To: Planning Commission
From: Planning and Building Department
Agenda Section: Public Hearing
SUBJECT:
title
A Public Hearing on the Humboldt Bay Area Plan and Local Coastal Plan Amendment and Zone Reclassification of parcels within the Humboldt Bay Area Plan.
Assessor Parcel Numbers (APN) 000-000-000
Record No.: LRP-2023-18700
All of the unincorporated areas of Humboldt County within the Humboldt Bay Area Plan.
end
RECOMMENDATION(S):
Recommendation
That the Planning Commission:
1 - Open the Public Hearing;
2 - Request staff present the staff report;
3 - Receive public comment;
4 - Deliberate on the Humboldt Bay Area Plan and Zoning Changes;
5 - Close the Public Hearing; and
6 - Adopt the resolution [Attachment 1] recommending that the Humboldt County Board of Supervisors take the following actions:
a - Find that the proposed Humboldt Bay Area Plan update is exempt from environmental review under Section 15265(1) of CEQA Guidelines and the Plan is consistent with the Coastal Act;
b - Adopt the Humboldt Bay Area Plan [Attachment 1A]; and
7 - Adopt the resolution [Attachment 2] recommending that the Humboldt County Board of Supervisors take the following actions:
a - Find that the proposed Zoning Changes are exempt from environmental review under Section 15265(1) of CEQA;
b - Find that the Zoning Changes are in the Public Interest, are consistent with the General Plan and Local Coastal Plan and do not reduce housing opportunity; and
8 - Adopt the ordinance [Attachment 3] to rezone properties within the Humboldt Bay Area Plan.
Body
DISCUSSION:
Project Location: All unincorporated areas of Humboldt County, within the Humboldt Bay Area Plan.
Present General Plan Land Use Designation: All land use designations within the Humboldt Bay Area Plan.
Present Zoning: All coastal zoning districts within the Humboldt Bay Area Plan.
Environmental Review: Exempt from environmental review under §15265(1) Exemption for Adoption of Coastal Plans and Programs of CEQA Guidelines.
State Appeal: Changes proposed to the Local Coastal Program must receive final certification from the California Coastal Commission before they become effective.
Executive Summary:
Background
The Humboldt Bay Area Plan (HBAP) is being revised and updated as a collaborative project between the County and California Coastal Commission (CCC). The HBAP was originally certified in 1982 and establishes policies that govern the use of approximately 21,500 acres of land in the unincorporated area around Humboldt Bay and over 20 miles of Pacific coastline. The LCP has not been comprehensively updated to reflect the significant changes that have occurred locally and regionally over the last 40+ years and therefore, portions of the HBAP are no longer reflective of the current conditions or priorities of Humboldt Bay.
The HBAP, specifically the Coastal-Dependent Industrial Section, needed to be updated to add and modify policies which could support the potential development of the heavy lift terminal and offshore wind energy project. Sea level rise and tsunami policies needed to be updated to reflect recent CCC and Ocean Protection Council (OPC) guidance. In addition to updating the document comprehensively, “Tribal History” and “Environmental Justice” sections were added. Changes to land use designations and zoning are proposed to achieve consistency between actual existing land use and associated plan implementation or are land use/zone change requests endorsed by the Board of Supervisors during the preparation of the 2017 General Plan. The Humboldt Bay Area Plan October 2026 (Attachment 1A) represents the comprehensive update of the document, input of all previous meetings, public comments, and CCC comments. This is a hearing to address all aspects of the update to the HBAP- text changes, zoning changes, land use changes.
Previous Workshops
A Public Workshop at the Planning Commission was held on 7/16/2026 and continued to 8/6/2026 and 9/3/2026 Planning Commission meetings.
Public Engagement
Four public meetings were held via Zoom on 2/17/26, 6/16/26, 7/7/26, and 8/31/26, to discuss the different versions of the HBAP and to address questions and concerns over the Samoa Town Master Plan.
