Mendocino County general plan coastal element

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Coastal Zone
information
Center

ME.NDOC.1NO- COUNTY
GENERAL PLAN
COASTAL ELEMENT

COASTAL ZONE
INFORMATION CENTER
40

ADOPTED BY MENDOCINO COUNTY BOARD OF SUPERVISORS
AUGUST 17,1983

HD
'211
C2
M46
1983

MENDOCINO COUNTY
GENERAL PLAN
COASTAL ELEMENT

U.S. DEPARTMENT OF COMMERCE NOAA
COASTAL SERVICES CENTER
2234 SOUTH HOBSON AVENUE
CHARLESTON SC 29405-2413

Property of CSC Library

CONTENTS
Pag*e No.

USER'S GUIDE ...............
1. BACKGROUND
.1.1 THE COASTAL ACT ....................
1.2 THE COASTAL PLANNING PROCESS ..... .................... 2
1.3 PUBLIC PARTICIPATION .... ......... .................. 2
1.4 RELATIONSHIP BETWEEN THE COASTAL ELEMENT AND THE
COUNTYWIDE GENERAL PLAN ........... ....... o .......... 4
ADOPTION, CERTIFICATIONAND IMPLEMENTATION .......... 5

.THE LAND USE PLAN
2;1 ORGANIZATION ..........
......................... 10
2.2 DESCRIPTION OF LAND USE PLAN MAP DESIGNATIONS ....... 13

3.. THE LAND USE PLAN: RESOURCES::AND DEVELOPMENT ISSUES
AND POLICIES

ENVIRONMENT AND RESOURCES
3.1 HABITATS AND NATURAL RESOURCES ......... ........... 34
3.2 AGRICULTURE .......... ...... 55
3.3 FORESTRY AND SOILS REkU'R*C'E'S" .....
62
3.4 HAZARDS MANAGEMENT... ................... 68
3.5 VISUAL RESOURCES, SPEEiA'L*'C*0'M'M*U*N-lTIES AND
ARCHAEOLOGICAL RESOURCES ............................. 73

ACCESS AND RECREATION
3.6 SHORELINE ACCESS AND TRAIL/BIKEWAY SYSTEM ........... 78
3.7 RECREATION AND VISITOR-SERVING FACILITIES ........... 92

DEVELOPMENT
3.8 TRANSPORTATION, UTILITIES AND PUBLIC SERVICES ....... 100
3.9 LOCATING AND PLANNING NEW DEVELOPMENT ............... 109
3.10 HARBORS AND COMMERCIAL AND SPORT FISHING ............ 115
3.11 INDUSTRIAL DEVELOPMENT AND ENERGY FACILITIES ........ 119

4. THE LAND USE PLAN: DESCRIPTION AND POLICIES FOR 13
PLANNING AREAS

NORTH COAST CAC
4..l HUMBOLDT COUNTY LINE TO ROCKPORT PLANNING AREA ...... 129
4.2 ROCKPORT TO LITTLE VALLEY ROAD PLANNING AREA ........ 135

NORTH-CENTRAL CAC
4.3 LITTLE VALLEY ROAD TO FORT BRAGG PLANNING AREA. 145
4.4 FORT BRAGG CITY LIMIT TO HARE CREEK PLANNING ARiA*.**.*. 150
4.5 HARE CREEK TO JUG HANDLE CREEK PLANNING AREA ........ 157

SOUTH CENTRAL CAC
4.6 JUG HANDLE CREEK TO RUSSIAN GULCH PLANNING AREA ...... 161
4.7, RUSSIAN GULCH TO VAN DAMME STATE PARK PLANNING AREA. 167
4.8 VAN DAMME STATE PARK TO DARK GULCH PLANNING AREA.... 172
DARK GULCH TO NAVARRO RIVER PLANNING AREA.... 175

Page No.
SOUTH COAST CAC
4.10 NAVARRO RIVER TO MALLO PASS CREEK PLANNING AREA ..... 180
4.11 MALLO PASS CREEK TO IVERSON ROAD PLANNING AREA ...... 184 OF
4.12 IVERSON ROAD TO SONOMA'COUNTY LINE PLANNING AREA .... 192

.4.13 MENDOCINO TOWN PLAN ..................................... 199

GLOSSARY ......................................................... G-1

APPENDICES
1. MAPPING METHODOLOGY ... ............. a ................ Al-1
2. CAC QUESTIONNAIRE RESULTS A2-1
3. GEOTECHNICAL EVALUATION REQUIREMENTS ................ A3-1
4. BIBLIOGRAPHY .... ... A4-1
5. COMMUNITY WATER ..... A5-1
6. COUNTY OF MENDOCINO DIVISION OF ENVIRONMENTAL HEALTH
LAND DIVISION REQUIREMENTS (1/1/82) ................. A6-1
7. CHAPTER 22.12 NATIVE AMERICAN ARCHAEOLOGICAL SITES. A7-1
8. CALIFORNIA COASTAL COMMISSION STATEWIDE INTERPRETIVE
GUIDELINES (5-5-81) - APPENDIX D .................... AB-1
9. TIMBERLAND PRESERVE ZONING ORDINANCE NO. 3335. A9-1
10. LIST OF EXISTING PRIVATE VISITOR ACCOMMODATIONi*iW*
THE COASTAL ZONE OF MENDOCINO COUNTY (8/82) ......... A10-1
11. THE AGRICULTURAL PRESERVE ORDINANCE ................. A11-1
12. FINDINGS IN SUPPORT OF LAND USE.PLAN ................ A12-1
13. SUMMARY OF DESIGNATED COASTAL ACCESS POINTS ......... A13-1
14. TABLE OF HISTORIC STRUCTURES ......................... A14-1
15. "MENDOCINO HISTORIC REVIEW BOARD DESIGN GUIDELINES-
198211 .......................................... A15-1
16. ARTICLE XLII HISTORICAL PRESERVATION DISTRICT @6V-
TOWN OF MENDOCINO ................................... A16-1

LIST OF TABLES AND FIGURES

Figure 1.1-1 Priority of Coastal Uses Established by
Coastal Act .................................... 3

Table 1.4-1 Correspondence among General Plan Elements,
Coastal Act Policies ............................ 7

Table 2.1-1 Citizens Advisory Committees, Map Areas,
and Planning Areas .............................. 11

Figure 2.1-1 Key to Land Use Maps ........................... 12

Table 3.7-1 Existing State Park Facilities and Potential
Development Proposed by Department of Parks
and Recreation Survey, 1980 .................... 95

Table 3.7-2 Existing and Proposed Visitor
Accommodations ................................. 97

Page No.

Figure 4.13-1 Mendocino Town Plan Example of Use of,
Special Site Planning Standards to Preserve
Open Space Character Without Reducing,
Allowable Floor Area ............................ 213

Table 4.13-1 Mendocino Town Plan Visitor Serving
Facilities ...................................... 219

6SER"S GUIDE

The Coastal Element of the Mendocino County General Plan, a part of the Local
Coastal Program' (LCP), consists of four major text sections, appendicies,
glossary and sets of maps. The maps are too large to be reproduced in this
volume.

Chapter 1 reviews ' the California Coastal Act of 1976 which mandates
preparation of' the plan, describes ' the element's relationship to the
countywide General Plan, and outlines the planning process and - public
participation. Procedures for adopti,ng and implementing the plan are
descrilbed.

Chapter 2 describes the organization of the plan and lists the land use
classifications:used on the maps.

ChaptO 'r 3 reviews resources and development issues and prescribes policies
for each subject area that apply throughout the coastal zone.

Chapter 4 describes the Land Use Plan for each of the 13 planning areas and
lists the policies applicable, to that .planning area. Readers interested in
one planning area should read all of the policies in Chapter 3, but need
examine only the Chapter 4 policies related to the specific geographic area.

Chapter 5 contains pertinent data utilized in the development of this plan.

Chapter 6 is a glossary of terms found throughout this plan.

The term Coastal Element includes the Land Use Plan, as well as additional
policies or programs which do not refer to specific sites, such as hazards
policies. Goals and Policies contained within other elements of the General
Plan such as Noise, Seismic Safety, Housing, Circulation, Recreation,
Conservation, Open Space, Scenic Highways and Safety will also apply within
the Coastal Zone.The term Local Coastal Program (LCP) describes a three phase
program mandated by the Coastal Act-Phase 1: Identification of Issues
(completed by Mendocino County in 1978); Phase II, Land Use Plan; and Phase
III, Implementation Program.

References appear in the text in parentheses in one of two forms. A citation
of the form-'

Author's name) refers to the number under which the work
is cited in the Bibliography.
(B-D, NE) refers to a Blayney-Dyett Working Paper
fully cited at the. beginning of the
.Bibliography.

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1.BACKGROUND

1. BACKGROUND

1.1: THE COASTAL ACT
Local control over land use and development regulation in the coastal zone was
'substantially modified with the passage of Proposition 20, the California Coastal
Zone Conservation Act. In November 1972 a majority of California voters expressed
opposition to perceived deterioration of the coastal environment due to development
pressures. Under Proposition 20, the California Coastal Zone Conservation
Commission and six Regional Coastal Commissions were created and given the dual
mandate to prepare a statewide comprehensive plan for the coast and to regulate
development while the plan was being prepared. The California Coastal Plan
submitted to the legislature in December 1975 led to the California Coastal Act of
1976 in which the Legislature declared in Section 30001(a) "That the California
coastal 'zone is a distinct and valuable natural resource of vital and enduring
interest to all the people..."

The Act established a permanent coastal zone management program An California,
transferring the responsibility of preparing the coastal plan from the state and
regional commissions to the counties and cities along the coast. Locally developed
and implemented plans are to be reviewed by the Coastal Commission at least every
five years.

The Coastal Act, in Section 30001.5, sets the following goals for all Land Use
Plans for the coastal zone:

(a) Protect, maintain and, where feasible, enhance and restore the overall
quality of the coastal zone environment and its natural and artificial
resources.

(b) Assure orderly, balanced utilization and conservation of coastal zone
resources taking into account the social and economic needs of the people
of the state.

(c) Maximize public access to and along the coast and maximize public
recreational opportunities in the coastal zone consistent with sound
resources conservation principles and constitutionally protected rights
of private property owners.
(d) Assure priority for coastal -dependent and coastal-related development
over other development on the.coast.
(e) Encourage state and local initiatives and cooperation in preparing
procedures to implement coordinated planning and development for mutually
beneficial uses, including educational uses, in the coastal zone.

The heart of the Coastal Act is Chapter 3, Coastal Resources Planning and
Management Policies (Section 30200). These policies constitute the standards that
local plans must meet in order to be certified by the state as well as criteria for
evaluating proposed developments within the coastal zone. Excerpts from the Act
for each of the 14 policy categories are quoted in Chapter 3 of this plan. The
spirit and intent of the Act can be summarized as requiring that:

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- the unique natural features of the coast be preserved as much as possible,
and
OF
- the coast be as available for the enjoyment of as many people as possible,
regardless of their income or place of residence.

The Coastal Act also establishes a framework for resolving conflicts among
competing uses for limited coastal lands. Figure 1.1-1 diagrams this hierarchy of
land use priorities established by the Coastal Act which must be reflected in the
Land Use Plan. As shown, the Act places its highest priority on the preservation
and protection of natural resources, including such environmentally sensitive
habitats as wetlands and dunes, and prime agricultural and timber lands. Only uses
dependent on these resources shall be permitted within such areas and the maximum
amount of prime agricultural and timber land shall be kept in production [Sections
30213, 30241, 30242, 30243, and 30250(a) and (b)]. On shoreline sites that are not
sensitive environmentally sensitive habitats or prime agricultural or timber lands,
development that must be adjacent to the sea takes precedence over other
developments [Sections 30213, 30234, 30250(a) and (b), 30253, and 30255]. Third
and fourth priority uses are public recreation and visitor-serving facilities
[Sections 30213, 30220-23, and 30250(c)] and residential development.

1.2 THE COASTAL PLANNING PROCESS

in 1978 the Mendocino County Planning Department- completed Issues Identification
and a Draft Work Program for the LCP. The County's General Plan was subsequently
found inadequate by the Superior Court and the County found itself under a
moratorium prohibiting rezoning or subdivision approval until a new General Plan
could be adopted. Primarily because County Planning Department staff time was
needed for work on the General Plan, The Board of Supervisors exercised an option
provided by the Coastal Act and requested that the Coastal Commission prepare its
LCP. In June 1979 the Coastal Commission selected Blayney-Dyett as consultant for
this work. The Hearing Draft* was prepared by Blayney-Dyett Consultants and
published in August, 1980, and represents the basis for this plan. The Hearing
Draft and the Comments prepared by the staff of the California Coastal Commission
were the basis of public hearings held by the Mendocino County Planning Commission
beginning June 15, 1981.

1.3 PUBLIC PARTICIPATION

The Coastal Act calls for the "widest opportunity for public participation" in
coastal planning (Section 30006). Four of the fourteen Citizens' Advisory
Committees (CAC's) appointed by the Mendocino County Board of Supervisors for the
county-wide General Plan revision program have portions of the coastal zone within
their planning areas. These CACs worked diligently on both the Countywide Plan
and the Coastal Element, developing their own position papers, writing specific
comments on Countywide draft policy statements and the coastal consultant's work-Ing
papers, and preparing sketch plans with supporting text. The consultant preparing
the Hearing Draft of the Coastal Element participated in regular meetings of each
of the coastal CAC's. North Coast Region Coastal Cornmission staff and the County's
coastal planner attended these and many additional CAC meetings.

Sketch plans prepared by the CAC's and those prepared by the consultant were
discussed at meetings in May and June, 1980 and plan maps were left at convenient

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FIGURE 1.1-1 PRIORITY OF COASTAL USES ESTABLISHED BY COASTAL ACT
(Numbers refer to sections of the Coastal Act)

Rural, undeve.loped areas Already developed areas

Agriculture (prime Coastal dependent a Coastal dependent
coastal dependent), public recreation. industry and commerce,
'(30213, 30220, 30221) commercial fishing,
forestry (productive
timberland),,.coasta.1 coastal dependent
dependent public public recreation and
recreation. (30213 special communities.
30241, 30242, 302431, (30213, 30234, 30250a,
(30250a, b) b, 30253-5, 30255)

Water dependent-'
M
ublic recreation
220, 30221, 30223)

a
Non-coastal or non-water
dependent public recreation
(30220, 30221)

a
Visitor-serving commercial'
recreation, lower cost
(30222, 30213, 30250c)

Visitor-serving a
commercial recreation
higher cost (30222, 36250c)

Private residential, b
general industrial or
commercial development,
(30222, 30250, 30255)

a Recreational uses of the coast that do not require extensive alteration of the
natural environment have priority in intertidal and waterfront areas over
recreational uses that would result in substantial alteration of the natural
environment. (30233, 30235, 30255)
b Concentration of development policies (30250a) limit development in rural
areas, except public recreation and visit.or-serving uses.

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public locations with a request for public comment. Comments written on the
consultant's maps, CAC plans and statements, and the many letters and comments
received from individuals have been considered and frequently incorporated by the OF
cons6ltant in the draft Coastal Element.

Where CAC positions. were consistent with the Coas@ltal Act, in the opinion of the
consultant, they: we.re reflected in the draft Land Use Plan. The consultant's
judgment as to what 'is in compliance with the Act is, of course, open to debate by
the :CAC's, the County Planning Commission, the Board of Supervisors, and the
Coastal Commission. Public participation continued to affect the plan as it moved
through the approval process. Numerous public hearings were held along the coast
by the Mendocino County Planning Commission beginning June 15, 1981.

1.4 RELATIONSHIP BETWEEN THE COASTAL ELEMENT AND THE COUNTYWIDE GENERAL PLAN

The Coastal Element is designed to be adopted as an element of the Mendocino County
General Plan. Work on the Coastal Element proceeded, with the cooperation and
assistance of the County Planning Department, 'simultaneously with revision of the
County General Plan. The County General Plan includes no land use proposals within
the coastal zone and the Coastal Element includes none outside. Few coordination
problems surfaced except in the area around Fort Bragg. Here most existing and
potential development is outside the coastal zone. Four planning programs affect
this area. The Fort Bragg general plan revision, and LCP and the County general
plan revision and LCP. Slightly varying time schedules and some conflicting public
meetings have made it difficult for interested citizens to follow each program.

The Coastal Act requires that the Coastal Element be more detailed and specific
than the Countywide General Plan and cover issues such as access, visual resources,
and urban/rural boundaries that are not mandated by State Planning Law to be
included in General Plans. The Countywide General Plan contains elements (noise,
safety, and seismic safety) that are not specifically required by the Coastal Act.
Thus Countywide policies expressed in the Seismic Safety, Noise and Safety Elements
,will apply within the coastal zone. The Coastal Element relies on the Countywide
.Housing Element of the General Plan for the framework for meeting low and moderate
income housing. Table 1.4-1 shows the relationship among General Plan Elements,
Coastal Act policies, and Coastal Element components.

As long as the area along the coast of Mendocino County remains under -the
jurisdiction of the Coastal Commission, the first consideration of the Planning
Commission in reviewing the LCP is its responsibility to the public interest and
general welfare in the County as a whole; and to take into consideration the
requirements of State Law as it pertains to the Coastal Act. For the portion of
the County outside of the Coastal Zone, the County has developed land use policy
giving guidance to development of the Countywide General Plan. Land use decisions
within the Coastal Zone will likewise be directed through Coastal Element policies,
and where possible, these policies have been made consistent with previously
developed General Plan policies, land use classifications and densities.

It is declared to be the intention of the Mendocino County Planning Commission and
Board of Supervisors that if any provision of the Mendocino County Local Coastal
Plan is held by a court of competent'jurisdiction to be unconstitutional, invalid,
void or unenforceable, the remaining provisions shall remain in full force and
effect.

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1.5 ADOPTION, CERTIFICATION, AND IMPLEMENTATION

The Coastal Act requires that each of the 53 cities and 15 counties along the
California coast prepare@a Local Coastal Program (LCP).
The LCP is defined by Section 30108.6, of the Act as the land use "Plan, zoning
ordinances, and zoning maps which, when@ taken together, implement the"policies of
the Coastal Act. Each LCP must pass.'a three step review.

Mendocino County may submit the Coastal Element to the Coastal Commission either as
a program that will take effect automatically upon Coastal Commission approval or
as -a program that will require formal adoption by the County after Coastal
Commission approval': Coastal Commission Administrative Regulations 13518.

The Land Use Plan is intended to be adopted as the Coastal Element of the Mendocino
County General Plan. It must be considered in at least one public hearing by the
County Planning Commission, approved wiih any changes the Commission believes are
desirable, and transmitted to the Board of Supervisors. The Board must hold at
least one public hearing before adoption. if it wishes to alter the plan, it first
must refer the modifications to the Planning Commission for a report.

The following provisions shall apply to the Commission's decision to certify or
refuse certification of a land use plan pursuant to Section 30512.2:

(a) The Commission's review of a land use plan shall be limited to its
administrative determination that the land use plan submitted by the
local government does, or does not, conform with the requirements of
Chapter 3 (commencing with Section 30200). In making this review, the
Commission is@ not authorized by any provision of this division to
diminish or.abridge the authority of a local government to adopt and
establish, by ordinance, the precise content of its land use plan.

(b) The Commission shall req uire conformance with the policies and
requirements of Chapter 3 (commencing with Section 30200) only to the
extent necessary to achieve the basic state goals specified in Section
30001.5.

Either concurrently, with evaluation of the Land Use Plan or at a later date, the
Commission also must review the County's proposed implementing mechanisms for the
Land Use Plan to ensure that they conform with and are adequate to carry out the
provisions of the Land Use Plan. A majority vote of the Commission is required to
disapprove the County's proposed implementing mechanism.

