Planning Commission

825 Fifth Street Board of Supervisors Chambers Eureka, California

Agenda — 33 items

1. 1 The County of Humboldt is committed to providing equal access to all county programs, services and activities through the provision of accommodations for individuals with qualified disabilities as required under the Americans with Disabilities Act. With 72 hours prior notice, a request for reasonable accommodation or modification can be made. Please contact the Clerk of the Board Office at 707-476-2390 or by email cob@co.humboldt.ca.us or the ADA Coordinator at 844-365-0352 or by email at ada@co.humboldt.ca.us.
2. 2 Please note: Those not able to attend the Planning Commission meeting in person will have the opportunity to provide public comment via Zoom; however, the County of Humboldt cannot guarantee that the Zoom system will be available for the entirety of every meeting. The only ways to guarantee that your comment is received and considered by the Board of Supervisors are to attend the meeting person or submit your comment in writing in advance of the meeting.
3. 3 HOW TO LISTEN OR WATCH THE PLANNING COMMISSION MEETING: 1. https://zoom.us/j/87544807065 Password: 200525 2. Call in via telephone at 346 248-7799, enter meeting id 875 4480 7065 Password: 200525 3. A live stream of the meeting can be found by using the following link: https://humboldt.legistar.com or by watching Access Humboldt on cable 1. In Person Public Comment: Any person may appear and present testimony for an item on this agenda at the hearing located in the Board of Supervisors' Chamber, Humboldt County Courthouse, 825 Fifth Street, Eureka, California. The Planning Commission needs 15 COPIES of any materials submitted at the meeting. 2. Zoom Public Comment: When the Planning Commission announce the agenda item that you wish to comment on, call the conference line, enter the Meeting ID and press star (*) 9 on your phone, this will raise your hand. You’ll continue to hear the Planning Commission meeting on the call. When it is your turn to speak, you’ll hear a prompt to unmute, press star (*) 6. Please turn off your TV or live stream to avoid delays. If you encounter any issues, please use the call-in option below. 3. Phone call using cellphone or landline: When the Planning Commission meeting begins, call in on the conference line. When the Planning Commission Chair starts to discuss the item you wish to comment on, Press *9 to raise your hand. When you are called upon to speak, you will be prompted to unmute, press *6 to unmute. You may access the live stream of the meeting by using the following link: https://humboldt.legistar.com SUBMITTING PUBLIC COMMENT PRIOR TO THE MEETING: Public comments may be submitted via email to Planningclerk@co.humboldt.ca.us. Please provide the project title, record or case number and date of the hearing. The deadline for submitting written comments is 12:00 p.m. Wednesday, September 18, 2024. After the deadline, written comments may be submitted to the commission in person during the meeting (15 copies). Comments can be found at the “Attachments” section of the “Meeting Details” link next to the posted Agenda at: https://humboldt.legistar.com and will be included with the administrative record. If you do not have access to email, contact the Planning Clerk at 707-267-9409.
