To: Zoning Administrator
From: Planning and Building Department
Agenda Section: Consent
SUBJECT:
title
Hanks Coastal Development Permit and Variance
Assessor Parcel Number: 506-331-018
Record Number: PLN-2025-19184
Mad River Area
A Coastal Development Permit (CDP) and Variance for an approximately 650 square-foot addition to an existing 1,020 square-foot single-family residence. The Variance is required for the addition to maintain the existing nonconforming side yard setback of 21’7” (interior side yard setback for Agriculture Exclusive is 30 feet). The existing nonconformity was created by a 1993 Lot Line Adjustment (LL-44-93). The parcel is served with on-site water (well) and an on-site wastewater treatment system (septic).
end
RECOMMENDATION(S):
Recommendation
That the Zoning Administrator:
1. Adopt the resolution (Resolution 25-__) (Attachment 1), which does the following:
a. Make all of the required findings for approval of the Coastal Development Permit and Variance based on evidence in the staff report and public testimony; and
b. Approves the Hanks Coastal Development Permit and Variance as recommended by staff and subject to the conditions of approval (Attachment 1A).
Body
DISCUSSION:
Project Location:
The project site is located in the Arcata area, on the east side of Mad River Road, directly east of the intersection of Mad River Road and the Hammond Trail footbridge, on the property known as 803 Mad River Road.
Present General Plan Land Use Designations:
AE (Agricultural Exclusive). Density range: 20-60 acres per unit. Slope Stability: Relatively Stable (0).
Present Zoning:
AE-60 (Agriculture Exclusive, minimum lot size 60-acres). Combining Zones A, F and R (Archaeological Resource Area, Flood Hazard Area, and Streams and Riparian Corridor Protection).
Environmental Review:
The project is exempt from environmental review per section 15303(a) of the California Environmental Quality Act (CEQA)- New construction or conversion of small structures, allowing one single family residence.
State Appeal Status:
Project is located within the Appeals jurisdiction of the Coastal Zone and is therefore appealable to the California Coastal Commission.
Major Concerns:
None.
Monitoring Required:
None.
Executive Summary:
A Coastal Development Permit and Variance for an approximately 650 square-foot addition to a 1,020 square-foot single-family residence. The existing residence was built in 1917. The proposed addition is an Alternative Owner Build (AOB) on the west side of the existing residence, adding a den and a family room with no change in number of bedrooms. A Variance is required for the addition to maintain the existing nonconforming side yard setback of 21’7” (interior side yard setback for Agriculture Exclusive is 30 feet). The existing nonconformity was inadvertently created by a 1993 Lot Line Adjustment (LL-44-93). The addition would be within the existing 8’5” encroachment for the span of the addition. The parcel is served with on-site water (well) and an on-site wastewater treatment system.
Air Quality:
No air quality impacts are anticipated with the proposed project.
Biological Resources:
No biological resource impacts are anticipated with the proposed project. The proposed project is a 650 square foot addition to an existing 1,020 square foot residence. The subject property is located within the Agriculture Exclusive zone district, which principally permits a residence as incidental to agricultural activities. The addition is not anticipated to impact any agricultural activities, as well as is located over 500’ from a Streamside Management Area or any identified sensitive habitat areas.
Cultural Resources and Tribal Cultural Resources:
The proposed project is not anticipated to impact any cultural resources or Tribal cultural resources. The project was referred to Bear River Band of Rohnerville Rancheria, Blue Lake Rancheria, NWIC, and the Wiyot tribe. The Bear River Band and Wiyot Tribe responded that the activities did not appear to represent a source of significant impacts on cultural resources. They requested that inadvertent archaeological discovery protocols be in place for any ground-disturbing activities that will take place in the future. NWIC recommended consulting with local tribes. The standard inadvertent discovery protocols have been included within the conditions of approval for 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 not within a fault hazard zone and is outside the tsunami hazard area, however, is within an area of potential liquefaction and within the identified 100-year Flood Zone (A). The subject parcel is within the Local Response Area with Arcata Fire Protection District providing structural fire protection as well as responding to medical emergencies. Arcata Fire District recommended approval of the proposed project. No hazardous materials are anticipated as part of the proposed residential addition and/or the Variance for the side yard setback reduction.
Hydrology and Water Quality:
The proposed 650 square foot addition onto an existing 1,020 square foot residence is not anticipated to impact hydrology and/or water quality within the surrounding area. The residence is served with on-site water (well) and an on-site wastewater treatment system (septic). The Department of Environmental Health reviewed the proposed project and approved the septic plan. The addition of a den and family room with no change in number of bedrooms, is not expected to significantly impact these systems.
Noise:
The proposed 650 square foot addition to the 1,020 square foot residence is not anticipated to create additional or significant noise impacts. The adjacent lands have been and will continue to be used for livestock grazing and other agricultural activities. A residence is principally permitted in the Agricultural Exclusive zone district as an incidental use to agricultural.
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:
1. The Zoning Administrator could elect not to approve the project. This alternative should be implemented if the Zoning Administrator is unable to make all the required findings. Planning Division staff is confident that the required findings can be made. Consequently, planning staff does not recommend further consideration of this alternative.
ATTACHMENTS:
1. Draft Resolution
A. Conditions of Approval
B. Site Plan
2. Location Maps
3. Applicant’s Evidence in Support of the Required Findings for the Variance
4. Referral Agency Comments and Recommendations
Applicant
Frederick and Audrey Hanks
803 Mad River Road
Arcata, CA 95521
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.