The State Commission shall determine in hearings whether any aspect of the proposed
LCP does not comply with the Coastal Act'. If no substantial issue of conformity
with the Act is found,. the Commission shall certify the LCP. If a substantial
issue is found, the State Coastal Commission may, by majority vote, decline to
certify the plan, either as a whole or in part..

Certification of the. LCP transfers coastal development review authority to the
County after:

Mendocino County by formal resolution acknowledges the receipt of the
Coastal Commission's resolution of certification, accepts any conditions or
terms imposed by the Commission, takes formal action to comply with the

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conditions or terms of certification, and agrees to issue permits in the
area covered by'the approved LCP;
the executive di 'rector of the Coastal Commission determines in writing that OF
county's action,and notifica !tion procedures for appealable dev., elopment are
legally adequate;

the executive di 'rector of the Coastal Commission reports this determination
to a meeting of;the Commission and receives no objections;

and, notic 'e of certification is filed with the Secretary of the California
State Resources,Agency.

Following certification of the Local Coastal Plan, certain proposed, new
developments, defined in Section 30603(a) of the Coastal Act, may be appealed by
any interested p&'rty to the State Coastal Commission. These include:

(1) Developments approved by the local government between the sea and the
first public road paralleling the'sea or within 300 feet of the inland
extent of any beach or of the mean high tide line of the sea where there
is no beach, whichever is the greater distance.

(2) Developments approved by the local government not included within
paragraph (1) located on tidelands, submerged lands, public trust lands,
within 100 feet of any wetland, estuary, stream, or within 300 feet of
the top of the seaward face of any coastal bluff.

(3) Developments approved by the local government not included within
paragraph (1) or (2) of this subdivision that are located in a sensitive
coastal resource area.

(4) Any development approved by a coastal county that is not designated as
the principal permitted use under the zoning ordinance or zoning district
map approved pursuant to Chapter 6 (commencing with Section 30500).

(5) Any deve'lopment.which constitutes a major public works project or a major
energy facility (Energy Facility is defined in Section 30107 of the
Coastal Act. Public Works is defined in Section 30114 of the Act. Major
public works and major energy facilities are defined in Section 13012 of
the Coastal Commission Regulations [Title 14 CAC, Division 5.5]).

The Coastal Commission retains original jurisdiction on tidelands, submerged lands,
and public trust lands [Section 30519(b)].

Provision number 4 above emphasizes the importance of designation of uses by the
Land Use Plan. The Coastal Act requires that land use decisions be made at the
general plan stage rather than at the zoning stage as has been the practice in many
California cities and counties (see Sections 30108.5, 30512, and 30513). The Land
Use Plan must be sufficiently detailed so that no major questions are unresolved
prior to the zoning phase.

The grounds for appeal for those developments in 30603(a)(1) are limited by Section
30603(b) of the Coastal Act to situations where:

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TARLE 1.4-1 cnRRESPOMDENCE AMONG GENERAL PLAN ELEMENTS AND COASTAL ACT POLICIES

General Plan Elements Coastal Act Policies

Option Elements

Mandatory Elements

1 Land Use

A. Housing
1. Shoreline Access
B. Business 2. Recreation and Visitor Serving Facilities
C. Industry 6. Commercial Fishing and Recreational Boating
0. Open Space 8. Agriculture
E.,Education 9. Hazards
F. Public buildings and grounds 10. Forestry and Soils Resources
G. Waste disposal facilities 11. Locating and Planning New Development
H. Population density and building 12. Coastal Visual Resources and Special
intensity Communities
1. Areas subject to flooding 13, Public Works
14, Industrial and Energy Development

Circulation

A. Major thorouqhfares 1, Shoreline Access
9. Transportation routes 2. 'Recreation and Visitor-Serving Facilities
C. Terminals 6, -Commercial Fishing and Recreational
0. Other public utilities and Boatino
facilities ill' Locating and Planning New Development
13, Public Works

3. Housing

A. Standards and plans for improvement 1. Shoreline Access
B. Adequate sites :11, Locating and Planning New Development
C. Needs for all economic segments

4. Conservation

Conservation and development of: I Shoreline Access
A. Water and its hydraulic force 4: Water and Marine Resources
B. Forests 5. Dredging, Filling, and Shoreline Structures
C. Soils 6. Commercial Fishing and Recreational
D. Rivers and other waters Boating
E. Harbors 7. Environmentally Sensitive Habitat Areas
F. Fisheries S. Agriculture
G. Wildlife 10'. Forestry and Soils Resources
H. Minerals 12., Coastal Visual Resources and Special
I. Other natural resources Communities.

General Plan Elements Coastal Act Policies

5. Open Space

A. Natural resource 1. Shoreline'Access
9. Resources production 2. Recreation and Visitor Serving Facilities
C. Recreation 5. Dredging, Filling, and Shoreline Structures
Public Safety 7. Environmentally Sensitive Habitat Areas
8. Agriculture
9. Hazards
10. Forestry and Soils Resources
11. Locating and Planning New Development
12. Coastal Visual Resources and Special
Communities

5. Seismic Safety

Identification and appraisal of 1. Shoreline Access
susceptibility to: 9. Hazards
A. Surface ruptures from faulting 11. Locating and Planning New Development
8. Ground ShaKing 14. Industrial and Energy Development
C. Ground Failures
D. Wave Effects
E. Slope Stability

7. Noise

Contours of present and projected noise 11. Locating and Planning New Development
levels from: 1.3. Public works
A. Highways and freeways
B. Ground rapid transit
C. Airport ground facilities
0. Considerations in land use

8. Scenic Highways

Development, establishment, and 1. Shoreline Access
protection of scenic highways 2. Recreation and Visitor Serving Facilities
11. Locating and Planning New Development
12. Coastal Visual Resources and Special
Communities
13. Public Works

9. Safety

Protection from fires and geologic 1. Shoreline Access
hazards through: 4. Water and Marine Resources
A. Evacuation routes 6. Commercial Fishing and Recreational
B. Peak load water requirements Boating
C. Minimum road widths 9. Hazards
0. Clearance around structures 11. Locating and Planning New Development
E. Geologic hazard mapping 13. Public Works
14. Industrial and Energy Development

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(1) The development fails to provide adequate physicaT access or public or.
private commercial use or interferes with such uses.
(2) The d6elopment @fails to protect public views from any public road or
from a:recreational area to, and along, the coast.
(3) The development is not compatible with the established physical@@ scale of
the area.

(4) The development may significantly alter existing natural landforms.

(5) The development does not comply with shoreline erosion and geologfc set
back rqquirements.

The grounds for an appeal pursuant to paragraph (2), (3), (4), or (5) of
subdivision (a) shall be limited to an allegation that, the development does not
conform to the certified local program.

Additional grounds for appeal are found in Sections (c) and (d)'as follows:

(c) The grounds for an appeal pursuant to paragraph (2), (3), (4), or (5) of
subdivision (a) shall be limited to an allegation that the development
does not conform to the certified local program.
(d) Any action described in subdivision (a) shall become final after the 10th
working day, unless an.appeal is filed within that,time.

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2. THE LAND USE PLAN
OF

2.1 ARGANIZATION

The @,Coastal Element of the Mendocino County General Plan !consists of @maps and
a text applying only to the portion of Mendocino Count@ within the coastal
zone: established by the Coastal Act. The 32 sectional plan maps of the
Mendocino County coastal, zone are reproducible but not reducible to page size.
Scales are I inch = 600. feet throughout the entire coastal zone and 1 i-nch
200 @feet for the Town of Mendocino. Resource Maps'. showing Habitat/Resources
and @Land Capability/Hazards were prepared in November 1979 and corrected -in
April 1980 at the same scale as are the plan maps, :with the exception of the
area- north of @Rockport, which 'is scaled at 1 inch 2000 feet. No resource
maps:were prepared for the Town of Mendocino.

The Coastal Element includes the 1 and *use plan maps the land use
classifications' and policies fn Chapter 2, the policies and iables, in Chapters
3 and 4, the appendices, and the supportive narrative throughout the text.
Policies that apply to all or most of the coastal zone follow an analysis of
the issues they address, such as Forestry, Access, and Agriculture, in Chapter
3. Policies specific to a planning area follow a description of the Land Use
Plan for that area in Chapter 4. The explanatory text of the Coastal Element
shall be considered an integral part of the land use plan because it provides
material which explains and supports the mapped information and the policies.

The Resource Maps showing Habitat/Resources and' Land Capability/Hazards
contain the best information available at this time and were used for
establishing policies and delineating uses, and shall also be considered as part
of the Coastal Element.

.The definitions relating to natural resources and to. land use classifications
which are presented in various sections of the Coastal Element and which are
noted on the land use maps shall be considered as part of the land use plan.
A glossary of terms is located in the Appendix, as well as other supportive
information.

Each section in the resources and development chapter begins with a listing of
the applicable sections of the Coastal Act. Coastal Element policies are
intended to comply with the Coastal Act.

The Mendocino Town Plan is located in Section 4.13.

The access component of the Coastal Element required by Section 30500(a) of
the Coastal Act and by Section 13512 of the Coastal Commission Administrative
Regulations, consists of: Table 3.6-1 of the Land Use Plan which lists access
points; the policies of Chapter 3 of the Land Use Plan; the policies specific to
each access point listed by planning area in Chapter 4; and the accessways shown
on the Land Use Plan maps.

10 8-17..;83

TABLE 2.1-1 CITIZENS ADVISORY COMMITTEES, MAP AREAS, AND PLANNING AREAS

Citizens Advisory Committee. Use Plan: Planning Area Communities Described Land Use Maps
Description of'-''-
13 Areas-

NORTH COAST 4.1 Humbolt County Line to Lost Coast 1, 2, 3, 4, 5
North of Rockport

4.2 Rockport to Rockport to* Westport 6. 7, 8, 9, 10,
Little Valley Road Little Valley Road 11, 12

4.3 Little Valley Road to North Fort Bragg Cleone 11, 12, 13
Fort Bragg City Limits

NORTH CENTRAL COAST 4.4 Fort Bragg City Limits South Fort Bragg Area Noyo 13, 14
to Hare Creek

4.5 Hare Creek to South Fort Bragg 14
Jug Handle Creek

SOUTH CENTRAL COAST 4.6 Jug Handle Creek to Jug Handle Creek -Caspar -14, 15--------
Russian Gulch

4.7 Russian Gulch to Van Big River Mendocino Town 15, 16, 17
Damme State Park

4.8 Van Damme State Park Little River Little River ,17, 18
to Dark Gulch

4.9 Dark Gulch to Albion. Albion Village 18, 19
Navarro River

SOUTH COAST 4.10 Navarro River to Greenwood/Elk Elk 19, 20, 21, 22
Mallo Pass Creek

4.11 Mallo Pass Creek to Iverson Road Irish Beach, 22, 23, 24,
Iverson Road - Manchester, 25, 26, 27,
Point Arena 28

4.12 Iverson Road to Anchor Bay - Gualala Anchor Bay 27, 28, 29
Sonoma County Line Iverson Road South Gualala 30, 31
SOUTH CENTRAL COAST 4.13 Wendocino Town Plan Big River Mendocino Town 32
Big River Sub-CAC (1" 2001)
All maps at 1" 600' except as noted

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2. LAND USE PLAN:
ORGANIZATION AND LAND USE CLASSIFICATIONS

2.2 DESCRIPTION OF LAND USE PLAN MODESIGNATIONS

The plan maps show: a' use for each parcel and also indicate, specific*
environmental constraints, that may affect development. Existing and proposed',
shoreline access-.poin'ts and circulation elements (roads and trails); al so are -
shown. This text sed.tion repeats and expands the information provided in the@
.map legend.

GENERAL PROVISIONS

In each land use clas:sification, pri nci pal', permitted uses And conditional uses@
are listed. Principal permitted uses are those primary uses which are allowed,
in each land use cl assif i cation. Uses li,sted as conditional uses 'are those
requiring some form @of review, such as ' a conditional Use permit-, or site:
specific :review to assure compliance with @plan and zoning 'ordinance ;criteria.
Permits for principal :@ permitted uses' will be subject to a peal to the Coastal
p
Commission only in appealable areas; conditional uses will be subject to
appeal anywhere in th 'e coastal zone.. The' intent statements describe. the way
use classifications Are applied on the land use plan maps and will guide
preparation of specific zoning regulations and zoning maps.
The plan de'signates a. minimum parcel size @and density for each land use-the
same use may have different minimum parcel @si,zes at different locations on the
Land-Use M 'aps. The following section lists the range of minimum parcel sizes for
creation of new parcels in each classificati6n. Legal parcels existing on the
daj-e of adoption of the plan by the County that are smaller than minimum size
will be developable for principal permitted an'd conditional uses, subject to the
same limitations as parcels meeting size standards. Existing uses similarly will
be! considered to be conforming uses; the zoning regulations will assure their
right to 'continuance and' replacement if destroyed, but not to expansion or
resumption if abandoned.
The number' of classifications have been minimized to 'make the plan maps more
readily understandable. Most classifications' are the same as those used by
the Countywide General Plan, and intent, uses, and parcel' sizes are similar to
those usedin the General-Plan"

The zoning regulations will include complete lists of definitions and
principal , permitted uses and conditional., uses. The following seven
definitions are included here because they are essential to the land use
classifications:

HOME OCCUPATIONS

It is the intent of this section to provide for an accessory use within a
dwelling unit for gainful employment involving the manufacture, provision, or
sale of goods. and/or services. The use must be clearly incidental and
secondary to the use of the dwelling for residential purposes and must not
change the character thereof or adversely affect the residential or rural
nature of its surroundings. When a use is a home occupation it means that the

13 8-17-83

owner, lessee or other persons who *have a, legal right to us.e the dwelling also
have the right to conduct the home -occupation without securing a use: permit to
do so. However, such person shall: be su*bject to all applicable policies of
this element an*d to@ all other permits required under county code, such as
building permits and business licenses. A home occupation is a: principal
permitted use in@any land use classification where a dwelling exists.

The Mendocino County Code Section 20, Article XXXVIII, should be updated
through the public '.hearing process within 24 months of LCP adoption, to
encourage individuals to provide self-employment in their own homes. The
concept of a "rural home occupation" ' definition should be considered.
"Performance" standards should be considered.

Specific Standards
A.- No person other :@than members of the family residing o the premises shall
be engaged in su@h occupation.

B The home occupation shall be incidental and subordinate to its use for
residential purposes and that not more than 25 percent of the floor area
of the dwelling unit shall be used 'for such occupation. Use of an
accessbry building or garage for these p4rposes shall be prohibited.

C. There shall be no change, resulting from the home occupation, in the
outside appearance of the building or premises, or other visible evidence
ofthe conduct of such occupation other than one sign not exceeding two (2)
square feet of area,.non-illuminated and attached flat to the main structure
or visible through a window.
D. No merchandise (except articles produced on the premises) shall be sold
or displayed on the premises.

E Not more than ten (10) customers or: clients shall come to the dwelling
unit for service or products during any one day.

F.. Home: occupations shall not involve the use of heavy commercial vehicles
for delivery of materials to or from the premises.

G.. No mechanical or electrical equipment shall be employed other than
machinery or equipment customarily found in the home associated with a
hobby or a vocation not conducted for gain or profit.

H. No equipment or process shall be used in such home occupation which
creates noise, vibration, glare, fumes, dust, odors, smoke or electrical
interference, detectable to the normal senses, off the lot, if the
occupation is conducted in a single family residence. In the case of
electrical interference, no equipment or process shall be used which
creates visual or audible interference in any radio or television
receivers off the premises.

14 8-17-83

COTTAGE INDUSTRI'ES
I t i:s ',the ihten@t of this use to provide for limited commercial and industrial
uses, in cohjutiction with a dwel'ling@ which are more extensive than home
occupations,: but which, like home- occupations, do not alter or disturb the
. premises or its surroundings. Such limite-d
residential @or rural nature of the,
commercial and industrial uses are known as Cottage Industries..

Cottage Industries are permitted upon issuance of a conditional use permit. @A
use :permit for a Cottage Industry may be granted for an un1imited period of
years,, unless it is determined that a shorter period: is more appropriate t'o
insur'e. conformance with the intent and standards of@ this 'section or other
applicable requirements. The following @uses listed and other uses which have
a similar impact or lesser impact may 'be considered throug .h the conditional
use permit process.
The General:: Standards, Specific Standards, and Permitted Uses of Cottage
Industries should be updated within 24 months of LCP adop'tton through the
public hearing process. "Performance" standards and a', "rural cottage
industries" de 'finition should be considered, to encourage employment and to
recognize the differences of:Jndividual situations.

General Standard
A. The particular uses, conducted by the Cottage Industrly, and their
operation and appearance, shall not change or disturb t,he. residential or
rural character of the premises or its surrounding.

B. The use shall be environmentally compatible with the ':pr oject site and
region.

C. No additional service demands will be created by the use.

Specific Standards

Cottage Industries-shall conform to the following requirements:,

A. Not more than one (1) outside person may be employed on the premises in
addition to the members of the family residing on the premises.

B. The Cottage Industry shall be a secondary use of a parcel containing a
dwelling occupied as a principal residence of the owner or operator of
the Cottage Industry. Multiple uses may be permitted within a Cottage
Industry. Such industry or equipment and storage related thereto should
not be located within fifty (50) feet of any property line, excluding
buildings constructed prior to the adoption of this plan.

C. No Cottage Industry permitted pursuant to this subsection may occupy more
than 640 square feet of area within any building or buildings on the same
parcel.

15 8-17-83

D. No on-premise signs are allowed except as provided by home occupations.

E. No merchandise (except articles produced on the premises or those items
necess ,ary' for repair work@ in 'the automotive and@ equipment repair
services, consumer use types and specialty shops) :shall be sold or
displayed@on the premises.
F. Not more than ten (10) customers: or clients Shall come to the dwell4ng
unit for service or products during any one day. Not more than one
Vehicle. may be parked on the premises or a street adjacent thereto wh'i'le
awaitt9g.or undergoing repair, or awaiting removal after.repair.
G. Large :,vehicles and construction equipment (including but not limited 'to
trucks'! 6f over one (1) ton rating, tractor, bulldozer, backho'e,
skip-1 oader, well-drilling rig, cement mixer, roll er, welder, cii r
-or
compressor, forklift,': or grader) 'shall not be 'operated, maintained,
parked: in connection with a Cottage Industry except to the extent that
such vehicles and equipment are of a type and number customarily used :by
residents of the surrounding neighborhood for their own agricultural 'or
home use,on their own property.

H. Noise generation from, Within the site shall not exceed: 65 dba at the
nearest off site residence.

Examples of Uses Permitted Upon Securing a Minor Use Permit.-

A. The following are examples of conditional uses that may be permitted in the
Rural Residential , Remote Residential , Suburban Residentia.1 Rural Village
and Fishi,ng Village land use classifications

Administrative and Business Offices
Animal Sales'and Services: Household Pets
Automotive and Equipment: Light (Excluding SR):
Building Maintenance Services
Food and Beve@ 'rage Preparation: Without Consumption
Laundry Services
Medical Services
Personal Improvement Services
Personal Serv,ices
Repair Services, Consumer
Research Services
Custom Manufacturing and Repairs
Specialty Shops

B. The following are examples of conditional uses that may be permitted in
Rangeland, Agriculture and Forest Land land use classification:

Agricultural Sales and Services
Animal Sales and Services: Household Pets
Automotive and Equipment: Light

16 8-17-33

Automotive and Equipment: Heavy
Building Maintenance Services
Laundry Services
Personal Improvement Services
Personal Services
Repair Services
Custom Manufacturing
Packing and Processing (All types)

NON-CONFORMING USES

Objective:
To allow for the continued utilization of@ existing improvements and uses made
@non-conforming by the@ adoption of this Coastal Element of the General Plan,
where the use is compatible with adjacent land uses and where it is not
feasible to replace the activity with a conforming land use. The intent is
that as a result of this general plan process, if land use classification or
zoning changes occur on parcels of land where improvements are in place and
where activities have been or are being carried out as an allowed use in that
classification or zoning district, then that specific use may be continued and
shall be entitled to all the rights, privileges and uses allowed prior to the
classification or zoning changes. Right of expansion shall be allowed only
through issuance of a use permit. This section is not intended to negate the
requirements for use permits when appropriate or specified elsewhere in the
County Code.