Overall Changes
The Humboldt Bay Area Plan has been reorganized into seven chapters, including the addition of a “Tribal History and Environmental Justice” chapter. Chapters 1 and 2 of the 1982 HBAP were revised and combined to make the proposed “Chapter 1 - Overview and Coastal Act”. Chapter 2 is now the “Tribal History and Environmental Justice” chapter. Chapters 3 and 4 of the 1982 HBAP were combined to make the proposed “Chapter 3 - Land Use and Development”, which is no longer broken into urban and rural for each topic. Most policies are applicable to both urban and rural development, unless specified. Chapter 4 is now “Coastal Resource Protection” which discusses natural resources protection and scenic and visual resources protection. Chapter 5 is now “Coastal Hazards and Adaptation” which has sections for hazard identification and risk reduction, geologic and seismic hazards, tsunami, sea level rise, fire hazards, and flood hazards. Chapter 6 is now “Samoa Town Master Plan”, which was previously a section in Chapter 4 of the 1982 HBAP. Finally, “Definitions” was previously Chapter 5 in the 1982 HBAP and now is Chapter 7. The font type and size have been updated for easier readability and accessibility. General text edits, such as removing or updating outdated information, have occurred throughout the new document.
Changes from PC Workshops
Changes from the Planning Commission workshops and Public Comments made to the HBAP include General Edits (Grammar, formatting, error corrections, and revisions from Planning Commission, Coastal Commission, and Public Comments), Sea Level Rise (SLR) (Intermediate and Intermediate High scenarios are both presented. Intermediate scenarios are shown as an alternative, revisions made to 2.2 Environmental Justice after receiving input from the Planning Commission and Public Comment, and public comment about Coastal-Dependent Industrial Background, Samoa Town Master Plan (STMP) (Add “Completed in (date)” for any STMP Policy that has been completed), Recreation and Public Access (Moved “Public Access” to 3.8.4 from Chapter 6), and Addition of the Appendix.
Coastal Commission Comments
The CCC provided staff comments (Attachment 4) on the HBAP Version 2 - Workshop Draft 09.03.26 on September 21, 2026. Staff was able to implement text changes as applicable in response to CCC comments. The CCC recommended the addition of Section “3.8.3 Lower Coast Overnight Accommodations”. Staff added the section but did not include CCC recommended policies pertaining to in-lieu fees. The requirement of in-lieu fees is a significant policy decision that needs public discussion. Historically the County has not wanted in-lieu fees as this is a cost to the development that needs to be supported. The Board of Supervisors may be reconsidering this, but if in lieu fees are collected the money should be retained for use in Humboldt County and not provided to a statewide agency to be used in other parts of the state. The CCC suggested changes to Public Access and Fire Hazards to make the sections more consistent with CCC’s “Updating Local Coastal Program Land Use Plan Policies” guidance document. However, that guidance document has not been adopted by the CCC yet.
Land Use and Zoning Changes
Consistency with HBAP
These changes are proposed to achieve consistency between actual existing land use and associated plan implementation or are land use/zone change requests endorsed by the Board of Supervisors during the preparation of the 2017 General Plan.
Commercial General (CG) Land Use Designation and Zoning Change - Giuntoli Lane
There are three parcels proposed to update the land use designation from Agriculture Exclusive/Prime Soils (AE) to CG and zoning from Agriculture Exclusive (AE) to Commercial General (CG). The APNs are 507-141-025, 507-141-026, and 507-141-032. The proposal was endorsed by the Board of Supervisors in 2015 and the parcels support commercial use; however, the western and northern portions of APN 507-141-032 do not support commercial use, have prime soils, and are within the mapped floodway. As such, it is recommended the only the southeastern portion of APN 507-141-032 where the commercial use exists (approx. 7.2 ac.) be redesignated as CG. To maintain consistency with the land use plan, the zoning for APNs 507-141-025 and 507-141-026 will be reclassified from AE to CG, and the southeastern portion of APN 507-141-032 will be reclassified from AE with a 60-acre minimum parcel size and Alquist-Priolo Fault Hazard (G), Flood Hazard Areas (F), and Streams and Riparian Corridors Protection (R) combining zones (AE-60/G,F,R) to CG/G,F,R.
