To: Zoning Administrator
From: Planning and Building Department
Agenda Section: Consent
SUBJECT:
title
Stephens Coastal Development Permit and Special Permit Extension
Assessor Parcel Numbers (APN) 400-131-001-000
Record Nos.: PLN-2023-18249, PLN-2025-19163
Manila Area
A two-year extension of a Coastal Development Permit and Special Permit originally approved on February 13, 2024. No changes to the project are proposed. If approved, the extension will expire on February 13, 2027. The approved project is for the construction of one (1) approximately 1,600 square-foot, 34-foot-tall single-family residence, a 144-sf attached deck, and a new 250 square-foot reinforced gravel driveway and a Special Permit (SP) for Major Vegetation Removal consisting of 3,800 sf of eucalyptus trees with circumferences over 38 inches followed by revegetation with native tree species. Wetland buffer areas on the parcel are proposed to be reduced to 70 feet. The parcel is served by the Manila Community Services District and PG&E. Grading is required to prepare the ground for construction of the residence and the driveway.
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 Categorical Exemption and agrees with the findings; and
b. Makes all required findings for approval of the Extension for the Coastal Development Permit and Special Permit; and
c. Approves the Stephens Coastal Development Permit and Special Permit two-year extension as recommended by staff and subject to the conditions of approval (Attachment 1A).
Body
DISCUSSION:
Project Location: The project is located in the Manila area, on the West side of Peninsula Drive, approximately 100 feet North from the intersection of Jewel Street and Peninsula Drive, at the property known as 1577 Peninsula Drive.
Present General Plan Land Use Designation: Residential Estates (RE) Humboldt Bay Coastal Plan; Density: 0 to 2 dwelling units per acre; Slope Stability: Relatively Stable to Moderate Instability (A).
Present Zoning: Residential Single Family with combining zone Manufactured Home and Beach and Dunes Area (RS-20-M/B)
Environmental Review: Exempt under CEQA Section 15303 (a) (New Construction or Conversion of Small Structures), which applies to a single-family residence in a residential zone.
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 two-year extension of a Coastal Development Permit (CDP) and Special Permit (SP) to construct a new single-family residence originally approved on February 13, 2024 (Original Application CDP-2023-18249). The CDP is for the construction of one (1) approximately 1,600 square-foot, 34-foot-tall single-family residence, a 144-sf attached deck, and a new 250 square-foot reinforced gravel driveway. The SP is for Major Vegetation Removal consisting of 3,800 sf of eucalyptus trees with circumferences over 38 inches followed by revegetation with native tree species. Wetland buffer areas on the parcel are proposed to be reduced to 70 feet. The parcel is served by the Manila Community Services District and PG&E. Grading is required to prepare the ground for construction of the residence and the driveway. The reduction in wetland buffer areas and the major vegetation removal are supported by CDFW. If approved, the extension will expire on February 16, 2027.
The extension is appropriate because the parcel’s zoning and general plan designation have not changed, and all other standards and requirements to which the project is subject to has not changed. The project was referred to all applicable county departments and state agencies and the county received no response or recommendations for the extension.
OTHER AGENCY INVOLVEMENT:
The project was referred to responsible agencies and all agencies that responded, approved the extension.
ALTERNATIVES TO STAFF RECOMMENDATIONS:
The Zoning Administrator could elect not to approve the project. This alternative should be implemented if the Zoning Administrator is unable to make all of the required findings. Planning Division staff are confident that the required findings can be made. Consequently, planning staff does not recommend further consideration of this alternative.
ATTACHMENTS:
1. Draft Resolution
APPLICANT, OWNER AND PLANNER INFORMATION:
Owner
Scott Stephens
1945 Park Street
Arcata, CA 95521
Applicant
Same as Owner
Please contact Alice Vasterling, Associate Planner, at 707-268-3777 or via email at avasterling@co.humboldt.ca.us <mailto:avasterling@co.humboldt.ca.us> if you have any questions.