Policies:

1. Allow the continuation of all existing legal uses which do not conform to
the type of activity designated on the Land Use Map, but which conform to
the following criteria:

a. If the existing use is contained within a structure built to
accommodate the existing use or a structure which has been converted
to accommodate the existing use, conformance with the applicable
Building Code and/or other ordinances and standards adopted by the
County is required.

b. The use has been shown to be compatible with adjacent land uses,
such that its hours of operation, noise levels, aesthetic impacts,
and traffic to the site do not now significantly adversely impact
adjacent land uses.

2. All existing legal uses conforming with Section 1 above may be continued,
remodeled, rehabilitated, or reconstructed as long as the exterior
dimensions of the building remain the same and no increase in use
results.

3. Existing legal uses conforming with Section 1, above, may be expanded or
changed to a use of lesser intensity on the following basis:

17 8-17-83

a. ' That it is noi reasonably economically or physically feasible to
make the use of the property compatible with the applicable general
plan land use designation;

b. That the use is and will be compatible with adjacent land\,uses and
that any increased adverse impacts on access or public facilities
and services will be mitigated;'

C. That the Isite' is physically separate from surrounding properties
such that continued non-conforming use is appropriate in that
location; and

d. Expansion 'of the non-conforming use will require a use permit in
each case@ ' Such conditional Use permits shall. be granted only if
affirmative findings can be made on the criteria listed above
((a).(b)&(c)), and only if the expansion is found consistent with all
other applicable policies of the Coastal Element.

4. Encourage discontinuation or. relocation of non-conforming uses which do
not conform to the type of uses designated on the General Plan map and
which do not conform with the criteria listed above.

5. Permanent uses established by use permit, and are made non-conforming by
the General Plan, shall be considered legal non-conforming uses. Such
uses shall continue as legal non-conforming uses only if they abide by
the conditions of the use permit.

6. New legal non-conforming use regulations shall extend abandonment term
from six months ' to one year. Additionally, seasonal use should qualify
as keeping a legal non-conforming use active, as long as it is used each
year.

7. Destruction of buildings shall not terminate a legal non-conforming use,
and the building may be rebuilt to its previous dimensions and arrangement,
and utilized to the same extent prior to its destruction, or expanded
through the use permit process.

Policy

There are certain existing isolated legal land uses in the County which have
been established through historical practice, and operate with a perceived
public benefit. The above described land uses are contained within land use
classifications which make them legal non-conforming uses. To retain the
individual identity of the existing land use, and the ability of that use to
expand based upon economic demand or public need,.there shall be an "Isolated
Service" zoning regulation provided within the zoning ordinance. Said zoning
regulation shall contain the following standards:

A. In each instance in which a legally existing land use made non-conforming
by the general plan is determined to warrant "Isolated Service" designation,
a contract zoning shall be established for the site:

18 8-17-83

The contract zoning shall designate the nature, extent 'and intensity
of the land use in question and wi1l , control said use to the extent
that exists upon adoption of the contract zoning.

ii. To modify or expand the use under contract, @a modification of the
contract, as a rezoning will be requ,ired.
iii. A, condition of the contract wilV require rezon ing to a zone in
conformance with the surrounding land use designation should the use
be abandoned.

As criteria for modification or expansion of use, the following findings
must be made prior to approval of such requests:

i. The proposal will not result in unmitigated adverse impact to
surrounding land uses.
ii. The expansi on or modi f i cati o@ i s found necessary to meet economi c
demand'or increased public need.

NON-CONFORMING LOTS

Issues:

Legally created lots presently developable under existing zoning regulations,
may not meet proposed General Plan minimum. parcel sizes. An example of this
situation would be a 20 acre parcel presently zoned A-C being recommended for
"Ad 40 acres" designation. Under the 'recommendation, the property would
become a "legal non-conforming lot", as, it would be smaller than the 40 acre
minimum proposed. There is concern'that the lot will become undevelopable by
virtue of the newly established density.

Findings:

1. It is the present policy and opera tion of -the County Planning Department
that all "legal non-conforming lots" are allowed to develop the property in
accord with the zoning regulations on that property regardless of the lot
size. If a legally created parcel of 20 acres is zoned "A-C:B 40 acres",
use of that parcel is the same as allowed on a 40 acre parcel. Allowable
uses are not diminished by virtue of the "legal non-conforming" status.

2'. Variances to minimum lot size are not required to develop "legal
non-conforming lots". The Mendocino CotTnty zoning ordinance was recently
amended to include the following wording:

Section 20.73 (E)(3) "When any lot(s) has been legally created and is
subsequently zoned to a minimum parcel size larger than the existing
parcel size, said lot(s) shall be found to be legally non-conforming and
shall not be subject to requirements for variance to minimum lot size.
(Ord. No. 3211, adopted 1978.)"

19 8-17-83

i3. In s ome rare cases, small legal non-conforming lots, in large density
designations, require variance to setb@ck regulations for front, rear and
side :yards, since larger setbacks are: required under the larger minimum
lot size regulations. While there has: been no problem in obtaining these
variances, time delay is involved.

It is' anticipated that in the new Zoning' Ordinance setback requirements
for all zones which permit a single family dwelling (residential,
agricultural, and timber zones) will be @standardized'to the greatest
exten 't possible. Therefore, if a small,lot is designated as AG 40 acres,
the setbacks will be no different than if lots were zoned or designated
residential. This provision should greatly decrease-the need for a
variance to setbacks in all but the most unusual circumstances.

:COMBINING DISTRICTS

DEVELOPMENT LIMITATIONS
Map Code: DL

Intent: This special combining district is intended to be used only i-n
conjunction with another land use classification on parcels or portions of
parcels that according to available data have serious constraints that may
prevent or severely limit development including slope over 30 percent,
erosion, or landslide. Many parcels with this designation have suffered
severe bluff erosion and currently may have no feasible building site
remaining. In each case on-site inspection and tests will be necessary to
determine whether a building site exists. Wetlands, riparian vegetation,
dunes, plant or animal habitats, pygmy soils, and areas subject to flooding
are shown separately on the plan maps and are not designated DL.

Principal Permitted Use: As permitted in the classification combined with the
DL designation, pro_vir@de a building site, capable of safely accommodating the
development, without significant adverse effects, as set forth in Chapter 3.4,
exists.

Conditional Uses: As allowed in the combining classification, provided a
feasible building site exists.

Parcel Size: As required by the classification combined with the DL
designation. No new parcels lying entirely within a DL classification shall
be created inconsistent with policies of Chapter 3.4.

CLUSTERING
Map Code: CL

Intent: This combining district allows for the grouping of dwellings -in
suitable areas when requested by the property owner as opposed to even
dispersal over a larger area, enhancing and protecting the natural resources
of a site while providing a buffer to adjacent resource lands. In the

20 8-17-83

dwelling group all the units are developed on one parcel. This arrangement
accommodates those 'desiring a joint development of land, a family living
situation, or to provide housing for employees. Additionallyi dwelling group
clustering protects@ the productive portions of major holdings,,: preserves open
@n
space and reduces: development costs. This special combini'g district: is
intended to be used only in conjunction with lands designated RL, FL, AG,@RMR
and RR-10;

A density@ increase of 10% and/or an application fee waiver may; be utilized by
the County in reviewing applications for clustering. Density, increase.s shall
be consis 'tent with *other policies of this plan, health and safety regulations
and feasibility of adequate public service delivery.
Principal': Permitted' Use: As permitted in the classification combined with the
CL designation.

Conditional Uses: As permitted in the classification combined with the CL
designation.

Parcel Size: As permitted in the classification combined with the CL
Tesignation.

Maximum Dwelling Density: Dwellings shall not exceed the density allowed by
the combined land use classification as designated on the Land Use Map. With the
exception of 10% density as discussed above.

PLANNED UNIT DEVELOPMENT
Map Code: PD

I'ntent: This special combining district is intended to -be used only in
conjunction with those designated areas on the land use map specifying Planned
Unit. Development. Planned Unit Development is intended to be used as a
combining Land Use Classification with SR, RR-1 (40,000 sq. ft.)9 RR-2 (80,000
sq. ft.). RR-5. Industrial and Commercial where applicable and consistent with
other policies of this plan. The use of Planned Unit Development is intended
to require a site plan for a parcel to be reviewed to ensure maximum
preservation of open space, protection of views from public roads, and
resource protection, while allowing residential, commercial and industrial
uses on an existing parcel with site area per unit specified and the site plan
for the* parcel reviewed to ensure maximum preservation of open space and views
from public roads. The Planned Unit Development designation is used in
combination with other allowable land use listed here where the division of
existing parcels into conventional subdivision lots. of equal size
accommodating the same total number of units would 'not be a satisfactory
solution or the siting of commercial or industrial uses would conflict with
other policies of this plan. The Planned Unit Development may provide for
individual lot ownership, for joint ownership of an open space parcel, for
condominium ownership, or for rental units with no land divisions. Each
ownership. may be developed separately under the Planned Unit Devel'opment
combining district.

Principal Permitted Uses: Same as the classification with which it is being
combined.

21 8-17-83

Conditional Uses: Same as the classification with which it is being combined.

Parcel Size: Minimum parcel size as specified in Industria,.l and Commercial
land use c assification. The maximum density shall not exceed that allowed in
the combining classification.'

LAND USE CLASSIFICATIONS

AGRICULTURE
Map;Code: AG.(40 acre minimum parcel size.)
Intent: The Agricultural Lands classification is intended to be applied to
lands which are suited for, and are appropriately retai'ped for production of
crops. @The classification, should include lands pre'sently under Type I
Agricultural Preserve contracts, lands having present or future potential for
significant agricultural production, and contiguous or intermixed smaller
parcels @on which 6on-compatible uses could jeopardize the agricultural use of
agricultural lands. Permitted non-agricultural uses, to the greatest extent
possible@' should not occur on lands that might otherwise be devoted to crop
production. Prime and non-prime lands and existing Agricultural Preserves are
included. Reconsolidation of agricultural parcels into larger units shall be
encouraged, especially where prime soils exist or where there are larger parcels
that would be more likely to support agriculture. Encouragement shall consist of
the following: A positive effort by the County of Mendocino to provide
information, explaining the advantages of reconsolidation (i.e. increased
agricultural potential and possible tax advantages).

Principal Permitted Uses: Agricultural uses, including one single family
dwelling unit anF- -associated utilities, the processing and sale of
agricultural products and other uses determined to be related and compatible
to agriculture, conservation and development of natural resources, home
occupations.

Conditional Uses: Cottage industry; recreational uses compatible with
agricuT-ture; visitor accommodations as designated on the Land Use Plain;
extraction of sand, shale and gravel in conjunction with an approved permit,
which shall include a restoration plan; on shore oil and gas development,
off-site alternative energy facilities, electrical transmission and
distribution lines (see Policy 3.11-9), natural gas pipelines (see Policy
3.11-5); County review and approval required for more than one dwelling unit
per le7gally created parcel, consistent with other sections and policies of the
Coastal Element, and consistent with density requirements; public facilities
and utilities necessary or appropriate within an agricultural area.

Parcel Size: 40 acres. All agricultural ownerships 100 acres or larger may be
eligible For Williamson Act contracts; parcels smaller than 100 acres may be
eligible in combination with adjoining parcels so that total area equals at least
100 acres.

Maximum Dwelling Density: One dwelling per forty acres.

22 8-17-83

FORESTIANDS COASTAL
,Map Code: FL

intent: The Forest Lands classification is intended to be applied to lands
w ich are suited for and are appropriately retained for the growing,
harvesting and production , of timb 'er and timber-related produ cts. The
classification includes lands eligible to be zoned Timberland Preserve (TPZ);
intermixed smaller parcels and other contiguous, lands, the inclusion of which
is necessary for the protection and efficient management of timber resource
lands'.

Principal Permitted Use on Forest lands DesAgnated Timber Preserve Zone:
Fores,t production and Processing ; and associated uses including: one
singl,e family dwelling and home occupations.
Conditional Permitted Uses on Forest@@ Lands Designated Timber Preserve Zone:
Animal rais.ing, cottage indusiry, dwelling groups, campgrounds, major impact
services and utilities (i.e. power generating facilities, sewage disposal
facilities,, sanitary landfills and water treatment plants), farm employee
housing, farm labor camps, extraction of sand,, shale and gravel. Uses
determined @ to. be rel ated to and compatible with forestry, conservation
processing and development of natural resources, recreation and utility
installations.,

No use perm it @shall be granted for areas designated FL in TPZ until a specific
finding has.been made that the proposed use is compatible with the growing and
harvesting of timber and timber products.

Principal Permitted Use on Forest Lands Not Designated Timber Preserve Zone:
Forest production and processing and associated uses including: one
single family dwelling and home occupations.

Conditional Permitted -Uses on Forest Lands Not Designated Timber Preserve
Zone: Cemetery, animal sales and services (i.e. horse stables, kennels), farm-
employee housing and farm labor camps (for tree farming Purposes), cottage
industry, dwelling groups, major impact services and utilities (i.e. power
generating facilities, sewage disposal facilities, sanitary land fills and
water treatment plants) on shore oil and gas development, off-site alternative
energy facilities, electrical transmission and distribution lines (see Policy
3.11-9), natural gas pipelines (see Policy 3.11-5); resorts, campgrounds,
outdoor sports and recredtion, extraction of sand, shale and gravel. Uses
determined ' to be related to and compatible with forestry, conservation
processing and development of natural resources, recreation and utility
installations.

No use permit shall be granted in for areas designated FL until a specific
finding has been made that the proposed use is compatible with the long term
protection of timber resource lands.

Maximum Dwelling Density: One dwelling unit per 160 acres not to exceed four
dwelling units in TPZ district.

23 8-17-83

Minimum Parcel Size: 160 acres
RANGE@LANDS
Map Code: RL
Intent: The Range Lands classification is intended to be applied to lands
which are: suited for and are appropriately@ retained for the grazing of
livestock 'and which may also contain some' timber producing areas. The
classification includes land eligible for incorporation into Type , I I
Agri,cultural Preserves, other lands generally in range use, intermixed smal,ler
parcels and other contiguous lands, , the inclusion of which. is necessary ',for
the,'pro'tect-ion and efficient managemen:t of rangelands.
Principal Permitted Use: Grazing and forage for livestock, includi,ng:
rais.ing of, crops, wildlife -habitat improvement; one single family dwelling ,:per
lega@lly created parcel, harvesting of firewood for the residents personal use,
home occupations.
Conditional Uses: Residential clustering,(as allowed-by CL combining district.)
Cottage industry; visitor accommodations, site specific, as identified on the
Land Use Maps; propessing of natural resources (i.e. harvesting of hardwood,
small electrical generating facilities and cutting and milling of lumber),
recreational ,uses determined to be related to and compatible with ranching,
conservation ,and the development of natural resources; extraction of sand, shale
and gravel, in conjunction with an approved permit, which shall include a
restoration plan on shore oil and gas development, off-site alternative energy
facilities, electrical transmission and distribution lines (see Policy 3.11-9),
natural gas pipelines (see Policy 3.11-5); and farm worker housing consistent
with Policy 1.2-1.

Parcel Size: 160 acres.

Maximum Dw6lling Density: One dwelling per 160 acres.

OPEN SPACE - COASTAL
Map Code.: OS

Intent: The Open Space classification is intended to be applied to lands not
_@u_ited for development or to lands most valuable in their undeveloped natural
state. Factors limiting the development potential of land would include such
constraints as unstable @oils, high fire hazard, remote location, poor access,
scenic qua:lities, and susceptibility to flooding. Valuable natural areas could
include rare and endangered species and habitat, riparian vegetation zones, or
wild and scenic rivers.

Principal Permitted Uses: Landscape preservation; structures normally
associated with pYr-kor open space use; grazing; recreation qualified by
passive low impact.

Conditional Uses: Recreation, active high impact; increase in intensity of
existing uses; public facilities or utilities necessary or appropriate in open
space; agricultural uses, forestry,.conservation of resource lands;

24 8-17-83

Minimum Parcel Size: None specifi ed, no division permitted unless it can be
demonstrated that the division furthers the intent of the Open Space
classification.

Maximum Dwelling Density: No structure permitted except to further the Open
Space Intent (Caretaker Residence).

:RURAL RESIDENTIAL
Map Code: RR (I acre, 2 acres, 5 acres, 10:@acres)

Intent: The Rural Residential. classification @is intended to encourage local
smal I scale food production (farming) in areas which are not well, suited for
large scale commercial : agriculture, defined :by present or potential use,
location,@ mini-climate,@ slope, exposure, etc. The Rural ' Residential
classification is not intended to be a growth area and,@ residences should be
located as' to create minimal impact on agricultural viability.

Principal Permitted Uses: Residential an& associated utilities, light
agriculture, home occupation., (see Policy 3.2-11)

Conditional Uses: Cottage industry; conservation and development of natural
Fesources; p_u__bT_ic facilities and 'utilities determined to be necessary on Rural
Residential lands; recreation-education.

Parcel Sizes: 1 acre (40,000 sq. ft. net); 2 acres (80,000 sq. ft. net); 5
acres; 10 acres.

Density: One dwelling per legally created parcel, 1 acre (40,000 sq. ft.
net) , 2 acres (80,000 sq. ft. net), 5 acres, 10 acres, as designated on the
Land Use Maps:,.

REMOTE RESIDENTIAL
Map Code: RMR (20 acres, 40,acres)

Intent: The- Remote Residential classification is intended to be applied to
7-ands having constraints for commercial agriculture, timber production or
grazing, which are well suited for small scale farming and low density
agricultural/residential uses by the absence of such limitations as inadequate
access, unacceptable hazard exposure or incompatibility with adjoining
resource land uses. The classification is -also applied to some areas which
might not otherwise qualify except for the fact that the land has been divided
and substantial development has occurred.

Principal Permitted Uses: One dwelling unit per parcel with associated
utilities, light agricu-Tt-ure uses and home occupations. (see Policy 3.2-11)

Conditional Uses: Residential clustering, cottage industry, conservation and
development of natural resources, recreation-education, public facilities and
utilities determined to be necessary on Remote Residential lands.

25 8-17-83

Minimum,Parcel Size.: 20 acres or 40 acres as designated.on the Land Use Map.

Maximum, Dwelling Density: One dwelling per 20 acre parcel in RMR-20 and one
dwelling per 40 acre parcel in RMR-40 as designated on the Land Use Map.

SUBURON RESIDENTIAL - COASTAL
Map Code: SR
Intent:: The Suburban Residential classification is intended to 'be applied on
7ands adjacent to existing developed commun;ities on the urban. side of -the
Urban/Rural boundary, 'or to -lands which are @appropriate to accommodate future,
residential growth. Land :within the Suburban Res:idential classification
should have moderate to light constraints for residential development, should
be served by the Publicly-maintained road: network,. and should be located.
within :public service, districts 'or the logical extensions thereof. Portions
of land 's within the !Suburban Residential classificatfon will be appropriate
for development of residential subdivisions.'. Such areas should be developed
as major subdivisions, not minor subdivisions.

Principal Permitted Use: 'One dwelling unit per parcel with associated
utilities and home occupations.@

Conditional Uses: Semi-public, facilities, mobile home parks, mobile home
subdivisions, mu tiple dwelling units, cottage industries, public facilities,
public services, public @assemblies, utility installations electrical
transmission and distribution lines (see Policy 3.11-9), natural gas pipeline
(see Policy 3.11-5).