4. A. CALL TO ORDER / SALUTE TO FLAG
5. B. COMMISSIONERS PRESENT ▶ jump to 2:14
6. C. AGENDA MODIFICATIONS ▶ jump to 2:45
7. D. PUBLIC COMMENT ON NON-AGENDA ITEMS: ▶ jump to 3:17
8. E. CONSENT AGENDA ▶ jump to 9:56
9. 1. Review and approval of the June 6, 2024, Action Summary. 24-1277 approved
10. 2. Review and approval of the June 27, 2024, Action Summary. 24-1278 approved
11. 3. Review and approval of the July 18, 2024, Action Summary. 24-1279 approved
12. 4. Review and approval of the August 01, 2024, Action Summary. 24-1280 approved
13. 5. Review and approval of the August 15, 2024, Action Summary. 24-1281 approved
14. 6. McKinleyville Community Services District BMX Track and Park General Plan Conformance Review Assessor Parcel Number: 508-242-043 Record Number: PLN-2024-19068 McKinleyville area A General Plan Conformance Review for the McKinleyville Community Services District’s proposed development of a BMX track and park, including a bicycling (BMX) racing track, a basketball court, a pickleball court and a bathroom. 24-1343 approved Pass ▶ jump to 61:20
15. 7. Paye - Lot Line Adjustment and Conditional Use Permit Extension Assessor Parcel Numbers (APN) 015-111-006, 015-111-012, 015-111-013 Record No.: PLN-2024-19060 Eureka area A two-year extension to a previously approved Lot Line Adjustment and Conditional Use Permit (PLN-2024-16400) to allow for redevelopment of three commercially zoned parcels with a proposed Mini Storage Center. The previous approval included a General Plan Amendment and Zone Boundary Adjustment whereby the Apartment Professional (R-4) zone was reduced and the Neighborhood Commercial (C-1) zone increased by approximately 30,000 square feet, as well as applying a Qualified (Q) zone to the properties allowing for multiple dwellings; this rezoning action has been completed. The previously approved Lot Line Adjustment would result in two parcels of approximately 2.1 acres (Parcel A) and 5,500 ft.² (Parcel B). Proposed Parcel A was approved to be redeveloped with approximately 37,000 square feet of mini-storage units with the Conditional Use Permit. The approved project included a wetland setback reduction for one of the storage buildings and a Wetland Buffer Replanting Plan. Redevelopment of the site as proposed requires removal of up to 25 mature redwood trees as well as minor grading and fill, including engineered fill of a small area (< 2,000 square feet) beyond the break in slope. 24-1282 approved
16. 8. Parks - Final Map Subdivision Extension Assessor Parcel Numbers (APN) 510-193-039 Record No.: PLN-2024-19037 McKinleyville area A two-year extension of a Major Subdivision (PLN-2019-15467 and PLN-2020-16880) of one approximately 1.54 acre parcel into nine lots between 5,002 square feet (net) and 11,860 square feet (gross). The site is developed with two single family residences that will remain on proposed Lots 1 and 2, respectively. Pursuant to Section 325-9 of the Subdivision Regulations, an exception request was submitted to allow a reduced right of way width. The parcels will be served with community water and sewer provided by the McKinleyville Community Services District. 24-1283 approved
17. 9. Collins/Goldstein - Parcel Map Subdivision Extension Assessor Parcel Numbers (APN) 509-061-025 Record No.: PLN-2024-19031 McKinleyville area A two-year extension of a previously approved Minor Subdivision and Planned Development Permit (PLN-2022-17740) of an approximately 10-acre parcel into four parcels of approximately 20,000 square feet, 30,830 square feet, 36,989 square feet and 7.97 acres. A Planned Development Permit was approved to allow significantly smaller parcel sizes and clustering of development along the road frontage. This in turn ensures that sufficient area exists to accommodate future residential development observing standard setbacks from riparian and wetland areas associated with Mill Creek, which crosses through the parcel. The site is currently vacant and will be served with community water and sewer provided by the McKinleyville Community Services District. The majority of the parcel is forested with the exception of the northern portion, which was cleared as part of a recent less than 3-acre conversion completed in late 2021. This same area is targeted to host future residential development following the subdivision. 24-1284 approved
18. 10. Kamino, LLC Assessor’s Parcel Number (APN) 201-311-016 Record No.: PLN-2019-15835-MOD01 Alton area A Modification to Conditional Use Permit, PLN-2019-15835, proposing to increase annual irrigation water use from 334,000 gallons to 937,000 gallons. Water would be sourced from a 160’ deep well installed in 2018. No additional modifications to the project are proposed. 24-1285 approved
