
E. Well Connection Report
3. CEQA Addendum
4. Referral Agency Comments and Recommendations
Applicant: Ivan Jimenez, 3107 Coyote Flat Rd. Bridgeville, CA 95526
Owner: Same as Applicant
Agent: N/A
Please contact Michael Kein, Associate Planner, at MKein2@co.humboldt.ca.us or 707-268-3739 if you have questions about this item.