Minimum Parcel Size.: Within water and sewer districts - 6,000 sq. ft.
Within water or sewer districts - 12,000 sq. ft.
Not in a@water or sewer district - 40,000 sq. ft.
4,000 sq. ft. for mobile home subdivisions and
manufactured home subdivisions - 5 acres

Maximum Dwe)ling Density:

Within water and sewer districts:
6 Single Family Dwellings per acre.
10 Single Family Dwellings per acre in mobile home parks,
mobile home subdivisions and ma6ufactured home divisions.
24 Multiple Family Dwellings per acre.

Within water or sewer districts:
3 Single Family Dwellings per acre.
3 Multiple Family Dwellings per acre.

Not in a water or sewer district:
1 Single Family Dwelling per acre.
0 Multiple Family Dwellings per acre.

26 8-17-83

RURAL VILLAGE - COASTAL,
Map Code: RV

Jnte@ nt: To preserve and maintain the character', of the rural atmosphere @and
:visual quality of the. following villages: Westport, Cleone, Caspar, Little
;Riv6r, Albion, Elk and ; Manchester; and to provide a : variety - of
com@unity-oriented neighborhood commercial @ services; and to provide and allow
.for mixed residential and commercial activ-ities.

,Principal Permitted Use': One dwelling unit. per existing parcel a.,nd associated
@utilities and light agriculture.
':Conditional Uses: Cottage , industry, neighborhood commerci'al, visi:tor
:accommodations, public and'. se'mi-public facilities and utilities, increa-sed
Intensity of @ existing use, laundromat, electrical transmission :and
distribution lines (see Policy 3.11-9),: natural gas pipeline; (see Pol:icy
:3. 11-5).

Minimum Parcel Size:
Within water: and sewer districts 6,000:sq:. ft.
Within water or sewer districts 12,000:sq.'. ft.
Not:in a water or sewer@district 40,000-sq'. ft.

FISHING VILLAGE
Map:Code:' FV

Intent: @To ensure that the limited avail'able space on the flats at Noyo and
Albion is reserved for industries that must @be on or near the water.
Non-prior'ity uses, will be permitted to expand only if the foreseeable needs of
priority@uses will be met.
PrincipaT Permitted Uses: Fishing and boating uses, including boat mooring,
Ta-unching, storage, servicing, supply, construction and repair.

Conditional Uses: Additions to. existing bars and restaurants; commercial and
Ts-
industrial es, indirectly related to the fishing industry; public and
semi-publ-ic facilities and utilities subject to availability of public water
supply and public sewage disposal systems; el-ectrical transmission and
distribution lines (see Policy 3.11-9), natural gas pipeline (see Policy
3.11-5), water dependent recreational uses consistent with the *Coastal Element
policies.

Minimum Parcel Size:

Within-,water and sewer districts 6,000 sq. ft.
Within water or sewer districts 12,000 sq. ft.
Not in a water or sewer district 40,000 sq. ft.

-.27 8-17-83

VISITOR ACCOMMODATIONS AND SERVICES
(Located outside Commercial , Rural Village, and Fishing Village designations
Map Code: (Category Number) - see below
Intent: To ensure t hat :sufficient sites arei reserved to meet the Coastal
E@ts requirement for thIs priority use, while at the same , time allowing
vi'sitor accommodations as: secondary uses at other locations.: The types of
visiior-serving development suitable at. each location are designated based on
site characteristics and compatibility with surrounding development.

Categories are:
*1 Inn, Hostel, or Bed and Breakfast Inn.
*2 Motel, Inn, or,Hotel.
*3 Campground and/or' RV Campground.
*4 Restaurant, boat launching or@,rental:, or visitor- oriented art
and handcraft 'shops. 7
*5 Resort - Certa in selected sites loca ted in the area o f the
Co,astal Zone have been allocated-for a dispersed type.of Visitor
Serving Facility such as: dude ranches, dispersed overnight
cabin accommodations, health spas and other similar uses. New
Vi:sitor Serving Facilities in the "Resort" ca *tegory shall not be
a1lowed on resource lands in Agriculture, Forest Lands or
Rangeland classifications.
Principal Permitted - Uses:- Parcels on which a @*l , *2, *3, *4 or *5 has been
placed allows , the idditional principal permitted use of a visitor serving
facility. Each of these parcels have also been designated with an underlying
land use, such as RR-5. No conditional use is , to be permitted that wo uld
preemptj a site, for the principal permitted use., Categories 1, 2, 3, and 5 may
have a category_4 use as an accessory use.

Conditional Uses: Housing for employees.

Conditional Uses Within Other Classifications: On a parcel with a *1C, *2'C,
*3C, *4C or #5C designation, indicates a visitor serving use as a conditional
use; '''C "indicating conditional. Criteria -for approval of s p e c i fi c
development proposals include the suitability of the specific site, based on
policies in this plan and the number of visitor serving uses existing or
approved in the immediate vicinity and in the . planning area. Conditional
visitor serving uses are designated in areas having another land use
classification, typically RR or RMR.

Parcel Sizes: *1 Inn, Hostel, or Bed and Breakfast Inn - 2 acres maximum
site development.
*2 Motel, Inn or Hotel - 2 acres maximum site development.
*3 Campground and/or RV Campground - 5 acres maximum site
development.
*4 Restaurant, boat launching or rental, or visitor-oriented
art and handcraft shops - 1 acre maximum site development.
*5 Resort - Existing Resort Visitor Serving Facilities may be
allowed to expand only after successful completion of the

28 8-17-83

development review process. Resource land encroachment
shall be minimized. New,Resort Visitor Serving Facilities
may be developed to a maximum:,site coverage only after
successful completion ofAhe development review process.
5 acre maximum site development,.

COMMERCIAL - COASTAL
Map Code,: C

,Intent:' To provide suitable locations within or contiguous to developed areas
@for commercial d'eve,lopment appropriately located in and', compatible with
;unincorporated and rural communities. Housing should be:' encouraged as a
:conditional use to@'encourage retention and construction of aff6rdable;housing.
:Principal, Permitted Uses: Retail stores, services,, and offices'.

.Conditional Uses: Commercial tourist attract ion s and amuse ments; public and
@s
, emi-public facilities and , utilities; electrical transmission and distribution
@lines (see Policy' 3.11-9), natural gas pipeline (see Policy 3.11-5), visitor
:accommodations, and residential dwellings.

@Minimum Parcel Size:

Within Water and@ sewer':districts 6,000,sq. ft.
Withiin water or sewer districts 12,000 sq. ft.
Not :@in a,water or sewer district 40,000 sq. ft.

.Maximum Dwelling Density:

With'in water and.sewer':[email protected]
6 single family dwellings per acre
24 multiple family dwellings per acre

With.in water or sewer district's
3 single family dwellings per acre
3 multiple family dwellings per acre-

Not 'in a water or sewer district
1 single family dwelling per acre
0 multiple family dwellings per acre

INDUSTRIAL
Map Code: I

Intent:- To provide suitable locations for necessary industrial and commercial
service activities where transportation facilities and utilities exist or can
be provided. Such facilities shall be installed and operated in a manner
which will minimize adverse effects upon the communities in which the
facilities are situated. Buffering from adjoining uses of land shall be
achieved. by adequate setbacks,, fencing, plant screening or other appropriate
mitigating devices.

29 8-17-83

Principal, Permitted Use: Light industrial and processing, activities
including@puplic utilities and facilities-of an industrial nature.
Conditional Uses:@ Heavy industrial uses and@ those commercial@ uses with
potential nuisance features affecting residentia '1 areas or: public lands; one
housing unit per parcel when accessory to commercial or industrial, use; public
development,
and semi-public facilities and utilities on; sh@ore oil and gas ,
off-site a'lternative energy facilities, electrical - , transmission and
distribution, lines (see Policy 3.11-9).', natural gas pipelines (see Policy
3.11-5)-

Minimum Parcel Sizes:

Within waterznd sewer districts 6,000,sq.' ft.
Within water::or''sewer-districts 12 OOO!,sq. ft.
Not:in a water or sewer district 40:000@sq, ft.

PUBLIC & SEMI-PUBLIC FACILITIES
Map:Code: PF

Intent: To. designate exi:sting major public and community serving :uses that
sFo-5-1-d 'be converted to :another' use only following approval of a plan
amendment. This classification As to be applied to properties which are
properly: used for or are . proposed to be used for public purposes or for
specified public utility purposes.

Principal Permitted Uses: 'None (All require conditional use permit.)

Conditional Uses: Public and semi-public facilities and util it ies, i.e.
@_chools,, fire stations, churches,, cemeteries, sewage treatment plants, refuse
disposal. site, sanitary Tand fil1s, electrical transmission and 'distribution
lines (@ee Policy 3.11-9),' natural gas pipeline (see Policy 3.11-5),' community
buildings, a non-profit corporation or entity which is dedicated to public use
and to public purpose, and-like public uses.

Minimum Parcel Size-

Within water and sewer districts 6,000 sq. ft.
Within water or sewer districts 12,000 sq. ft.
Not in a water or sewer district 40,000 sq. ft.

SHORELINE ACCESS/CIRCULATION

The Land Use Maps indicate several shoreline access or circulation features:
existing shoreline access, proposed shoreline and blufftop access, view turnout,
proposed road alignment, inland pedestrian and equestrian trails and bicycle
lanes.

30 8-17-83

NATURAL ENVIRONMENT

Ten classifications of natural environmental features are shown. on the Land
Use Maps by patterns or symbols. ;:These classifications, as 1isted below,
represent existing vegetation;' or soil conditions, plant @and': wildlife
habitats,. and other 'features' that ihflu'ence land use categori6,s or may, in
particular instances, limit the intensity ofuses permitted on'specific sites.
Prime Agricultural :Land shown on the Land Use Maps'represenis land def i ned by
Gov. Code@ Sec. @51201(c) As being of a certain productivity or capability.
(See the second definition in Section @.2:, Agriculture).

'Py'my and' Pygmy..;tyoe Vegetation designates lands where soil types, result in
9
stunted forest growth (See Section 3.1; Habitats and Natural Resources').
Riparian Ve etation@ is associated wiih 'the banks, edges or terrestrial limits
9
of,waterways and surface emergent acqpif6rs.
Wetlands may be permanently! or perio'di.cally ;covered: by shallow' water. They
include saltwater marshes, freshwater marshes, open 'or closed brackish water
marshes, swamps, mudflats, and fens. Development as specified in policies
3.1-4, 3.1:,-7 is permitted within.wetlan'ds@ or a designated buffer zone.
Dunes, or@sand above mean high 'tide Pil'ed up An hil1s or ridges by the wind,
indicate 'areas where uses should be limited to foot traffic for scientific,
educationail and lig,ht recreation purposes and to those activities necessary to
protect adjoining land and homes f rom dune encroachment (See Policies 3.1-14
and 3.1-15.).'

Rare or Endangered Plant Habitats, and, Rare :or Endangered Wildlife Habitats
are designated by approximate location.

Special Treatment Areas are. timberlands designated by the California Coastal
Commission where stringent timber harvesting , regulations are imposed by the
California Department of Forestry (CDF) to protect special scenic and natural
qualities.

Flooding designates lands subject to inundation by a .100-year flood, as mapped
by the Federal Emergency Management Administration (FEMA), and development shall
be governed by the FEMA regulations in addition to the Land Use Plan policies.
Mendocino County should, by 1985, actively update all natural habitat and flood
plain resource maps.

Information shown on the Resources Maps but not on the Land Use Maps includes:

Habitat/Resource Maps

Marine and Fresh Water Habitats: Kelp

Wooded Habitats: Redwood, Coastal Forest, Woodland (coniferous, hardwood),
Hardwood Forest.

31 8-17-83

Other Upland Habitats: Coastal Pra i ri e, Grasslands, Wooded Grasslands, Scrub,@
Barren.
Special Habitats: Haulout 'Areas a:nd 'Rookeries, Spawning- Areas,. Anadromous@
Streams and Special Animal Resources, Pygmy Forest.

Designated Highly -Scenic Areas: Highly @Sc.enic Areas are shown on the land use@
maps.
Land Capability/Natural Ha2ards;Maps

Timberland Classification
Seismic Shaking'
Landslides
Faultlines

BOUNDARIES

The 1 and use plan includes boundaries. of five types of geographic districts
where Coastal Acti policies:, availability of' sewer or water service, or land
use restrictions already in effect provide the, basis for land use
classifica,tions, and for selection of appropriate minimum lot sizes.
Urban/Rur'al Boundary. The land use 'lan designates geographic areas within
p
which urban-type 'development may be permitted. Urban-rural boundaries are
designed to meet 'the criteria established by Section 30250(a) of the Coastal
Act which provides that, "New residential, commercial or industrial
development, except as otherwise provided in this division, shall be located
within, contiguous with, in close proximity to, existing developed areas able
to accommodate it or, where such areas are not able to accommodate it, in
other areas with adequate public services and 'where it will not have
significant adverse effects, either individ y Y, 'on coastal
uall or cumulativel
resources. In addition, land divisions, other than leases for agricultural
uses, outside existing developed areas shall be permitted only where 50
percent of the useable parcels in the area have been developed and .,the created
parcels would be 'no smaller than the average size of surrounding parcels."
"Outside existing developed areas" for implementation of this plan is intended
to be that area on the rural side of the urban-rural boundary.

Water District. Areas within a publicly regulated water district that
provides service to more than one user; includes served and unserved parcels.

Sewer District. Areas within a publicly regulated sewer district that
provides service to more than one user; includes served and unserved parcels.

Existing Timberland Preserve Zone. Areas restricted to timber production for
a ten-year period, automatically extended each year, and taxed according to
timber production value of the land'.

Existing Williamson Act. Lands under Williamson Act contracts, which are
automatically exteFFd-edeach year, are restricted to agricultural use for a
ten-year period and are taxed according to their agricultural value.

- 32 - 8-17-83

INTENT SECTION'

introduction

The purpose OT 'cnis section is to give clear dfrection both to the generaT
public and the decision makers in areas that could :become subject to
substantial interpretation problems and to set forth the bas.ic premises under'
which:the land,'use policies are to be interpreted..

Zoning Violattons That Exist As @A Result 'Of, Dwelling Units Built Without'
Benefit Of County Permit Requirements. It is the intent, of Mendocino County
to recognize and -provide the mechanism within' this Coastal Element of the
General Plan for the timel'y and 'orderly absorption of in excess of 1 000
dwelling unit 'density zoning violations that cannot 'be' resolved prior to
adoption of thts plan because of numerous litigations currently outstanding.

There. are 'currently 'approximately one thousand occupied dwelling units widely
scattered throughout rural Mendocino County,- all built without County permits,
therefore, not, identifiable at this time as a legal dwel.ling recognizable in
the density standards set forth in various land'use classifi-cations.

1. This 'plan shall provide for:a period,of 24 months from; date of 'final
adoption for each 1and owner in any@general plan land@ use or, zoning
class1fication to apply through the 'use permit process to bring the
dwelling unit up to Clean :Slate, Class K or other County" Building
Codes:.

2. Upon complying with all conditions@ of the use permit and final
signoff by the County, th'e dwelling unit- and residential @zoning
v
olation shall be "grandfathered" 'in as a legally non-conforming
i
use and have all of the rights and privileges enjoyed: under @legally
non-conforming uses as identified in the non-conforming use section.

3. Failure to comply with the conditions set forth in the. use permit or
failure to meet the 24 month time deadline shall require the county
to institute abatement proceeding to terminate the structure as a
habitable dwelling unit.

4. All other uses shall be in compliance with Coastal Element policies.

5., Land use, building-, and health violations not made legal through
Coastal Element policies shall be remedied through existing civil,
criminal, and administrative enforcement procedures.

6. Under use permit process, when group dwelling clustering are
approved, detached bedrooms are prohibited.

7. The zoning ordinance shall develop a use permit process to permit
the conversion of illegal non-conforming residential uses to the
status of legal non-conforming uses.

33 8-17-83

3. LAND USE PLAN":
RESOURCES AND DEVELOPMENT ISSUES AND POLICIES

3@ THE LAND USE PLAN: RESOURCES AND DEVELOPMENT ISSUES AND POLICIES

3A HABITATS AND NATURAL RESOURCES

Coastal Act'Requirements

The Coastal: Act includes the following policies for protection of land and
marine habitats:

Section 30230. Marine resources, shall be maintained, enhanced, and,
where feasible, restored. Special protection shall be given to areas and
or economic signi
species of special biological, fficance. Uses of the
marine@ environment shall be carried out in a manner that will sustain the
biological productivity of coastal waters and that will maintain healthy
populations of all species of marine organisms adequate for long-term
commercial, recreational, scientific, and educational purposes.

Section 30231. The biological. productivity and the quality 'of coastal
waters, streams, wetlands, estuaries, and lakes appropriate to maintain
optimum populations of marine organisms and for the protection of human
health shall be maintained and, where feasible, restored through, among
other means, minimiz'ing adverse effects' of waste water discharges and
entrainment, controlling runoff, preventing depletion of ground water
supplies and substantial interference with surface water flow,
encouraging waste water reclamation, maintaining natural vegetation
buffer areas that protect riparian habitats,. and minimizing alteration 'of
natural streams.

Section. 30233. (a) The diking, filling, or dredging of open coastal
waters, wetlands, estuaries, and lakes shall - be permitted in accordance
with other applicable provisions of this division, where there is no
feasible less environmentally damaging alternative, and where feasible
mitigation measures have been provided to minimize adverse environmental
effects, and shall be limited to the following:

(1) New or expanded port, energy, and coastal -dependent industrial
facilities, including commercial fishing facilities.
(2) Maintaining existing, or restoring previously dredged, depths
in existing navigational channels, turning basins, vessel
berthing and mooring areas and boat launching ramps.
(3) In wetland areas only, entrance channels for new or expanded
boating facilities; and in a degraded wetland, identified by
the Department of Fish and Game pursuant to subdivision (b) of
Section 30411, for boating facilities if, in conjunction with
such boating facilities, a substantial portion of the degraded
wetland is restored and maintained as a biologically productive
wetland; provided, however, that in no event shall the size of
the wetland area used for such boating facility, including
berthing space, turning basins, necessary navigation channels,
and any necessary support service facilities, be greater than
25 percent of the total wetland area to be restored.

- 34 8-17-83

(4) In open coastal waters, other than wetlands, including streams,
estuaries,-and lakes, new or expanded boating facilities.
Incidental public service purposes, including, but' not limited
to, burying cables and pipes or inspect-ion of piers and
maintenance of existing intake and outfall lines.
,(6) Mineral extraction, including sand for restori.ng beaches,
except in environmentally sensitive areas.
(7) Restoration purposes.
'(8) Nature study, aquaculture, or similar resource-dependent
activities..

(b) Dredging and spoils disposal shall be planned and carried out' to
,avoid significant disruption to marine and wildlife habitats and
Iwater circulation. Dredge spoils suitable for beach replenishment
:should be transported for such purposes to appropriate beaches, or
into suitable longshore current systems.
(c) -In addition to the other provisions of this section, diking,
filling, or dredging in existing estuaries and wetlands sha.1 1
maintain or enhance the functional capacity of the. wetland or
,estuary. Any alteration of coastal wetlands identified by the
Department of Fish and Game, including, but not limited to, the 19
coastal wetlands identified in its report entitled, "Acquisition
Priorities for-the Coastal Wetlands of California," shall be limited
to very minor incidental public facilities, restorative measures,
(and) nature study...

(d) Erosion control and flood control facilities constructed on
watercourses can impede the movement of sediment and nutrients which
would otherwise be carried by storm runoff into coastal waters. To
facilitate the continued delivery of these sediments to the littoral
zone, whenever feasible, the material removed from these facilities
may be placed at appropriate points on the shoreline in accordance
with other applicable provisions of this division, where feasible
mitigation measures have been provided to minimize adverse
environmental effects. Aspects that shall be considered before
issuing a coastal development permit for such purposes are the
method of placement, time of year of placement, and sensitivity of
the placement area.