Urban Reserve/Residential Low Density (RV/RL) Land Use Designation and Zoning Change - Ariel Way
The eastern third of APN 505-192-004 (approx. 6.4 ac.) is proposed to update the land use designation from Industrial General (MG) to RV/RL and the zoning from Industrial General with Archaeological Resource Area Outside Shelter Cove (A), F, and Coastal Wetland Areas (W) combining zones (MG/A,F,W) to Residential Single Family (RS) with a 5,000 square-foot minimum lot size (5) (RS-5)/A,F,W. The parcel is within the Arcata city sphere and is planned by the City of Arcata as Residential and Urban Service Area.
Rural Residential with a maximum density of one dwelling per two and a half acres (RR 2.5) Map Update - Bayside Cutoff
There are eight parcels along Old Arcata Road near the Bayside Cutoff where the land use map will be updated to add 2.5 to the RR designation currently shown on the map. The eight APNs are listed in the List of APNs Receiving Density Map Changes (Attachment 1B). The HBAP currently provides the maximum density of one dwelling per two and a half acres for these parcels within the RR land use designation. This change is proposed to provide consistency between the plan and the map.
MG Land Use Designation and Zoning Change - HWY 255 at Mad River Slough
APN 506-061-006 is proposed to update the land use designation from Natural Resources (NR) to MG and the zoning from Natural Resources with A, Beach and Dune Areas (B), and W combining zones (NR/A,B,W) to MG/A,W. The parcel is comprised entirely of industrial uses and not within a natural resource area.
CG Land Use Designation and Zoning Change - Bracut
APN 501-261-009 is proposed to update the land use designation from Commercial Recreation (CR) to CG and the zoning from CR/A to CG/A. The proposal was endorsed by the Board of Supervisors in 2015. The parcel is comprised entirely of general commercial uses and does not support commercial recreational use.
AE Land Use Designation and Zoning Change - Old Arcata Road at Stephens Lane
APN 501-091-004 is proposed to update the land use designation from NR to AE and the zoning from NR/W to AE/W. The proposal was endorsed by the Board of Supervisors in 2015. The parcel has the capacity to support farmed wetlands and contains prime soils.
RR (2.5) Land Use Designation and Rural Residential Agriculture (RA) Zoning Change - Indianola Cutoff east of HWY 101
The eastern upland portions of APNs 501-201-025 and 501-201-039 (approx. 5 ac.) are proposed to update the land use designation from AE to RR(2.5) and the zoning from AE with F and Transitional Agricultural Lands combining zones (AE/F,T) to RA with Manufactured Homes (M), Design Review (D), and F combining zones (RA-2.5-M/D,F). The proposal was endorsed by the Board of Supervisors in 2015. The change will increase opportunities for residential use of the upland portions of the parcels that are not in used for agriculture.
RR (2.5) Map Update - Indianola Cutoff
There are 84 parcels on either side of Indianola Cutoff Road where the land use map will be updated to add 2.5 to the RR designation currently shown on the map. The 84 APNs are listed in Attachment 1B. The HBAP currently provides the maximum density of one dwelling unit per two and a half acres for these parcels within the RR land use designation. This change is proposed to provide consistency between the plan and the map.
RR (3) Map Update - Walker Point
There are 20 parcels on either side of Walker Point Road where the land use map will be updated to add 3 to the RR designation currently shown on the map. The 20 APNs are listed in Attachment 1B. The HBAP currently provides the maximum density of one dwelling unit per three acres for these parcels within the RR land use designation. This change is proposed to provide consistency between the plan and the map.