19. 11. Furtado Parcel Map Subdivision and Special Permits Assessor Parcel Number: 509-201-047 Record Number: PLN-2024-18990 McKinleyville area A Parcel Map Subdivision to divide an approximately 0.62-acre parcel into two parcels of approximately 0.40 acres (Parcel 1) and 0.22 acres (Parcel 2). No new site development or improvements are proposed. Pursuant to Section 314-99.1.2 H.C.C., a Special Permit is required for Lot Size Modification to allow Parcel 2 to be created below the 10,000 square foot minimum parcel size. An additional Special Permit is required to allow an existing accessory structure on proposed Parcel 2 prior to the construction of a primary residence pursuant to Section 314-43.1 H.C.C. The parcel is served with community water and sewer provided by the McKinleyville Community Services District. 24-1286 approved
20. 19 CONSENT AGENDA VOTE: approved Pass
21. 12. Caltrans Boyd Draw Bike Path Coastal Development Permit and Conditional Use Permit Assessor Parcel Numbers (APN): Portion of 507-283-009, County Right of Way, State Highway 101 Right of Way Record No.: PLN-2024-18945 Arcata area A Coastal Development Permit (CDP) for the construction of an approximately eight-foot-wide bike path to connect Heindon Road with Wymore Road at the Boyd Draw Bridge. The planned bike path is approximately 470 feet long and will provide a safe crossing under U.S. 101. The project would require right of way acquisition of approximately 0.28 acres of APN 507-283-009 along the west side of U.S. 101. Per the California Coastal Act, land divisions or lot splits brought about in connection with the purchase of land by a public agency for public recreational use is not considered development, and therefore the acquisition of the right of way does not require a Coastal Development Permit. Construction of the path would involve vegetation and rock slope protection removal, fence installation, grading work, and placement of imported borrow, aggregate base, and hot mix asphalt. In addition to the bike path, a new permanent gravel access road, approximately 380 feet long and 12 feet wide, would be constructed on the property affected by right of way acquisition. A Conditional Use Permit is also required for a proposed use not directly a part of agricultural production of food or fiber on the acquired portion of APN 507-283-009. The California Department of Transportation (Caltrans) is the lead agency under CEQA. Caltrans’ determination is that the project is exempt from CEQA review pursuant to Section 15061(b)(3) of the CEQA Guidelines. 24-1287 approved with conditions Pass ▶ jump to 103:26
22. 13. PJC Wellness, LLC Conditional Use Permit Assessor Parcel Number 200-243-010 Record No.: PLN-2023-18808 Fortuna Area A Conditional Use Permit to conduct additional ancillary operations in the form of a microbusiness in the Fortuna Community Planning Area including non-volatile manufacturing, self-distribution, and farm-based retail at offsite special events with no customer traffic. All additional ancillary operations would source cannabis from cultivation occurring onsite, no offsite cannabis is imported. The site contains an existing, approved cannabis permit for 10,000 square feet of mixed light commercial cannabis cultivation with onsite processing. Water source remains unchanged with an existing permitted well. The proposal includes adding rainwater catchment as an irrigation source to provide at least 33% of irrigation needs. If approved, permitted annual water usage will increase to up to 180,000 gallons per year to align with annual use per data from installed water meters. The existing approximate 32,000 gallons of irrigation water tank storage is proposed to increase to up to 62,000 gallons total of tank storage. Electricity is provided by PGE. 24-1288 approved
23. 14. Humboldt Headless Chicken Ranch Assessor’s Parcel Numbers: 218-151-005 Record Numbers: PLN-12015-CUP New Harris area A Conditional Use Permit for 35,650 square feet of existing cannabis cultivation of which 30,106 is outdoor and 5,554 square feet is mixed light. Estimated annual water usage is 420,400 gallons and is sourced from an existing well, a spring, and two rain catchment roofs. Water storage totals 238,000 gallons. Onsite processing is proposed in a building equipped with rainwater catchment gutters. Applicant currently utilizes a generator for energy but is conditioned to transition to a renewable source by January 1, 2026. 24-1290 approved