Section 30236. Channel izations, dams, or other substantial alterations
of rivers and streams shall incorporate the best mitigation measures
feasible, and be limited to (1) necessary water supply projects, (2)
flood control projects where no other method for protecting existing
structures in the flood plain is feasible and where such protection is
necessary for public safety or to protect existing development, or (3)
developments where the primary function is the improvement of fish and
wildlife habitat.

Section 30240. (a) Environmentally sensitive habitat areas shall be
protected against any significant disruption of habitat values, and only
uses dependent on such resources shall be allowed within such areas.

35 - 8-17-83

(b) Development in areas adjacent to. environmentally sensitive habitat
areas and, parks and recreation areas- shall be sited and designed to
prevent impacts which would significantly degrade such areas, and shall
.be compatible with the continuance of such habitat areas.

Section 30607.1. Where any dike and 'fill development is permitted in
wetlands In conformity with this division, mitigation measures shall
include, at a minimum ei ther acquisition of equivalent areas of equal or
greater biological produ ctivity or opening up equivalent areas to tidal
actions; provided, however, that if no appropriate restoration site is
available,: an 'in-lieu f 'ee sufficient to provide an area of equivalent
productive value or surface areas shall be dedicated to an appropriate
public agency,: or such @replacement site shall @be 'purchased before the
dike or f 'ill development may proceed. Such mitigation measures shall not
be required 'for temporary or short-term fill or diking; provided, that a
bond or other evidence of financial responsibility is provided to assure
that restoration will be accomplished in,the shortest feasible time.

In addition, the Coastal Commission has issued Statewide Interpretive
Guidelines for Wetlands and Other Environmentally Sensitive Habitat Areas
(February 4, 1981). These guidelines are intended. to promote consistent,
statewide interpretation of Coastal Act policies. The' Land Use.Plan uses them
in' a discretionary manner consistent with local conditions in Mendocino County
as the foundation, of its policies for natural@habitats and marine resources.

Definitions

Anadromous Fish 'Stream. Fresh water stream used as migration corridor and
spawning and nursery bitat by fish, such as salmon and steelhead trout, that
live most of thei@r adult lives in saltwater.

Development. Section 30106, Coastal Act. "On land, in or under water, the
placement or erection of any solid material or structure; discharge or
disposal of any dredged material or of any gaseous, liquid, solid, or thermal
waste; grading, removing, dredging, mining, or extraction of any materials;
change in the density or intensity of use of land, including, but not limited
to subdivision pursuant to the Subdivision Map Act (commencing with Section
66410 of the Government Code), and any other division of land, including lot
splits, except where the land division is brought about in connection with the
purchase of such land by a public agency for public recreational use; change
in the- intensity of use of water, or of access thereto; construction,
reconstruction, demolition, or alteration of the size of any structure,
including any facility of any private, public, or municipal utility; and the
removal or harvesting of major vegetation other than for agricultural
purposes, kelp harvesting, and timber operations which are in accordance with
a timber harvesting plan submitted pursuant to the provisions of the
Z'berg-Neiedly Forest Practice Act of 1973 (commencing with Section 4511).

As used in this section, "structure" includes, but is not limited to, any
building, road, pipe, flume, conduit, siphon, aqueduct, telephone line, and
electrical power transmission and distribution line."

36 8-17-83

Dunes. Sand formed in hills or ridges by the wind and sometimes stabilized lby
Te-getation. Dunes' are distinct ecosystems -that frequently contain rare,
endangered, protected, or unusual plant and animal species. This highly
specialized habitat can be ' extremely unstable, sensitive to the continuous-
interplay of surf, sand, and wind..

Minor Amendment. Pursuant to Public Resources Code Section 30514(c) and for
purposes of this -article, a minor amendment to a local coastal program
includes, but Js not limited to, the following:

(a) changes in wording Which make the use as designated in the Zoning
Ordibances, zoning district maps or other implementing actions more
spedfic and which do not change the kind, location, intensity, or
dens-ity of use and which are found by the executive director of the
Coastal Commission or the Commission to be consistent with the Land
Use Plan as certified by the Commission.
(b) for-Iannexed or detached areas, certification of Zoning Ordinances,
zoning' district maps or other implementing ac tions where either:

(1) the certified Land Use Plan and zoning designations of the city
and county jurisdictions for the geographic area are
equivalent; or
(2) the Commission has certified proposed pre-annexation zoning for
the annexing jurisdiction.

Pygmy Vegetation. A stunted forest, 2-12 feet in height occurring on soils
allowing little. vegetation growth, such as Blacklock soils, and characterized
by cypresses, ha-iry Manzanita, beach pines, and pygmy Mendocino bishop pines.

Pygmy-type Vegetation. A forest occurring south of the Navarro River, mainly
on Gualala series soils, characterized by stunted vegetation on sites with low
commercial timber value. Plant species include knobcone pines and manzanita.

Riparian Vegetation. Riparian Vegetation associated with the banks, edges or
terrestrial limits of perennial and intermittent streams, rivers, and lakes.

Special Plant Habitat. The approximate location of rare or endangered plant
species as designated by the California Native Plant Society in Inventory of
Rare and Endangered Vascular Plants of California (1980). "Rare" is defined
to mean a plant that is of limited distribution; or that occurs in such small
numbers that it is seldom reported; or that occurs only in very few highly
restricted populations. "Endangered" is defined to mean a plant threatened
with extinction and not likely to survive unless some protective measures are
taken. The California Department of Fish and Game's list of designated
Endangered or Rare plants is also used to identify Rare or Endangered plant
species.

37 8-17-83

Special Treatment Area:. On July' 5, 1977 the California Coastal Commission
designated Special Trea 'tment Areas (STAs) in coastal forest distri-cts. Such a
designation identifies, timberlands where stringent Timber Harvest Plan
requirements and harvesting rules': are'applied fn order to protect the area's
special scenic and natural qualities. (See California Administrative -Code,
Title 14, Section 921..) Special, Treatment Areas were designated in 1977 to
assure the protection of natural and scenic resources, while at the same time
allowing management and orderly harvesting of timber resources, The following
designated Special Treatment Areas are identified in the Mendocino County
Local Coastal Plan:

Usal Creek, Rockport Beach, Hardy@ Creek Knoll, Westport, 'Ten Mile River,
Noyo River, Caspar and Doyle Creeks, Big River, Dark Gulch Albion River,
Navarro River, Navarro to Irish@Beach Terrace, Elk Creek, and Gualala
River.

Special Treatment Areas (STA) include a designated buffer zone along. both
sides of Highway 1 from Ten Mile River to the Sonoma County line., The
designated buffer zone adjacent to this corridor is a 200 foot wide band
running parallel to the first line of trees nearest the road. In no place
does the buffer zone extend more than 350 feet from the shoulder of the road.
(This STA is not shown on the land use plan maps.)

Special Treatment Area buffer zones. were also located adjacent'to all publicly
owned preserves and recreation areas, including national, state, regional,
county and municipal parks. These buffer zones include those forested-areas
within the Coastal zone within 200' feet of all such publicly.owned preserves
and recreation areas.

In addition stre am and lake protection zones have been established by the
Board of Fo;estry within Special Treatment Areas. These are located 150 feet
on each side of perennial streams, and lakes and 100 feet on each side of
intermittent streams.

Although coastal development permits are not required for the majority of
commercial timber harvesting activities, development that requires and is
carried out under such permits shall maximize protection of coastal resources.

Special Wildlife Habitat. The approximate location of animal species
considered to be threatened, rare, endangered, or protected by the California
Department of Fish and Game, or the U.S. Fish and Wildlife Service are shown on
the land use maps. A rare and endangered species is an animal whose existence is
threatened by one or more of the following conditions: the mortality rate
exceeds the birth rate; the species is not capable of adapting to
environmental change; the species habitat is threatened by destruction or
serious disturbance; survival is threatened by the introduction of other
species through predation, competition, or disease; or environmental pollution
threatens the species survival. A protected species is an animal which cannot
be taken or possessed under any permit or license, except when authorized by
the Department of Fish and Game for scientific- research. Threatened species
are defined as those species contained on the list identified as such by the
U.S. Fish and Wildlife Service and the California Department of Fish and Game.

38 8-17-83

Wetlands. Lands which may be covered periodically or permanently with shallow
water, including saltwater marshes, freshwater marshes, open or closed brackish
water marshes, swamps, mudflats,@ and' fens. Wetlands are extremely fertile and
productive environments. Tidal Jlushing from '.the ocean and/or nutrient-rich
freshwater runoff mix to form a 'delicate balance responsible for their
productivity. They function as,nurseries for many aquatic species and serve
as feeding and nesting areas for waterfowl, shorebirds and wading birds, as
well as a few rare and endangered'species.

The edge or upland limit of wetland@ is designated by the California Coastal
Commission guidelines on wetlands As: (a) t 'he boundary between land with
predominantly hydrophytic (adapted to wet conditions) cover and land with
predominantly mesophytic (adapted -to average conditions) or xerophytic
(adapted to dry conditions) cover; (b) the boundary between soil that is
predominantly hydric and soil that' is' predominantly nonhydric; or, in the case
of wetlands without vegetation or soils; (c) the boundary between land that is
flooded or saturated at some time during years of normal precipitation and
land that is not. Areas with drained hydric soils that are no longer capable
of supporting hydrophytes (species, adapted to wet conditions) are riot
considered wetlands.

Coastal Marine Ecosystem. That area and its environs containing a del'icately
balanced environmental system which provides a suitable habitat for local
indigenous and migrating species, Jncluding all life forms in the tidal zones
seaward. The Coastal Marine Ecosystem also is recognized to contain and
provide valuable food resources, economic opportunities, and aesthetic value
to shore-side establishments, residents and the public in general.

Natural Habitat and Resource Protection Issues

"Environmentally sensitive area" means any area in which plant or animal life
or their habitats are either rare or especially valuable because of their
special nature or role in an ecosystem and which could be easily disturbed or
degraded by human activities and developments.

The Coastal Act mandates the preservation of significant natural resources and
habitats. Much of Mendocino's undeveloped coastal zone provides habitat for
diverse species of plants and animals, many of which are vulnerable to
disturbance or destruction from human activities. Particular threats are
posed by unrestri cted recreational use, poor forestry practices, and
increasing development. Existing County and State procedures and ordinances
have frequently been inadequate to ensure the protection of coastal resources.
In the past, the most effective public action has been land acquisition, a
less practical strategy in an era of fiscal austerity, rising land values, and
more vocal opposition to public ownership.

in Mendocino County, environmentally sensitive habitat areas include:
anadromous fish streams, sand dunes, rookeries and marine mammal haulout
areas, wetlands, riparian areas, pygmy vegetation, and habitats of rare and
endangered plants and animals. In addition, several state agencies and
private environmental groups and Local Citizens Advisory Committees have
identified certain resource areas which require protection. These include:

- 39 - 8-17-83

;Resource Areas

:State Parksand.Reserves

SinkyoneMilderness State Park Russian Gulch';State Park
Usal Ranth'Project (proposed trails) Mendocino Headlands State Park
'Westport-Union Landing State Beach Van Damme' State Park
MacKerric,her State Park Dark Gulch Uni-t of Van Qamme
Jug Hand1e.State Reserve State'Park
Caspar Headlands State Beach Greenwood/Elk@Project
Caspar Headlands State Reserve Manchester State Beach

Underwater Parks and Reserves 2

Sinkyone Wilderness State Park Russian Gulch State Park
, (proposed) Mendocino Headlands State Park
MacKerricher State Park (pro'posed)
Jug Handle State Reserve Van Damme State Park
(proposed) Manchester State Beach
Point Cabrillo Reserve (proposed) (Point Arena Rock)

3
Areas of:Special Biological Significance

King Range National Conservation Area
Pygmy Forest Ecological Staircase
Saunders Reef Kelp Beds

Natural Areas (includes a.reas designated by the California Natural Areas
Coordinating Council and designated on Land Use Maps)
Chamise Mountain Primitive Area Mendocino Headlands
Bear Harbor Goat Island
Ten Mile River Marsh Wetlands Big River Estuary
Ten Mile Beach Dunes Russell Redwood Forest
Inglenook Fen Van Damme State Park
Pygmy Forest Areas* Albion River Estuary
Pygmy Forest Ecological Staircase Navarro River Estuary
Caspar Headlands Manchester State Beach and
Pine Grove Bog Vicinity
Russian Gulch State Park Haven's Neck
Salmon Creek Anchor Bay
Albion River Riparian Corridor Big River Riparian Corridor
(streamside band of vegetation) (variable width along edge
Navarro River Riparian Corridor of river from Headlands to
Caspar Graveyard Area of Sitka Spruce the Woodlands - 50' to 2001

40 8-17-83

Grindle Park - Little Lake Road, area between timberland
Mendocino and flow of stream)

*(Habitat value should be determined and scope of area to be preserved, if any
that is not:already publicly owned.)
Special Treatment Areas (designated by California Division of Forestry)

Usal Creek Caspar-Doyle@Creek
Rockport Beach Big River
Hardy Creek Knoll Dark Gulch
Westport Albion River,
Ten Mile River Navarro River
Highway one corridor from Ten Mile Navarro River' to Irish'Beach
River,to Sonoma County Line Terrace,
Noyo River Elk Creek.
Gualala-River
Fishing:Access Points 4

South Kibesillah Fishing Access Loran Station
Noyo River Fishing Access Point Arena Light House
Navarro River Fishing Access Big River
Albion River

5
Areas of Special Biological Im ortance

Heron Rookeries: Hathaway Creek, Albion River, and Fort Bragg
Seabird Rookeries: Iverson Point, Fish Rock, Sea Lion Rocks, Saddle
Point, Goat Rock, White Rock, Gunderson Rock, Nose
Rock , Goat Island, Cottoneva Rock, Chris Rock, Cape
Viscaine Rocks
Osprey Nest Sites: Various
Coastal Wetlands: Hunter's Lagoon, Hathaway Creek, Garcia River,
Gualala River, Brush Creek, Manchester Beach Lagoon,
Elk Creek, Albion River, Navarro River, Big River,
Pudding Creek, Lake Cleone, Sand Lake and Inglenook
Fen, Inglenook Creek Marsh, Ten Mile River, Cott-aneva
Creek, Caspar Creek, Salmon Creek Alder Creek, Noyo
River
Significant California Ecosystem 6

Big River Estuary

41 - 8-17-83

7
Coastal Marine Ecosys em

Mean High Water to State Three.--Mile Boundary

Notes:
T7770esignated by'California Department of Parks and Recreation.
2. Designated by DPR 'in California State Park System Underwater Park's Master
Plan; Point Cabrillo has been designated by the California Department,' of
Fish and Game. Areas are located on the ocean side of area listed. The
status as a park or reserve has yet to be determined by DPR.
3. Designated by State Water Quality Control Board.
4. Designated , by California: Department of Fish and Game, Wi 1 dl i fe
Conservation Board and the South Central Citizens Advisory Committee.,
5. Designated by California Department of Fish and Game
6. Nominated for designation b U.S. Fish and Wildlife Service
y
7. Designated by Mendocino County@Board of Supervisors

The following paragraphs briefly describe the coastal zone's special natural
habitats and their particular problems. Special natural habitats are delineated
on the resource maps.

Anadromous Fish Streams. there are many streams in the County's Coastal Zone
used by Salmon, and steelhead for spawning. The most important anadromous fish
streams, in terms of miles bf use, are the Ten Mile, Noyo, Big, Navarro, -Garcia
and Gualala Rivers. The major floods of 1955 and 1964 caused substantial damage
to fish habitat in some streams through sedimentation, debris dams, stre'ambank
erosion, and loss of streamside vegetation. Recovery has been slow, though
continuing. Timber harvesting, urban development, road construction, and grazing
also have had negative impacts on anadromous fish streams. Of particular concern
are siltation, vegetation removal and chemical pollution.

Development of salmon ocean ranching has serious implications for the local
fishing industry and native fish populations. The artificially raised salmon,
through genetic selection, may tend. to return to the release facility at a
size too small' to be legally caught by commercial fishermen. Local commercial
salmon fishermen are very concerned that the development of an aquaculture
facility for the production of salmon on the North Coast could mean the end of
natural wild salmon as well as the small independent fisherman of areas larger
than three (3) acres in size.

Riparian areas. The Coastal Act mandates the protection of riparian areas,
present regulations are limited in scope: the Department of Fish and Game
monitors stream alteration projects, and the Department of Forestry controls
cutting through the Timber Harvest Plan.

Because of the nature of the coastal biotic communities, the use of indicator
species to define riparian areas in the coastal zone is undependable. Two
kinds of trees in the coastal area, willow (Salix, various species) and alder
(Alnus rubra) often appear along stream banks.

42 8-17-83

Although willow is a reasonably. accurate indicator species, willovi is not
present along all coastal streams.,

Alder, frequently: present along :stream banks, also appears in upland areas
often near seeps or springs. Alder:, which is one of the fastest growing 'and
.hardiest trees along the coast,:also often fills in areas which have been
disturbed by man's activities. ' Although alder is a valuable tree due to its
nitrogen fixing root nodules and'@ its ability to hold stream banks,' in some
situations, alder may become a "pest" tree invading roads*, trails,
agricultural land, and homesites;

Other trees and plants which frequently appear along coastal str'eams and
rivers are wax myrtle, Bishop pine, redwood, Douglas fir, lowland fir,
California blackberry, thimbleberry, salmonberry, Himalayaberry (introduced),
salal, and others.

Natural, other than domesticated vegetation present in a stream bed. or on a
defined stream bank, is considered "riparian" and subject to protection. Fish
depend on riparian plants for shade to keep the water temperature within
tolerable limits. Riparian vegetation also stabilizes the banks, reduces the
rate of erosion, acts as a "filter" for sediment and debris, provides cover
for wildlife, and provides-stream nutrients from leaf litter.

Wetlands. The coastal zone contains saltwater marsh, freshwater marsh, and
gr-ackish marsh, shown on the Resource Maps. The most significant, in terms of
size, variety, and vulnerability to disruption, are at Seaside Creek, Ten Mile
River, Big River, Albion River, Navarro River, Elk Creek, Garcia River, and
Hunters Lagoon. Wetlands, as a single category, are shown on the Land Use
Plan.

The 1975 Coastal Plan called for acquisition of the wetlands at the Ten Mile
and Big Rivers, which the California Department of Fish and Game and the U.S.
Fish and Wildlife Service classified among the most productive in the state.
Both are large and relatively undisturbed, providing essential habitat for
wildlife and migratory birds. Proposals to acquire land at Big River have been
dropped, but California Department of Fish and Game is still considering
acquisition at Ten Mile River.

The rich and productive Garcia River wetland complex includes a close
association of salt, brackish, and freshwater marshes; estuaries, sand dunes,
sand flats, and riparian vegetation. It is one of the few wintering areas for
whistling swans in northern California and, with Hunters Lagoon to the north,
provides an important habitat in the Pacific Flyway for several migratory bird
species.

Inglenook Fen, in an area of funded acquisition as part of MacKerricher State
Park, is a wetland with characteristically waterlogged soils. Fens have
distinctively rich organic soil, in contrast to bogs which have highly acid
organic soil, and marshes which have an inorganic soil base. The origin of
the fen and the rarity of its biotic communities are the subject of a debate
that cannot be resolved by the Coastal Element. However, the fen clearly is
a wetland subject to protection by the Coastal Act.