RR (10) Map Update - Old Arcata Road
There are seven parcels along Old Arcata Road south of Indianola Cutoff Road where the land use map will be updated to add 10 to the RR designation currently shown on the map. The seven APNs are listed in Attachment 1B. The HBAP currently provides the maximum density of one dwelling unit per 10 acres for these parcels within the RR land use designation. This change is proposed to provide consistency between the plan and the map.
RR (1) Map Update - Three Corners
There are two parcels near the intersection of Myrtle Avenue and Freshwater Road where the land use map will be updated to add 1 to the RR designation currently shown on the map. The two APNs are listed in Attachment 1B. The HBAP currently provides the maximum density of one dwelling unit per acre for these parcels within the RR land use designation. This change is proposed to provide consistency between the plan and the map.
RR (2.5) Map Update - Mitchell Heights
There are 195 parcels in the Mitchell Heights area where the land use map will be updated to add 2.5 to the RR designation currently shown on the map. The 195 APNs are listed in Attachment 1B. The HBAP currently provides the maximum density of one dwelling unit per two and a half acres for these parcels within the RR land use designation. This change is proposed to provide consistency between the plan and the map.
RR (5) Map Update - Mitchell Heights
There are 38 parcels in the Mitchell Heights area where the land use map will be updated to add 5 to the RR designation currently shown on the map. The 38 APNs are listed in Attachment 1B. The HBAP currently provides the maximum density of one dwelling unit per five acres for these parcels within the RR land use designation. This change is proposed to provide consistency between the plan and the map.
RR Land Use Designation Change and RA Zoning Change - Swanlund Lane
APN 403-061-030 is proposed to update the land use designation from RR to RR(2.5) and the zoning from RA-5/T to RA-2.5/T. The proposal was endorsed by the Board of Supervisors in 2015. The parcel is 4.33 acres in size and further subdivision would not be allowed as a result of the change.
Public Facility (PF) Land Use Designation and Zoning Change - Mitchell Heights
APNs 403-051-026, 403-161-034, and 017-161-022 are proposed to update the land use designation from RR to PF and the zoning from RA-5/T, RA-2.5-M/R, and RA-2.5/R to PF2. The proposals were endorsed by the Board of Supervisors in 2015. APNs 403-051-026 and 403-161-034 are owned by Humboldt Community Services District and are water tank sites. APN 017-161-022 is owned by Pacific Gas and Electric and is an electrical substation site.
Public Recreation (PR) Land Use Designation and Zoning Change - McKay Community Forest
APN 017-031-013 is proposed to update the land use designation from Timber Commercial (TC) to PR and the zoning from Timber Production Zone (TPZ)/R to PR/R. The parcel is owned by the County and is utilized for recreational purposes.
CG Land Use Designation and Zoning Change - Myrtle Avenue
APN 016-151-016 is proposed to update the land use designation from Residential Low Density (RL) to CG and the zoning from RS-5 to CG. There is no residential use of the property and the site has been historically utilized for commercial use.
PF Land Use Designation and Zoning Change - Harris Street
APNs 016-222-008 and 016-222-018 are proposed to update the land use designation from CG(5) to PF and the zoning from CG with a qualified combining zone (CG-Q) to PF1. APN 016-222-008 is owned by the City of Eureka and is a water transmission facility site. APN 016-222-018 is owned by Humboldt Bay Fire and is occupied by Humboldt Bay Fire Station 5.
Residential Medium Density (RM) Land Use Designation Change and Residential Multi-Family (RM) Zoning Change of one parcel - Myrtle Avenue
APNs 016-141-003, 016-141-010, 016-141-012, 016-141-017, 016-261-001, and 016-261-002 are proposed to update the land use designation from CG(8) to RM to align with the existing RM with a 30 units per acre maximum density (RM-30) or RM-30/Q zoning. APN 016-141-014 is proposed to update the land use designation from CG(8) to RM and the zoning from RS-40 to RM-30/Q to align with the neighboring land use and zoning.