24. 15. Goddess Organics, LLC, Conditional Use Permit and Special Permit Assessor Parcel Number: 208-113-008 & 210-241-005 Record No.: PLN-11590-CUP 3611 Little Larabee Creek Road, Bridgeville area A Conditional Use Permit for 28,625 square feet (SF) of existing commercial cannabis cultivation (including 11,500 SF of mixed light and 17,125 SF of outdoor cultivation) and 2,850 SF of ancillary propagation. Irrigation water is sourced from an offsite stream diversion (APN 210-241-005), two groundwater wells, and rainwater catchment in a proposed 400,000-gallon pond. Existing available water storage is 62,000 gallons in a series of hard-sided tanks and total onsite water storage will be 462,000 gallons with the proposed pond. Estimated annual irrigation water usage is 270,500 gallons. Processing occurs onsite. Power is provided by three generators and supplemented by solar. The applicant will fully convert to solar by the end of 2025 reserving generators for emergency use only. A Special Permit is included for development within the Streamside Management Area for continued use and maintenance of the point of diversion infrastructure. 24-1291 approved
25. 16. MIB 2, LLC Conditional Use Permit Assessor Parcel Number 221-021-026 Record No.: PLN-11543-CUP Salmon Creek Area A Conditional Use Permit for 29,938 square feet of existing outdoor commercial cannabis cultivation and 2,400 square feet of existing mixed light commercial cannabis cultivation totaling 32,838 square feet. The project includes 3,160 square feet of ancillary nursery and onsite relocation and restoration of cultivation areas to environmentally superior locations. Estimated annual water use is 220,000 gallons and sourced from rainwater catchment. Water storage is provided by nine 2,500-gallon poly water and a 250,000-gallon pond for a total of 272,500 gallons of storage. Processing, including trimming, will occur on site. Electricity is provided by a solar array with a generator for emergency backup only. A Special Permit is included because the project is within 600 feet of public lands managed for open space. 24-1292 continued Pass ▶ jump to 105:06
26. 17. Marcas Land Co., Inc. Assessor Parcel Numbers (APN) 317-033-008-000 Record No.: PLN-11099-CUP Pilot Ridge/Showers Pass area A Conditional Use Permit 19,595 square feet (sf) of pre-existing outdoor commercial cannabis cultivation and 1,142 sf of ancillary nursery area. Processing, including drying and trimming occurs in an existing building on-site. Water for irrigation is sourced from two permitted groundwater wells. The applicant estimates 577,500 gallons of water used for irrigation per year. Off-grid power is supplied by one generator and proposed solar arrays. The project is proposed to be conditioned to transition to 100 percent on-site renewable energy by January 1, 2026. 24-1293 continued Pass ▶ jump to 105:34
27. F. PUBLIC HEARINGS
28. 1. North Coast Highway Solar Assessor Parcel Numbers (APNs) 204-171-045, 204-171-047, 204-081-002, 204-081-006, 204-081-007, 204-171-001 Record No.: PLN-2020-16341 Alton area A Conditional Use Permit is being requested to authorize construction and operation of a 2.8-megawatt solar photovoltaic power generation facility to produce renewable energy for the power grid. The automated facility would occupy an approximately 11-acre fenced area with arrays of solar panels, single-axis trackers, string inverters, transformers, and associated electrical equipment. Approximately 300 feet of new road is proposed to be developed to connect with a new driveway encroachment along Highway 36, approximately 70 feet west of the existing driveway encroachment. A power line and poles will be run to the site along the driveway route, to allow interconnection to the nearby 12 kilovolt power distribution line located within the highway right-of-way near the driveway encroachment. Approximately 7 acres of the site will be occupied by the solar array. New impervious surfaces totaling approximately 1,500 square feet will be limited to the piles supporting the panel arrays and concrete pads below electrical equipment (approx. 1,060 ft.) Areas beneath the panel will remain vegetated and the project sponsor will maintain continual operation of agricultural uses on the property, including but not limited to sheep grazing, the keeping of honeybees, or planting of row crops, on a rotational basis. Site construction is expected to take approximately 4 months and operation will run for a minimum of 20 years under a power purchase agreement with Redwood Coast Energy Authority (RCEA). Maintenance staff are expected to visit the site on a weekly basis following the start of operation. 24-1289 approved with conditions Pass ▶ jump to 43:56
29. G. ITEMS PULLED FROM CONSENT
30. H. REPORT FROM PLANNER ▶ jump to 105:52
31. I. PLANNING COMMISSION DISCUSSION ITEMS ▶ jump to 114:12
32. J. ADJOURNMENT ▶ jump to 117:28
33. K. NEXT MEETINGS: October 03, 2024 6:00 p.m. Regular Meeting - Hybrid ▶ jump to 114:44