43 8-17-83

River and Manchester State
Dunes. Dunes adjoin the long beaches at Ten Mile.
Beach. Off road vehicle activity duri.ng 1960's caused a loss of dune vegetation,
and a subsequent measurable increase in the rate of'du'ne advancement in several'
specific locations on the edges of the Ten Mile Dunes'. Although the dunes are'
moving' in some locations, vegetation such as willow and eucalyptus on the
perimeter of the Ten Mile dunes has been shown to retard dune movement and aid in'
stabilization. Since@ human activity on dunes. retards establishment of
stabilizing plants, site investigations are needed to, determine whatlevel of use
should be permitted in,specific dune areas.
Rookeries and Haulout @Areas. Many offshore rocks 'and onshore rocky areas are
important seabird aF-d 'marine mammal rookeries. Five in particular have been
designated as major seabird rookeries because they '.provide habitat for rare
species or have at least 100 nests: Cape Vizcaino,: Goat Island, Devil's Basin
Rocks, White, Rock, and Fish Rock. Sea lions and harbor seals use the offshore
rocks as rookeries as well, particularly at' Laguna 'Point, Goat Island, Sea
Lion Rock, and Fish Rock. These mammals use the , offshore , rocks near Caspar
Headlands, Buckhorn Cove and Devil's Basin as haulout areas--essential for
molting, loafing, evading predators and 'possibly as pupping grounds.
Rookeries and haulout areas are not shown on the Land Use Plan, but appear on
the Habitat/Resources Maps prepared in November 1979.
Pygmy and Pygmy-type Vegetation. .Two types @@of pygmy vegetation exist along
the Mendocino coast. Both are characterized by stunted trees but have
different soil and vegetation types.. True pygmy forests are valuable to
scientists because they are probably the best ,example of a living community in
balance with its ecosystem. Pygmy forest vegetation covers about 1,050 acres
in the. coastal zone, including areas in public ownership at Jug Handle State
Reserve and Van Damme State Park. Pygmy-type, forest accounts for about 1,120
acres, mainly between Pt. Arena and Haven's Neck. Because pygmy vegetation is
found in a section of the coast experiencing development pressures and because
it yields no revenue from agriculture or timber, its preservation has become
an issue. An immediate environmental concern is the ability of pygmy soils to
provide satisfactory leaching fields for septic systems.

Rare or Endangered. Plant and Wildlife Habitat. There are several species of
wildlife within or near the coastal zone officially considered to be rare,
endangered, or threatened, and are protected. These include the Lotis Blue
Butterfly, California Brown Pelican, southern bald eagle, American peregrine
falcon, and the osprey. Such species are sensitive to human disturbance and
pollution. The osprey is parti cul arly vulnerable to timber harvesting
operations, and the Department of Fish and Game has recommended several
policies for protection of its habitat (#52, California State Department of
Fish and Game). In addition, several plant species found in the. coastal zone
have been classified as either rare or endangered. These include Leafy reed
grass, pityopus and-Roderick's fritillary. Habitats of rare and endangered
plants or animals are shown on the Land Use Plan map. These locations are
general; species can and do relocate, so policy 3.1-1 provides for ongoing
investigation of possible local habitats.

44 8-17-83

Throughout all policies pertaining to Habitats and Natural Resources shall run
the continuous theme that natural habitat areas constitute significant public
resources which shall be protected 'not only for: the. wildlife which inhabits
those areas but for the enjoyment of present and future populations of the
State of California.

Symbols identifying rare or endangered plant species and, rare, endangered,
threatened, or protected wildlife species have been placed upon the land use
maps. Extensive areas of the coastal zone which. are reliably thought to be
rich in such habitats, such as the Lost Coast, have onl a few symbols
y
indicating these resources. The symbols printed 'on the land use maps are
informational only and do not denote a definitive identification of these
resources. Additiona1 information. developed or obtained by the County as the
result of future field investigations shall be added to the land use maps in
future amendments or reviews of the Coastal Element.

This Local Coastal Plan represents the commitment of the County of Mendocino
to provide continuing protection and enhancement of its coastal resources. It
is recognized that certain resource areas in this jurisdiction will require
public attention to ensure their protection and enhancement, such as:

- degraded or less than pristine wetlands of any size;
- lands that have a history of potential or productive agricultural uses;
- sensitive coastal resource areas which are suffering some form of
deterioration or development pressures; and
- areas which are appropriate for well-designed visitor-commercial and
recreation facilities.

Coastal Element Policies: Habitats and Natural Resources

3.1-1 The various resources designations appearing on the land use maps
represent the best information available at this time and therefore
create a presumption of accuracy which may be overcome only with
additional information that can be shown to be a more accurate
representation of the existing situation that the information that
has been used to determine these boundaries'. Such showing shall be
done in the context of a minor amendment to the land use plan.

3.1-2 Development proposals in environmentally sensitive habitat areas
such as wetlands, riparian zones on streams or sensitive plant or
wildlife habitats (all exclusive of buffer zones) including, but not
limited to those shown on the Land Use Maps, shall be subject to
special review to determine the current extent of the sensitive
resource. Where representatives of the County Planning Department,
the California Department of Fish and Game, the California Coastal
Commissio.n, and the applicant are uncertain about the extent of
sensitive habitat on any parcel such disagreements shall be
investigated by an on-site inspection by the landowner and/or
agents, County Planning Department staff member, a representative of
California Department of Fish and Game, a representative of the
California Coastal Commission. The on-site inspection shall be

45 8-17-83

coordinated by the County Planning Department and will take place
within 3 weeks, weather and site conditions permitting, of the,receipt
of a written request from the landowner/agent for clarification of
sensitive habitat areas.

If all of the members of this group agree that the boundaries :of the
resource in question should be adjusted: following the ' site
inspection, such development s*hould be approved only upon- specific
findings that the resource as, identified will not be significantly
degraded by the proposed development. If such findings cannot be
made, the development shall be denied or held in abeyance @pending
the final action of the requested plan amendment. Criteria:used for
determining the extent of wetlands and other wet environmentally
sensitive habitat areas are found in Appendix 8 and shall' be used
when determining the extent of wetlands.
3.1-3 All proposed modifications of the Land Use Plan maps shall be based
upon appropriate information, including that obtai-ned from the
special review process described in policy 3.1-1. Any modification
of Land Use Maps will constitute an amendment in accordance with
established local coastal plan procedures. Modifications to Land
Use Maps should be the result of a multi-agency effort.

3.1-4 As required by the Coastal Act, development within wetland areas
shall be limited to:

1. Port facility construction or expansion, Section 30233(a)(1).
2. Energy facility construction or expansion, Section @0233(a)(1).

3. Coastal-dependent industrial facilities such as commercial
.fishing facilities,, construction or expansion, Section
30233(a)(1).

4. Maintenance or restoration of dredged depths or previously
dredged depths in: navigational channels, turning ba-sins,
vessel berthing and mooring areas, and associated- with boat
launching ramps.

5. In wetland areas, only entrance channels for new or ' expanded
boating facilities may be constructed, except that in a
degraded wetland, other boating facilities may be permitted
under special circumstances, Section 30233(a)(3). New or
expanded boating facilities may be permitted in estuaries,
Section 30233(a)(4).

6. Incidental public services purposes, including, but not limited
to, burying cables and pipes or inspection of piers and
maintenance of existing intake and outfall lines.

46 8-17-83

7. Mineral extraction, including '@sand for restoring beaches,
except in environmentally sensitive areas.

8. Nature study purposes and salmon restoration projects.

9. Aquaculture, or similar resource- dependent activities. excluding
ocean ranching. (See Glossary)

In any of the above instances, the diking, filling, or dredging of
open coastal waters, wetlands, estuaries, and lakes, :shall be
permitted in accordance with ' all other applicable prov:is:ions of
this plan. Such requirements shall include a finding that ' there is
no feasible less environmentally damaging alternative and shall
include mitigation measures required to minimize @ adverse
environmental effects, in accordance with Sections 30233 and 30607,
and other provisions of the Coastal Act.

3.1-5 Ocean ranching for production of salmon/anadromous fish shall not
be allowed.

3.1-6 In the wetland portions of Ten Mile River, Big River, development
shall be limited to wetland restoration and nature stud' and salmon
y
res.toration projects.

3.1-7 A buffer area shall be established adjacent to all environmentally
sensitive habitat areas. The purpose of this buffer area shall be
to provide for a sufficient area to protect the environmentally
sensitive habitat from significant degradation resulti-ng from future
developments. The width of the buffer area shall be a minimum of
100 feet, unless an applicant can demonstrate, after consultation
and agreement with the California Department of Fish and Game, and
County Planning Staff, that 100 feet is not necessary to protect the
resources of that particular habitat area from possible significant
disruption caused by the proposed development. The buffer area
shall be measured from the outside edge of the environmentally
sensitive habitat areas and shall not be less than 50 feet in width.
New land division shall not be allowed which will create n'ew parcels
entirely within a buffer area. Developments permitted within a
buffer area shall generally be the same as those uses permitted in
the adjacent environmentally sensitive habitat area and must comply
at a minimum with each of the following standards:

1. It shall be sited and designed to prevent impacts which would
significantly degrade such areas;

2. It shall be compatible with the continuance of such habitat
areas by maintaining their functional capacity and their
ability to be self-sustaining and to maintain natural species
diversity; and

3. Structures will be allowed within the buffer area only if there
is no other feasible site available on the parcel. Mitigation

- 47 8-17-83

measures, such as planting riparian vegetation, shall be req
ui red
to replace the protective values of the buffer area on@the parcel,
at a minimum ratio of 1:1, which are lost as a result of
development under this solution.

3.1-8 The implementation phase of the LCP shall include performance
standards and mitigating measures necessary: to reduce adverse
impacts on wetlands and wetland buffer areas from permitted
developments. Such standards and mitigating, measures shall be
consistent with those recommended in the :California Coastal
Commission's Statewide Interpretive Guidelines for Wetland and
Other Wet Environmentally Sensitive Habitat Areas, adopted
February 4, 1981.
3.1-9 Channelization, dams, or other substantial alterations of rivers
and streams shall be limited to:

1. Necessary water supply projects;

2. Flood control projects where no other method for protecting
structures in the flood plain is feasible and where such
protection is necessary for public safety or to protect
existing development;

3. Developments where the primary function is the improvement of
fish and wildlife habitat which may include salmon restoration
projects.

Where any of these uses are permitted the best feasible mitigation
measures shall be incorporated into the development.

3.1-10 Areas where riparian vegetation exists, such as riparian corridors,
are environmentally sensitive habitat areas and development within
such areas shall be limited to only those uses which are dependent
on the riparian resources. All such areas shall be protected
against any significant disruption of habitat values by requiring
mitigation for those uses which are permitted. No structure or
development, including dredging, filling, vegetation removal and
grading, which could degrade the riparian area or diminish its value
as a natural resource shall be permitted in the Riparian Corridor
.except for:

- Channelizations, dams, or other substantial alterations of rivers
and streams as permitted in Policy 3.1-9;

- pipelines, utility lines and road crossings, when no less
environmentally damaging alternative route is feasible;

- existing agricultural operations;

- removal of trees for disease-control, public safety purposes, or

48 8-17-83

for firewood for the personal use of the property owner at his or her
residence. Such activities shall be subject to restrictions to protect
the habitat values.

3.1-11 The implementation phase of the LCP shall include performance
standards which shall be consistent with California Coastal
Commission's Statewide Interpretive Guidelines for Wetlands and
other wet Environmentally Sensitive Habitat Areas dated February 4,
1981, and required mitigation measures applicable to allowable
development within Riparian Corridors. These standards and measures
shall minimize potential development impacts such as increased
runoff, sedimentation, biochemical degradation, increased stream
temperatures and loss of shade caused by development. When
development activities require removal or disturbance of riparian
vegetation, replanting with appropriate native plants shall be
required at a minimum ratio of 1:1.

3.1-12 Vehicle traffic, exclusive of that necessary for conducting timber
harvest plans . and farm implements, in wetlands and riparian areas
shall be confined to roads. Multi-use non-motorized trails and
access to riparian areas are permitted if no long-term adverse
impacts would result from their construction, maintenance and public
use. Trails should be---made from porous materials.

3.1-13 All diking, dredging, and filling activities shall comply with the
provisions of Sections 30233 and 30607.1 of the Coastal Act.
Dredging, when consistent with these provisions and where necessary
for the maintenance or restoration of the tidal flow and continued
viability of the wetland habitat, shall be subject to the following
conditions:

- Dredging shall be limited to the smallest area feasible; shall be
modified by mitigation measures to lessen environmental
disruption; and shall maintain or enhance the functional capacity
of the wetland.

- Dredging in breeding and nursery areas and during periods of
fish migration and spawning shall incorporate all mitigation
measures recommended by the Department of Fish and Game to assure
maximum protection of species and habitats.

- Designs for dredging and excavation projects shall incorporate all
mitigation measures recommended by the Regional Water Quality
Control Board and regulated to prevent unnecessary discharge of
refuse, petroleum spills, and dispersal of silt materials.

3.1-14 Dredge spoils shall not be deposited in areas subject to tidal
influence unless they are suitable for beach replenishment. In such
case, they shall be transported for such purposes to appropriate
beaches or into suitable longshore current systems. Dredge spoils
shall not be deposited in areas where public access would be
significantly adversely affected, or in riparian areas or wetlands.

49 8-17-83

3.1-15 Dunes shall be preserved and protect4as Environmentally sensitive
habitats for scientific, educational and passive recreational uses.
Vehicle traffic shall be prohibited. Where public access through.
dunes is permitted, wel 1 -def i ned footpaths or other means of,
directing use and minimizing adverse impacts shall be developed an6,
used.
New development on dune parcels shall be located in the least@@
environmental damaging location and shall minimize the removal of:
natural vegetation and alteration of natural landforms. No new@
parcels shall be cre 'ated entirely within sand dune habitat. One:
housing unit shall be authorized on every legal parcel existing on@
the date of adoption of this plan, provided that adequate access,:
water, and sewage disposal capacity exists and that the proposed
development is consistent with all other applicable policies of this
Coastal Element and meets all applicable health standards.
3.1-16 All dune landowners whose property is subject to dune encroachment
shall be allowed to take actions necessary' to protect existing
structures after obtaining a Coastal Development Permit.

Such actions may include removal of sand, construction of fences or
walls to impede sand movement, and plantingr-of vegetation for dune
stabilization. These projects shall be.subject to provisions
regarding sand extraction, and shall be processed under conditional
use procedures. Appropriate public agencies that either own large
portions of the dunes or that can provide soil conservation advice
and assistance should be-invited to participate in necessary dune
stabilization projects.

3.1-17 All applications for sand removal, mining or gravel extraction
operations on land or in stream beds within the Coastal Zone shall be
subject to a Coastal Development Permit. Detailed extraction and
restoration plans shall be submitted as part of all required
applications. Responses shall be obtained from appropriate referral
agencies, including the State Lands Commission, California
Department of Fish & Game, Regional Water Quality Control Board and
U.S. Army Corps of Engineers, and this data considered in developing
any necessary conditions for approval. All approved operations
shall be carefully monitored to ensure protection of wildlife and
plant habitats and-to prevent any degradation of coastal resources.
Time limits of up to five years shall-be placed upon all such
permits to allow for periodic public and agency review of mining
operations. Performance bonds shall be required to ensure proper
restoration of the sites. Operations existent by vested rights
shall not require a Coastal development permit.

All mining,-gravel extraction and sand removal operations in the
coastal. zone shall be subject to the following standards:

1. Shall prevent siltation and other sources of pollutants that

50 8-1.7-83

might enter streams by requiring@silt traps or other approved
methods for controlling potential pollutants and runoff from
each operation;

2. Shall be conducted during times of the year which will have the
least adverse impacts on fish and wildlife resources;

3. Shall not be conducted on vegetated bars or dunes;

4. Shall minimize disturbance to stream banks and shall
incorporate measures necessary to prevent increased erosion
as a result of the project;

5. For all projects larger than the removal of 1,000 cubic yards
per year shall prepare and submit a reclamation plan of the
project site which may be approved prior to issuance of the
permit and shall be carried out at such time as designated on
the permit. For projects invol[ving the removal of less than
1000 cubic yards, a reclamation plan shall not be required to
protect coastal resources by mitigating adverse impacts on
coastal resources if a categorical exclusion has been granted
to the County by the Coastal Commission.

3.1-18 Public access to sensiti,ve wildlife habitats such as rookeries or
haulout areas shall be regulated, to insure that public access will
not significantly adversely affect the sensitive resources being
protected.

Development within buffer areas recommended by the California
Department of Fish and Game to protect rare or endangered wildlife
species and their nesting or breeding areas shall meet guidelines
and management practices established by the Department of Fish and
Game, and must be consistent with other applicable policies of this
plan.

3.1-19 The follo 'wing activities and facilities shall be permitted in
estuaries, consistent with applicable policies of this plan:

1. Expansion of existing port or harbor facilities on the Noyo and
Albion Rivers.

2. Expansion of coastal dependent- industrial facilities, such as
commercial fishing facilities on the Noyo and Albion rivers.

3. Existing navigational channels may be maintained to existing
depths.

4. Expansion of dredged areas in either length, width or depth
shall be contingent upon the finding that the proposed
expansion will have only minimal adverse environmental effects
and that the expansion is necessary to support a coastal
dependent use.

- 51 8-17-83

5. Existing dredged areas shall be allowed to be maintained to
designed conditions.

6. New or expanded boating facilities shall be limited to entrance
channels in wetlands, upon the finding that they are required
by,a coastal dependent use.

7. Continued mainten 'ance of dredge disposal sites and continued
use of Noyo Spoil,disposal site should be permitted.

8. New or expanded energy facilities except those related to
offshore,oil development.

9. New or expanded boating facilities.

10. Incidental public service purposei including but not limited
to,, burying cables and pipes or inspection of piers and
maintenance of existing intake and outfall lAnes.

11. Restoration purposes.

12. Nature study, aquaculture, or similar resource dependent
activAties except ocean ranching of anadromous fish.

3.1-20 Soil constraints to conventional septic tank and leach field systems.
such as those on Noyo and Blacklock soils and similar soils shall be
recognized, and the use of alternative systems shall be encouraged.
Water quality control regulations shall be enforced. Mendocino
County Department of Environmental Health shall be directed to
assess the ability of Noyo/Blacklock soils and soils with similar
development constraints to accommodate new- development, without
adverse impacts, to either the ecosystem or water quality affecting
existing residents. Mendocino C6unty Department of Environmental
Health shall use the available U.S.D.A. SCS Soils Maps and the Water
Quality Control Board documents to assess the cumulative impacts of
sewage disposal systems in evaluating these development constraints.

Limit new development on soil types characterized by pygmy and
pygmy-type vegetation to a low density (defined as 2 to 5 acres) as
consistent with County Department of Environmental Health
recommendations. Within two years of the adoption of the Local
Coastal Plan and, at regular intervals thereafter, the Mendocino
County Department of Environmental Health shall report any adverse
impacts from new development in areas of pygmy and pygmy-type
vegetation. If adverse impacts have occurred, further limits on new
development shall be imposed pending mitigation measures. The
County shall request that the U.S.D.A. SCS Soils mapping project be
completed as soon as possible.

3.1-21 "Pygmy forests are unique ecosystems which may contain species
of rare or endangered plants and therefore maybe environmentally

52 8-17-83

sensitive habitat areas".

New development on parcels with pygmy vegetation shall be located in
the least environmentally damaging location and shall minimize the
removal of native vegetation and alteration of natural landforms.
Within- one year of the adoption of the Local Coastal Plan, Mendocino
County shall correct the Land Use and Habitat/Resources maps to reflect
those specific habitat areas. After maps have been corrected,
designations of specific areas of pygmy forest for habitat protection
shall "be considered based on qual 'ity of habitat, suitability for
scientific -and educational study, and presence of rare and/or
endangered plants.