CR Land Use Designation and Zoning Change - Vance Avenue
APN 401-031-077 is proposed to update the land use designation from Industrial/Coastal Dependent (MC) to CR and the zoning from MC/A to CR/A,D. The proposal was endorsed by the Board of Supervisors in 2015. The parcel is owned by the Timber Heritage Association and supports commercial recreational use. There is no coastal dependent industrial use on the property and no direct access to the waterfront.
RM Land Use Designation Change - Spruce Point
APNs 305-111-004, 305-111-005, 305-111-012, and 305-121-003 are proposed to update the land use designation from AE to RM to align with the existing RM-15/W,T,F zoning. None of the parcels are utilized for agricultural production.
AE Land Use Designation and Zoning Change - Spruce Point
APN 305-051-002 is proposed to update the land use designation from Resource Dependent/Residential Low Density (MR/RL) to AE and the zoning from RS-5 with Coastal Resource Dependent (C), W, and F combining zones (RS-5/C,W,F) to AE/W,F. The proposal was endorsed by the Board of Supervisors in 2015 and the change is necessary to correct a mapping error.
Removal of RV Land Use Designation - Humboldt Hill
There are 39 parcels proposed to have the RV land use designation removed. The 39 APNs are listed in Attachment 1B. These parcels are currently designated RV/RE or RV/RL. RV is proposed to be removed as those areas are now served or are able to connect to public water and sewer. The parcels would maintain the Residential Estates (RE) or RL land use designation. No zoning change is proposed.
MR/MG Land Use Designation Change and MG Zoning Change - Fields Landing
APN 306-122-002 is proposed to update the land use designation from PF to MR/MG and the zoning from PF1 to MG/F,W. This is a privately owned parcel and not part of a public facility.
RL Land Use Designation Change and RS Zoning Change - Fields Landing
APN 306-211-003 is proposed to update the land use designation from MR/MG to RL and the zoning from MG/F,W to RS-5/F,W. This is a non-industrial area where the parcel is comprised of residential structures.
RM Land Use Designation and Zoning Change - Fields Landing
APN 306-022-001 is proposed to update the land use designation from RL to RM and the zoning from RS-5 to RM(30). The parcel is currently improved with multi-unit apartment buildings.
MR/MG Land Use Designation Change and MG Zoning Change - Fields Landing
APNs 306-221-007 and 307-101-001 are proposed to update the land use designation from MC to MR/MG and the zoning from MC to MG. The proposal was endorsed by the Board of Supervisors in 2015. The parcels support commercial warehousing and light industrial use. There is no coastal dependent industrial use on the parcels and no direct access to the waterfront.
Public Facilities (PF1) Zoning Change - Fields Landing
APN 306-201-082 is proposed to update the zoning from MC to PF1 to align with the underlying PF land use designation. There is no coastal dependent industrial use on the parcel and no direct access to the waterfront.
RL Land Use Designation Change and RS Zoning Change - Fields Landing (Spring Street)
APNs 306-052-012 and 306-061-011 are proposed to update the land use designation from RR to RL and the zoning from RA-5/A to RS-5/A. This change would provide an appropriate density for these small parcels.
Removal of RV Land Use Designation - Fields Landing (Spring Street)
APNs 306-061-020 and 306-061-022 are proposed to have the RV land use designation removed. These parcels are currently designated RV/RE. RV is proposed to be removed as those areas are now served or are able to connect to public water and sewer. The parcels would maintain the RE land use designation. No zoning change is proposed.
RR Land Use Designation Change and RA Zoning Change - Fields Landing (Spring Street)
APNs 306-041-014, 306-041-011, 306-041-012, 306-041-013, and 306-052-010 are proposed to update the land use designation from RR to RR(2.5) and the zoning from RA-5/A to RA-2.5/A. The proposal was endorsed by the Board of Supervisors in 2015. APN 306-041-014 would be eligible for a lot split as a result of this change.