Landowners and adjacent property owners of any such proposed area shall
be informed before :the designation of any specific area, and
implementatlon of any mitigation measures.

3.1-22 Mendocino County should support a brush management program to
control gorse, scotch broom, pampas grass,. and other introduced
plant pests with emphasis on those areas where brush is a fire
hazard. Fire and/or mechanical means of pest control shall be
preferred.

3.1-23 Private property owners protecting endangered plant habitats should
receive county recognition and receive some award for thei r
contribution to this environmental effort.

3.1-24 Any development within designated resource areas, if not
speci f i cal ly addressed by other policies, shall be carefully
reviewed and established' in accord with conditions which could allow
some development under 'mitigating conditions but would assure the
continued protection of the resource.

3.1-25 The Mendocino Coast is an area containing many types of marine
resources of statewide significance. Marine resources shall be
maintained, enhanced and, where feasible, restored; areas and
species of special biologic or economic significance shall be given
special protection; and the biologic productivity of coastal waters
shall be sustained.

3.1-26 In order to protect, enhance, restore and preserve the Coastal
Marine Ecosystem within the 3-mile limit, oil. and gas related
development shall not be permitted within the entire stretch of the
Mendocino County coast from the Sonoma County line northward to
Humboldt County line and extending from the mean high tide seaward
to the 3-mile (state) limit. Except as provided for under 3.1-27.

3.1-27 Offshore exploration and development of, or for mineral extraction,
including but not limited to petroleum products, that cannot be
adequately mitigated to insure that no loss, injury or degradation of
the Natural Resource Area (Coastal Marine Ecosystem), and as defined in
Section 3.1 will occur and is therefore prohibited. Any application

53 - 8-17-83

for same shall be received as an LCP Amendment, and in order to be
approved, such application shall insure that adequate mitigation
will be attainable.

:3.1-28 Clearance of trash and accumulated debris from coastal streams and
the improvement of these streams.for water supply, recreational use
and fishery restoration are,projects which are vital to the economic
and biologic health of the Mendocino Coast and shall be encouraged
whenever possible.

@3.1-29 Section 30519(b) of the Coastal Act recognizes in this Coastal
Element that the Coastal Commission retains primary permit authority'
to issue coastal permits for a1l development proposed on tidelands,
submerged lands, or public trust lands, whether filled or unfill.ed,
that are located in the coastal zone.

@3.1-30 The California Department of Fish and Game*shall be requested to
maintain and augment mapped inventory: of all rare, endangered,
threatened and protected plant and wildlife habitats on the Mendocino
coast based on up-to-date survey information. Symbols indicating rare
or endangered plants and wildlife are placed on the Land Use Maps@ to
generally locate listed species and will be pinpointed as necessary' to
prevent degradation prior : to issuing any development permit.
Furthermore, the Department of Fish and Game is requested to work with
the county during the planning and permit process to evaluate the
significance of mapped sites as they apply to individual development
applications.

3.1-31 Vehicle traffic shall be prohibited from all public beach areas except
for emergency purposes and maintenance unless specifically designated
for vehicular use.

3.1-32 Structures or projects involving a diversion of water from streams
appearing as dotted or dashed blue lines on 7.5 minute U.S.G.S.
quadrangle maps shall be sited and designed to not impede upstream
or downstream movement of native fish or to reduce stream flows to a
level which will have a significant adverse affect on the biological
productivity of the stream and its associated aquatic organisms.

54 8-17-83

3.2 AGRICULTURE

Coastal Act Requirements

The Coastal Act establishes agriculture as a priority use:

Section 30241. The maximum amount of prime agricultural land shall be
maintained in agricultural production to assure the protection of the
areals agricultural economy, Iand conflicts shall be minimized between
agricultural and urban land uses through all of the following@

(a) By establishing stable boundaries separating urban and rural
areas, including, where necessary, clearly defined buffer areas
to minimize conflicts between agricultural and urban uses.
(b) By limiting conversions' of agricultural lands around the
periphery of urban areas to the lands where the viability of
existing agricultural , use is already severely limited, by
conflicts with urban uses or where the conversion- of the lands
would complete a logical and viable neighborhood and contribute to
the establishment of a stable limit to urban development.
(c) By permitting the conversion of Agriculture land surrounded by
urban uses where the conversion of the land would be consistent
with Section 30250.
(d) By developing available lands not suited for agriculture prior
to the conversion of agricultural lands.
(e) By assuring that public service and facility expansions and
non-agricultural development do not impair agricultural
viability, either through increased assessment costs or
degraded air and water quality.
(f) By assuring that all divisions of prime agricultural lands,
except those conversions approved pursuant to subdivision (b)
of this section, and all development adjacent to prime
agricultural lands shall not diminish the productivity of Such
prime agricultural lands.

Section 30242'. All other lands suitable for agricultural use shall riot
be converted to non-agricultural uses unless (1) continued or renewed
agricultural use is not feasible, or (2) such conversion would preserve
prime agricultural land or concentrate development consistent with
Section 30250. Any such permitted conversion shall be compatible with
continued agricultural use on surrounding lands.

Definitions

Agricultural Land. Prime agricultural land as defined below, land in existing
agricultural use, land with agricultural potential, or lands under Williamson
Act contracts. Plant crops include food and forage crops and nurseries. Animal
raising includes grazing, stock raising activities, and feed lots.

55 - 8-17-83

Prime Agricultural Lands. Coastal Act Section 30113 and Section 51201 of the
California PublitResources Code define prime agricultural land as:
All land which qu'alifies for rating as Class I or Class II in the Soil,
Conservation Service land use capability classifications.

Land which qual'ifies for rating 80 through 100 in the Storie Index Rating.

Land which supports livestock used for the production of food and fiber and
which has an annual carrying capacity equivalent to at1east one animal unit
per acre as defined by the United States Department of'Agriculture.
Land planted with fruit or nut-bearing trees, vines, b6shes,@ or crops 'which
have a nonbeari:nq period of less than five years and which will normal.ly
return during the commercial bearing period on an annual bas:is from th:e
production of unprocessed agricultural plant production notless than $200
per acre.
Feasible Agricultural Use. Section 30242 prohibits conversion to
nonagricultural uses unless "continued or renewed agricultural use is not
feasible" or if it "would preserve prime land or concentrate development."
Section 30108 . defines feasible as capable of being accomplished in a
successful @manner within a reasonable period of time, taking into account
economic, environmental, social, and technological factors.'
Williamson :Act Land. This legislation, also called: the California Land
Conservation Act of 1965, was enacted to preserve the maximum amount of prime
agri cul tural- land. Agricultural preserves may be . established through
contracts between owners of agricultural land and a city or county. Under an
agricultural preserve designation, property taxes are 'based on agricultural
yield rather than speculative land value; in exchange, owners accept a
ten-year restriction on use of their property. This restriction is
automatically extended each year unless the owner gives notice of nonrenewal.
Type I preserves are prime agricultural lands and intensive cropland uses;
Type II are non-prime agricultural lands and grazing and dairy uses. The
County has updated their existing agricultural preserve ordinance to allow for a
Type III agricultural preserve.

The County's current zoning ordinance specifies that Type II agricultural
preserves shall not consist of less than 100 acres, unless the Board of
supervisors finds that "smaller preserves are necessary due to the unique
characteristics of the agricultural enterprises in the area..." The Board of
Supervisors frequently has permitted small parcels, ranging from 10 to 40
acres, to be designated Type I agricultural preserves, particularly if these
small parcels are adjacent to existing Williamson Act land. The Board of
Supervisors has not permitted the designation of . small parcels as Type II
preserves, since large acreages are thought necessary to maintain an
economically viable ranching operation.

Agricultural Uses. Are defined as uses of land to grow and/or produce
agricultural commodities for commercial purposes, including: Production or

56 8-17-83

by-products of; poultry, cattle, sheep, goats, rabbits, fish, frogs, horses
and other livestock; production of hay, grain, silage, vegetables and nursery
products; assestory, structures or other uses pertinent and necessary to the
operation of agricultural uses including; barns, fences, stable.' corrals,
coops and pens.:

Agricultural Issues

Coastal terraces -and bottom land historically were farmed in small units by
families dependent on agriculture for their livellhood'. Potatoes, truck
crops, hogs, poul ,try, beef cattle and dairies did wel,l and farm products were
sold both locally and outside the area. However, . in the past .30 years,
'government regulations and technological changes in food processing and
trucking have encouraged large-scale, centralized agricultural operations,
ill-suited to the coast's small areas of prime soils, re'latively small land
holdings, @and family-run enterprises. Since the late .1960's, commercial
coastal agriculture has consisted primarily of livestock and dairy Jarms and
flower and plant nurseries.

Several physical and market factors limit agricultural production in the
coastal zone, including insufficient soil depths; excessive or irregular
drainage; lack of water; a cool climate; predation of livestock; isolation
from agricultural support services; limited labor availability; and small
parcels.

About 3,500 acres of land in the coastal zone are tilled, irrigated or
cropped, mostly for forage. Milk production has been reduced to three
dairies, and former dairy operators are raising replacement dairy heifers.
There are .40 livestock operators in the coastal zone, ' raising 1,200 head of
beef and 4,300 sheep. However, only one quarter of these farms are operated
as the full-time occupation of their owners. Full-time operations are
concentrated between Elk and Point Arena, where the largest areas of prime
soils are found. Elsewhere, highly productive soils are found only in small
patches, rendering full-time farming uneconomical at this time. North of the
Navarro River, agricultural activity has been affected by residential
development. This trend is not significant in the Point Arena area, but some
farmers, uncertain about the continued viability of agriculture in the coastal
zone, may have deferred capital investment. The land use policies of the
Coastal Element, with its emphasis on the preservation and enhancement of
agriculture, should encourage these landowners to maintain their farms in
production.

Coastal agriculture includes several nurseries principally raising fuchsias,
azaleas, and rhododendrons. Forty acres near Caspar supports daffodils,
suggesting a potential for a bulb industry similar to that in Del Norte
County. Many farms sell produce, locally and many residents are industrious
part-time fruit and vegetable farmers.

For raising sheep and cattle, the minimum parcel size required to support an
operator varies from year to year, depending upon livestock prices.

57 - 8-17-83

Only 10 ranches have "full-time" - acreage and are operated :as a principal,
source of income. M'inimum parcel @sizes for field crops are smaller-about 10@
acres of specialty vegetables and, general crops is sufficient to realize a@
return on the cost of production and labor. Marketing. is a primary
constraint: a few growers could @satu@rate the local market, while a 1arge,
total @: acreage' (perhaps as many as *. 1 ,000 acres of a crop such as brussel
sprouts) would be necessary to mak Ie 'marketing outside the County economi:cally'
feasib:le.

There 'are two main barriers to assembling parcels of a size sufficient for',
profitable, full-time farming. : ' Land division and- conversion.. to-
non-ag'ricultural uses has progressed ':in certain sections of the coast to the,:
point 'that consolidation to raise livestock is no longer practical. In other'
areas, property owners, anticipating subdivision of their Williamson. Act,
lands, ask high prices of would-be buyers.

However, the outlook for coastal agriculture in Mendocino may not be as ' bleak
as the previous discussion implies. Small'-scale or part-time farming could
become more practical if current agricultural trends change. Energy costs
could increase to the point that local production of food becomes competitive.
I.ndeed, many residents stress that coastal agriculture is not dead but growing
in directions other than toward large-scale, one-crop farming.

Offering Williamson Act tax benefits to small agricultural parcels is seen, by
many residents as a potential means of encouraging local agriculture.
Although the Board of Supervisors has accepted parcels as small as 10 acres ' at
a few locations, allowing small parcels that are primarily used for rural
res.idential purposes into an' agricultural preserve could invite a legal
challenge. The County has received few applications for Williamson Act
contracts from coastal property owners. since Proposition 13 diminished
potential tax benefits. However, if there is a dramatic rise in the assessed
value of coastal land when ownership changes, Williamson Act contracts will
become increasingly attractive.

Coastal Element Policies: Agriculture

3.2-1 All agricultural land use, as represented within the agriculturally
designated boundaries 'on the land use maps, shall be designated AG
40 or RL 160 for the purpose of determining density. This is
consistent with County General Plan designations.

This will support continued coastal agriculture use. One housing
unit will be allowed for each existing parcel. Additional dwellings
for resident agricultural workers shall be considered as conditional
uses, subject to the provisions of this plan.

3.2-2 An owner requesting agricultural preserve status under a
Williamson Act contract shall meet the requirements of the County
Agricultural Preserve Ordinance. (See Appendix A 11)

3.2-3 If legislation permits any public agency to acquire agricultural

58 8-17-83

land, this :plan would urge that such acquisition should be carried out
only if the property owner is a willing seller. This policy protects
existing agricultural operations by limiting public acquisitions of
viable agricultural operations.

3.2-k Zoning regqlations shall hot discourage compatible activities
that enhance the economi . c. viability of an agricultural operation.
These may include cottage:' industry, sale of farm products, timber
harvesting, not subject@ to the Forest Practices Act and limited
visitor accommodations at -locations specified in the plan. Visitor
accommodations shall be' 'Secondary to the agricultural activity;
Proposed projects shall, be subject to a conditional use permit.
Granting of the permit shall require affirmation findings to be' made
on each of the following standards. The project shall:

- maximize protection of environmentally, sensitive habitats;
- minimize construction of new roads and other facilities;
- maintain views from beaches, public trails, roads and
views from public viewing areas, or other recreational areas;
- ensure adequacy of water, sewer and other services;
- ensure preservation of the rural character of the site; and
- maximize preservation of prime agricultural soils.
- ensure existing compatibility by maintaining productivity of on
site and adjacent agricultural lands.

No permit shall be issued to convert prime land and/or land under
Williamson Act to non-agricultural uses, unless all of the following
criteria are met:

1. all agriculturally unsuitable lands on the parcel have been
developed or determined to be undevelopable; and
2. agricultural use of the soils can not be successfully continued
or renewed within a reasonable period of time, taking into
account economic, environmental, social, and technological
factors (Section 30108 of the Coastal Act); and
3. clearly defined buffer areas are developed between agricultural
and non-agricultural uses (see Policies 3.2-9, 3.2-12 and
3.2-13); and
4. the productivity of any adjacent agricultural lands is not
diminished, including the ability of the land to sustain dry
farming or animal grazing; and
5. public service and facility expansions and permitted uses do
not impair agricultural viability, either through increased
assessment costs or degraded air and water quality; and
6. in addition, for parcels adjacent to urban areas, the viability
of agricultural uses is severely limited by conflicts with
urban uses, and the conversion of land would complete a logical
and viable neighborhood and contribute to the establishment of
a stable limit to urban development.

3.2-5 All other lands suitable for agricultural use shall not be converted
to non-agricultural uses unless (1) continued or renewed

59 - 8-17-83

agricultural use is not feasible, or (2) such 'conversion would preserve
prime agricultural land or concentrate development consistent with
Section 30250. Any such permitted conversion shall be compatible with
continued agricultural use on surrounding lands.:

3.2-6 Existing agricultural ponds constructed to store-wAter for irrigation,
fire protection'or livestock shall not be classified as wetlands or
regulated as such. Future proposals for agricultural ponds which
involve the use-of streams for their water source and may also involve
or affect extensive areas of riparian vegetation shall be subject to
conditional use Oermit review.

3.2-7 Current agricultural use of seasonal wetlands shall be recognized
and allowed to continue. In instances where. existing agricultural
practices have a detrimental effect upon. wetland areas, every
attempt shall be made by the concerned property owner and
responsible public agencies to mitigate the impact. Expansions of
existing agricultural operations involving cultivation or
construction of drainage systems i n'to wetlands shall not be
permitted.

3.2-8 The County should implement an effective dog and coyote control
program to reduce predation levels. Stringent regulations applying
to public and private development proposals and signs designating
special dog control zones shall be used as necessary.

3.2-9 In order to minimize agricultural-residential conflicts, land
divisions or site plans in a residential area shall not result in a
residential structure being closer than 200 feet from a parcel
designated for agricultural use unless' there is no other feasible
building site on the parcel.

3.2-10 The County should actively seek technical*and marketing assistance
to aid agricultural landowners wishing to intensify production,
including livestock forage, truck crops formerly produced in the
area, and potential new crops such as -bulbs and agricultural
products from small farms used intensively.

3.2-11 Light and local scale agriculture, is defined in the Coastal Element
Glossary and shall be recognized as a principal use in the Rural
Residential and Remote Residential land use classification in the
Coastal Zone.

3.2-12 Limit residential uses and subdivisions adjacent to Type I Ag Preserve
land to a low density standard to provide a buffer to minimize the
conflicts between agricultural operations and residential land uses.
New parcels created adjacent to an Ag Preserve shall be limited to a
five (5) acre minimum. For parcels beyond the 5-acre minimum buffer
(parcels which would be separated from the Ag Preserve by the buffer),
the minimum parcel size would be dictated by the General Plan Land Use@
classi f i cation.

60 8-17-83

If parcels adjacent to Type 1, Ag Preserve are designated Clustering
(:C) or Planned Development (':PD), the density will be dictated by
the General PI an Land Use classification . provided that the
residential development is located not closer:than 200 feet from the
property line(s) of the protected agricultural' resource or at the
farthest feasible point from said property line(s). For residential
development within 200 feet of the agricultural parcels(s), density
shall not exceed one dwelling unit per 5 acres. (There shall be a
minimum of 5 acres of lot area for each dwelling unit located within
the 200-foot limit). Approval of any l'ahd divisions shall be
consistent with Policy 3.9-2 and only when' the creation of new
parcels at the proposed acreages will not adversely affect the long
term productivity of agricultural lands.
3.2-13 Limit residential uses and subdivisions adjacent to Type Il Ag Preserve
to a low density standard to provide a buffer to minimize the conflicts
between agricultural operations and residential land uses. New parcels
created, adjacent to an Ag Preserve 'shall be limited to a ten (10) acre
minimum. For parcels beyond the 10-acre-minimum buffer (parcels which would
be separated from the Ag Preserve by the buffer), the minimum parcel size
would be dictated by the General Plan Land Use classification.

If parcels adjacent to Type II Ag Preserve are designated Clustering
(:C) or Planned Development (:PD), the density will be dictated by the
General Plan Land Use classification :provided that the residential
development is located not closer than 200 feet from the property
line(s) of the protected agricultural resource or at the farthest
feasible point from said property line(s). For residential development
within 200 feet of the agricultural parcel(s), density shall not exceed
one dwelling unit per 10 acres. (There'shall be a minimum of 10 acres
of lot area for each dwelling unit located within the 200-foot limit).
Approval of any land divisions shall be consistent with Policy 3.9-2
and only when the creation of new parcels at the proposed acreages will
not adversely affect the long term productivity of agricultural lands.

3.2-14 Where the lands west of Highway 1 are designated Rangeland or
Agriculture, no vertical or lateral blufftop access shall be required
at this time if it is found that the effects of the proposed access
could not be mitigated and therefore would adversely affect the
agricultural operation. Should the Agricultural use of the land be
changed or augmented by use or uses other than Agriculture then offers
for vertical and lateral access shall be obtained consistent with
Policy 3.6-5.

61 8-17-83

3.3 FORESTRY@AND SOILS RESOURCES

Coastal Act Requirements
The Coastal Act protects timberlands for timber production'. The Coastal@ Act
requirements do not overlap or conflict with timber ha ,rvest.ing practices
regulated by the California Division of Forestry.

Section 30243. The long-term, productivity of soils and timberlands shall
be protected, and conversions of coastal commercial timberlands in units
of commercial size to other uses or their division into units 'of
noncommercial size shall be limited to providing for necessary timber
processing and related facilities.

Section 30106. "Development" means ... the removal or harvesting of major
vegetation other than for agricultural 'purposes... and timber operations
which are in accordance with a timber *harvesting plan submitted pursuant
to the provisions of the Z'berg-Nejedly Forest Practice Act of 1973.