RR Land Use Designation Change - Humboldt Hill
The portion of APN 307-041-007 within the area plan is proposed to update the land use designation from AE to RR(5). The proposal was endorsed by the Board of Supervisors in 2015; however, the property contains multiple earthquake faults, trees, steep slopes, and historic landslides. It is acceptable to modify the land use at this time; however, the zoning should be modified at the time a future project is proposed. Given the constraints, a Planned Development zone developed with a complete set of technical studies would be most appropriate.
AE Land Use Designation Change - Tomkins Hill Road
APNs 311-221-022 and 311-221-025 are proposed to update the land use designation from PF to AE to align with the existing AE-60/F,W,R,T zoning. These parcels are not part of any public facility.
PR Land Use Designation and Zoning Change - Table Bluff Lighthouse Ranch
APNs 308-041-003, 308-041-004, and 308-041-006 are proposed to update the land use designation from CR to PR and the zoning from CR/B to PR/B. The parcels are owned by the State of California and the Federal Government and are utilized for recreational purposes.
Removing NR Zoning from Humboldt Bay
The open water bay lands have no land use designation and are outside the jurisdiction of the County.
PF Land Use Designation and Zoning Change - New Navy Base Road
APN 401-252-002 is proposed to update the land use designation from MC and MG to PF and the zoning from PF1 to PF2. The parcel is owned by Fairhaven Fire Protection District and is vacant and has no direct access to the waterfront.
PF, PR, NR, and CR Land Use Designation and Zoning Change - New Navy Base Road
Per request from the City of Eureka, APNs 401-141-004, 401-141-005, and 401-151-003 are proposed to update the land designation from MC to more appropriate designations and update the zoning to align with the changes. All three parcels are owned by the City.
APN 401-141-004 is the site of an airport, drag strip, social club, and a natural resource area. The MC land use portion of the parcel will be updated to PF, PR, NR, and CR to align with the existing use of the parcel. The MC/W zoning will be updated to PF2/W, PR/W, NR/A,W, and CR/W to align with land use designations. This parcel does have direct access to the waterfront but there is no history of or proposed industrial use of the property.
APN 401-141-005 is a vacant parcel the City intends to utilize for public recreation. The land use will be updated from MC to PR to align with the desired use of the parcel. The zoning will be updated from MC/A,W to PR/A,W to align with land use designation. This parcel does have direct access to the waterfront but there is no history of or proposed industrial use of the property.
APN 401-151-003 is a vacant parcel the City intends to utilize for public recreation and natural resource protection. The MC land use portion of the parcel will be updated to PR to align with the desired use of the parcel. The MC/W zoning will be updated to PR/W to align with land use designation. This parcel does not have direct access to the waterfront within the bay.
CR Land Use Designation and Zoning Change - New Navy Base Road (Oyster Beach)
APN 401-141-003 is proposed to update the land use designation from MC to CR and the zoning from MC/A,W to CR/A. Use of the parcel is associated with the commercial uses on the City of Eureka parcel on the opposite side of New Navy Base Road. This parcel does have direct access to the waterfront but there is no history of or proposed industrial use of the property.
MC/A Zoning Change - Samoa Industrial Waterfront
APNs 401-112-013 and 401-112-024 are proposed to update the zoning on the waterfront portions of the parcels to MC/A to include the shoreline that was not previously included due to a mapping error. These parcels are coastal dependent industrial sites.
Other Agency Involvement:
California Coastal Commission
Attachments:
1. Draft HBAP Resolution
A. Humboldt Bay Area Plan October 2026
B. List of APNs in Land Use Map Changes
2. Draft Resolution to Adopt Zoning Changes
3. Draft Ordinance for Adoption by the Board of Supervisors
A. Exhibit A - Zone Reclassification Maps
4. Coastal Commission Comments 9.21.2026
5. Public Comment
Please contact Reanne Meighan, Associate Planner, at rmeighan@co.humboldt.ca.us or 707-268-3713 if you have questions about this item.