Section 30417 of the Coastal Act. Provided for the Coastal Commission to
identify special treatment areas within the coastal zone and to make
"recommendati-ons designed to assist the State Board of Forestry in adopting
rules and regulations which adequately protect the natural and scenic
qualities of such special treatment areas."

Definitions

Coastal Commercial Timberland. Two definitions are used in California law.
The Coastal Element employs 7 third definition suited to administration of the
Land Use Plan.

In Gov. Code Sec. 51100 on TPZ eligibility, "Timberland" means privately owned
land, or land acquired for state forest purposes, which is devoted to and used.
for growin g and harvesting timber, or timber and compatible uses, and which is
capable of producing an average annual volume of wood fiber of at least 15
cubic feet per acre.

In Public Resources Code 4526 on Board of Forestry management purposes,
"Timberland" means land, other than land owned by the federal government, and
land designated by the Board of Forestry as experimental forest land, which is
available for, and capable of, growing a crop of trees of any commercial
species used to produce lumber and other forest products, including Christmas
trees.

For the Coastal Element, commercial timberland is defined as coastal (mixed
coniferous) or redwood forest on sites rated IV or better. Resources maps
delineating timberland for the Coastal Element were prepared from 1951
Soil-Vegetation Maps, California Division of Forestry and May, 1976 NASA U-2
color infrared photography. When new soils maps have been completed, they
will replace the 1951 Soil-Vegetation Maps for the purpose of determining
Coastal Commercial Timberland.

62 8-17-83

Timber Site Designations. The U.S. Forest Service and the California Department
of Forestry have developed rankings for timberland areas based on the height that
the dominant species reach at 100 years. The sites@ are classified in terms, of
their productive capability, i.e., the potential for growth and volume of
deliverable timber. The classification system designates sites by Roman numerals
in the following manner:

Timber Height at
Site 100 Years Productive
Designation (Feet) Capability

1 200 extremely high
11 170 very high
111 140 high
IV 110 medium
V 80 low

Coastal Timberland Unit of Commercial Size. See discussion under "Issues."

Conversion means the transforming of timberlands to uses other than timber
growing.

Timber processing and related facilities include sawmills, pulp mills, veneer
mills, other timber processing plants, log decks, by-product storage sites,
and related operating areas required for product processing.

Timberland Preserves Zone (TPZ). In 1976, the California Legislature passed
Th-ePberg-Warren-Keene-Collier- Forest Taxation Reform Act (AB. 1258) to
preserve commercial timberland and lessen pressures for conversion by changing
the method of timberland taxation. AB 1258 required the County to establish
zoning districts within which only timber harvesting, the production of forest
products, and compatible uses are permitted and within which taxes levied
against the land are based on the timber yield rather than on the value of
standing timber. Compatible uses are defined as uses which do not
significantly detract from growing and harvesting timber, including but not
limited to:

- Management for watershed;
- Management for fish and wildlife habitat or hunting and fishing;
- Roads, landings, log storage areas, or other uses integrally related to
the growing, harvesting and processing of forest products;
- Erection, construction, alteration, or maintenance of gas, electric,
water, or communication transmission facilities;
- Grazing.

In Mendocino County, the minimum TPZ parcel size specified by the zoning
ordinance is 160 acres, but smaller adjoining parcels, a few smaller than 40
acres, were placed in the TPZ when the County Assessor prepared the initial
property lists in 1977 and 1978. Since that time, no parcels have been added
or removed from the TPZ because zoning changes are not permitted until the new
General Plan is adopted.

- 63 8-17-83

As rezoning occurs in the County, owners of eligible land can request ihclusion@'
in the TPZ. An owner wishing his property removed from the TPZ must- obtain.
rezoning from the Board of Supervisors following a public hearing and then must@
wait 10 years or, if permission for immediate withdrawal is granted, by the Board'
of Supervisors and Board of Forestry, pay a tax penalty.

Forestry Issues

Commercial. timberland outside state parks covers 26 percent of the coastal
zone. The forest. products industry is the Mendocino coast's 1argest single
employer, accounting for about 1,550 jobs in 1979. Large industrial forest
products companies, including Georgia-Pacific, Lousiana-Pacific,. and Masonite,
own 3/5 of the private timberland between the Humboldt County: line and Elk.
Sixty percent of the private acreage is in TPZ and is assumed by the plan to
be committed to management as timberland. For the remaining 141200 timberland
acres outside the TPZ, the Coastal Element must include a policy to limit
division and conversion to other uses. If owners of 'timberlands smaller than
160 acres are to be prevented from converting their lands, it is reasonable
that they be accorded the s.' ame tax benefits as owners of larger properties,
now eligible for TPZ status.

Preservation of Commercial Timberland Units. Conversions of timberland are
regulated by the State Board of FuFe-stry (BOF). Regardless of zoning, an
owner wishing to convert more than three acres of commerc-ial timberland after
harvesting but before meeting mandated stocking standards must file an
application with the BOF and meet California Environmental Quality Act (CEQA)
requirements. In reviewing the conversion application, the BOF considers such
factors as the value of the timberland, potential adverse impacts on nearby
timber or open space land, environmental constraints, and the feasibility of
the proposed and new use. The BOF generally has approved applications for
conversion unless strong objections are raised during the environmental review
process.

Within the coastal zone, conversion of commercial timberland is subject to
further restriction by the BOF. Section 1103.7 of the California
Administrative Code, effective July 13, 1980, allows conversion of coastal
commercial timberland only if:

- such conversion will not introduce or significantly intensify uses that
are incompatible.with timber growing on adjacent parcels, (per Cal.
Admini-strative Code Section 1103.7)

- the parcel is not within 500 feet of a TPZ parcel, or

- the parcel proposed for conversion is in a unit of noncommercial size
when such size is not more than 15 acres.

The Coastal Act calls for protection, but even if there were no limitation on
conversion, little existing timberland could be put to another use consistent
with the coastal zone's environmental limitations and highway capacity.

64 8-17-83

Thus conversions of parcels larger than 15 acres are not to be permitted, but:
local policy could limit conversions still further. The BOF could vary its.
requirements if a private landowner or the County appealed them as inappropriate,.,
or it could amend its rules to make them consistent with the LCP.

The critical issue in regulating conversions is determining what constitutes a'@
timberland unit of commercial size. The definition of a timberland unit of
commercial size should operate to preserve more rather than less timberland.
If no commercial timberland or agricultural land, including all grazing land,
were developed, 15,000 acres of hardwood, scrub, and woodland would remain
available for building homes--enough to house triple the current coastal
population if one housing unit were built on each acre of open land.

Forty acres of commercial timberland is recommended as a minimum unit of
commercial size by the LCP forestry consultant and is the minimum proposed by
the Humboldt County LCP. However, the new BOF rules allow conversion only on
parcels smaller than 15 acres.

Timberland-Residential Confli,cts. Related to the issue of minimum parcel size
is the problem of conflicts between forest management activities and adjacent
land uses, primarily residential. Problems can include visual effects, noise,
dust, traffic, water supply and access. A buffer is needed which shall be
located on parcels slated for residential development. Since the Coastal Act
established that timber production has priority over residential use in the
coastal zone and since permittable population growth will not be large enough to
necessitate building homes close to commercial timberlands, it is reasonable that
the buffer be located on land adjacent to timberlands rather than on timberland.

The BOF policy of disapproving conversion of timberland parcels within 500
feet of a TPZ works both to create a buffer and to preserve the maximum amount
of timberland in production. If parcels that cannot be converted are granted
TPZ status, these TPZ eventually could include the entire timber resource
area. Owners of the smaller parcels often intend them for residential use and
they should not be in the TPZ. However, owners of larger parcels should riot
be prevented from making the same use of their land as their neighbors on
smaller residential parcels. An alternative approach to the BOF's 500-foot
development limit would be to establish a 200-foot building setback along the
TPZ boundary. This setback would accomplish. some of the buffer function of
the BOF rule, while allowing owners of timberland parcels some flexibility in
use of their land.

Soil Erosion. Protection of -forest soils from erosion and elimination of
erosion's adverse effects on coastal resource is a shared goal of industrial
forest managers and environmentalists, but there is disagreement on the
adequacy of the standards designed to prevent erosion. Some environmentalists
claim that inadequate standards and enforcement of timber harvest rules are
allowing unnecessary erosion, stream degradation, and disruption of wildlife
habitat. Industrial forest managers believe that current practices are
sufficient, pointing out that they have a stake in maintaining the
productivity of forest lands.

65 - 8-17-83

In June, 1980, the BOF completed its report to the State Water Resources
Control Board mandated by Section 208 of the Clean Water Act. The BOF found a
need for changes in existing forest practice rules, changes in procedures for
implementing and enforcing the rules, revised or new legislation,. and a
significantly expanded research effort. The BOF- recommends itself as the
agency responsible for administering Section 208 for silvicultural activities
(#32, California State Board of Forestry).

Section 30240 of the Coastal Act requires that "environmentally sensitive
habitat areas shall be protected against any significant disruption of habitat
values,..." while Section 30404 calls on the Coastal Commission to
periodically "submit recommendations (to the BOF and other state agencies)
designed to encourage it to carry out its functions in a manner consistent
with (the Act)." If the recommendations are not implemented, the agency must
explain why. If there is evidence that current practices are causing
significant disruption of habitat values, agency rules should be amended by
the BOF or Mendocino- County should enact supplemental regulations to,* halt
disruptive practices.

Coastal Element Policies: Forestry and Soils

3.3-1 Coastal commercial timberlands (Coastal Act Section 30243) shall be
defined as coastal (mixed conifers) or redwood forest on sites rated
IV or better.

3.3-2 A timberland unit of commercial size shall be defined as 40 or more.
acres of commercial timberland on one parcel.

3.3-3 A timberland unit of commercial size shall not be divided into
parcels smaller than 160 acres, and shall not be converted to uses
other than the growing- of timber and those compatible uses as
identified in Chapter 2 under the Forest Land Classification.

3.3-4 Parcels in timberland units of commercial size (40 or more acres)
shall be eligible for incorporation into a timber preserve after
meeting specific qualifications as defined by Mendocino County Code
Sections 20.10.02 and 22.08 as amended (Ordinance 3335, 1981) and
Rule 1021, Title 18, California Administrative Code.

3.3-5 TPZ lands or parcels entirely occupied by timberlands of commercial
size shall have not more than one housing unit per 160 acres, county
review and approval required for more than one dwelling per legally
created parcel . Housing units on a timberland parcel , portions of
which are not timberland, shall be subject to the density regulations
prescribed for the land use shown on the Land Use Maps. Such housing
units shall be located, when feasible, on non-Timberland soils.

66 8-17-83

3.3-7 The County shall support and promote reforestation and
rehabilitation of understocked timberlands through:

- technical assistance available from the Mendocino County
Resource Conservation District, the U.S. Soil Conservation
Service, U.C. Cooperative Extension Service, California
Department of Forestry and other interests with appropriate
expertise.
- financial assistance available from various sources,
including California Department of Forestry, U.S.
Agricultural Stabilization and Conservation Service.

3.3-8 In order to minimize forest land-residential conflicts, site plans
in a residential area shall not result in a residential structure
being closer than 200 feet from a parcel designated for forest lands
use, unless there is no other feasible building site on an existing
residential parcel.

3.3-9 Limit residential uses and subdivisions,adjacent to Commercial
Timberlands to a low density standard to provide a buffer to minimize
the conflicts between commercial timber management operations and
residential land uses. New parcels created adjacent to a Timber
Preserve Zone (TPZ) shall be limited to a ten-@10) acre minimum. For
parcels beyond the 10-acre minimum buffer (parcels which would be
separated from the timberland by the buffer), the minimum parcel silize.
would be dictated by the General Plan Land Use classification.

If parcels adjacent to Commercial Timberland are designated Clustering
(:C) or Planned Development (:PD), the density will be dictated by the
General Plan Land Use classification provided that the residential
development is located not closer than 200 feet from the property
line(s) of the protected timberland or at the farthest feasible
point from said property line(s). For residential development within
200 feet of the Timberland parcels(s), density shall not exceed one
dwelling unit per 10-acres. (There shall be a minimum of 10-acres of
lot area for each dwelling unit located within the 200-foot limit).
Approval of any land divisions shall be consistent with Policy 3.9-2
and only when the creation of new parcels at the proposed acreages will
not adversely affect the long term productivity of the timberlands.

67 8-17-83

3.4 HAZARDS'MANAGEMENT

Coastal Act Requirements

s@
Six major hazard "I are critical in the coastal zone: Tsunami -seismic activity,
landsliding, shoreline and bluff erosion, flooding, and fire. The Coastal Act's
mandate is to is to reduce potential risks and to avoid substantial alteration of
natural landforms. Coastal Act policies which apply to management of
environmental hazards include:

Section 30253. New development shall:

(1) Minimize risks to life and property in areas of high geologic,
flood, and fire hazard.

(2) Assure stability and structural integrity, and neither create
nor contribute significantly to erosion, geologic instability,
or destruction of the site or surrounding area or in any way
require the construction of protective devices that would
substantially alter natural landforms along bluffs and cliffs.

Sect,ion 30235. Revetments, breakwaters, groins, harbor channels,
seawalls, cliff-retaining walls, and other such construction that alters-'
natural shoreline processes shall be permitted when required to serve
coastal-dependent uses or to protect existing structures or public
beaches in danger from erosion and when designed to eliminate or mitigate
adverse impacts on local shoreline sand supply. Existing marine
structures causing water stagnation contributing to pollution problems
and fish-kills should be phased out or upgraded where feasible.
Section j0236. Channelizations, dams,or other substantial alterations
of rivers and streams shall incorporate the best mitigation measures
feasible and be limited to (1) necessary water supply projects, (2.) flood
control projects where no other method for protecting existing structures
in the flood plain is feasible and where such protection is necessary for
public safety or to protect existing development, or (3) developments
where the primary function is the improvement of fish and wildlife
habitat.

Definitions

Geologic haz.ards are defined by the LCP Manual to include the following:-

seismic hazard areas delineated on fault maps as subject to potential
surface rupture, on soil Maps indicating materials particularly prone to
shaking or liquefaction, and in local and regional seismic safety plans;
tsunami (seismic sea wave) runup areas identified on U.S. Army Corps of
Engineers 100-year recurrence maps, by other scientific or historic studies,
and other known areas of tsunami risk;

68 8-17-83

- landslide hazard areas delineated o 'n slope stability maps and in local and
regional geologic or safety plans;

- beach areas subject to erosion; and

- other geologic hazards such as expansive soils and subsidence areas.

Flood hazard areas are defined by the California Coastal Commission as those
areas subject to inundation by a 100-year flood as mapped by the U.S.
Department of Housing and Urban Development.

Fire hazard areas. The LCP Manual recommends identification of fire hazard
areas using the California Division of Forestry's Fire Hazard Severity
Classification System which considers weather, fuel loading, and steepness of
slope the most important criteria for classifying fire hazards into three
categories: moderate, high, or extreme hazard. All heavily wooded areas and
brush areas with slopes steeper than 61 percent are considered to be high fire
hazards.

Hazards Issues

Seismic Activity. The coastal zone is seismically active and vulnerable to
@a_rthquake hazards which include surface rupture, ground shaking, liquefattion
and differential settlement, and tsunami inundation. The San Andreas fault
parallels the coast offshore from the Humboldt County line to Manchester where
it heads inland continuing southeasterly from the coastal zone. Further to
the east are the Hayward, Rodgers Creek and Maacama faults. Both the San
Andreas and Maacama faults are capable of producing strong earthquakes in the
coastal zone. Traces of fault ruptures have been noted along the San Andreas
fault near Point Arena and Manchester; these areas should be regarded as
hazardous and unsuitable for construction. Notable historical events on
faults crossing -the coastal zone include the 1906 movement measuring, at its
epicenter in Marin County, 8.3 on the Richter scale, and several earthquakes
on the Maacama fault with a magnitude range of 4.5 - 5.5 during the past 50
years.

The Mendocino coa'st sustained damage totalling $1.5 million from a tsunami
generated by the 1964 Alaskan earthquake. The entire exposed coast of
Mendocino County is subject to tsunami impact; particularly vulnerable areas
include the area between Ten Mile River and Pudding Creek, Noyo Harbor, Albion
and Manchester Beach to Iverson Point, including Point Arena. The only secure
means of protection from tsunami inundation is avoidance of construction in
susceptible areas.

Landsliding. The main factors contributing to landslides are loose or weakly
consolidated rock or soils, steep slopes, and water. Human influences include
septic tank systems, excessive irrigation, and poorly constructed or
incorrectly graded cuts and fills. The potential for landslides is high in
most of the coastal zone; slides most frequently occur along road cuts, steep
valleys and stream canyons, and along coastal cliffs. They are particularly
common in the San Andreas fault zone along the"Garcia and Gualala Rivers.

69 8-17-83

Erosion. Beach erosion by wind and waves and bluff erosion by waves, surface
:runoff, and landslides are continuing occurrences.@ These processes cause
.coastal retreat, although their impact varies in different areas. Beaches
.protect dunes and bluffs, so the reduction of beach a;'rea increase .s the erosion
,rate of the dunes or bluffs. Runoff a-nd human activities also'. can increase
,the rate 'of cliff 'retreat. Local geology rather than the litto.ral. processes
!determi.ne @ the amount of potential erosion. Building setbacks -necessary to
'based on the specific
.protect development along the coast should, be
@characteri.stics of the site.

7he only existing 'shoreline structure on the: Mendocino coast that alters
,natural shoreline processes is the breakwater at the mouth of Noyo Harbor.
.The U.S. 'Army Corps of Engineers presently is studying the feasibility of
'building 'two additional breakwaters at Noyo -Cove to protect the cove's
,entrance and to diminish wave and surge action.
,Flooding. Heavy winter rains cause flooding nearly every year in the larger
coastal watersheds; more serious flooding could 'be expected from the 100-year
@event. Flooding is of greatest concern in developed areas, such as those near
the Noyo and Albion Rivers. The flood hazard areas designated on the Land Use
Maps fall within the 100-year flood zone boundaries as mapped by the Federal
Emergency Management Administration (FEMA). Property owners who believe they
are adversely affected by inaccuracies in flood hazard mapping may file a
written appeal.

Fire. During the summer, the terrace grasslands dry out, becoming susceptible
to fire and potentially jeopardizing forests and residential development.

Coastal Element Policies: Hazards

3.4-1 The County shall review all applications for Coastal Development
permits for subdivision, building.and grading to determine
threats from and impacts on geologic hazards arising from seismic
events, tsunami runup, landslides, beach erosion, expansive soils and
subsidence and shall require appropriate mitigation measures. In areas
of known *or potential geologic hazards, such as shoreline and bluff
top lots the County shall require a geologic investigation and report
to be prepared by a licensed engineering geologist or registered civil
engineer with expertise in soils analysis to determine if mitigation
measures could stabilize the site. Where mitigation measures
are determined to be necessary, by the geologist, or registered civil
engineer as recommended by California Coastal Commission staff, the
County shall require that the foundation construction and earthwork be
supervised and certified by a licensed engineering geologist, or a
registered civil engineer with soil analysis expertise to ensure that
the mitigation measures are properly incorporated into the development.

3.4-2 The County shall specify what a geologic site investigation shall
include, as determined by land use and building type as well as by
the type and intensity of potential hazard, in areas of known
geologic hazards as shown on the Hazards Maps. Site investigation
requirements are detailed in Appendix 3.

70 8-17-83

3.'4-3 The County shall review development proposals for compliance with
the Alquist-Priolo Special Studies Zone Act (as amended May 4,
1975).

3.4-4 The County shall require that water, sewer, electrical, and other
transmission and@ distribution lines which cross fault lines be
subject to safety standards additional to those required elsewhere,
including emergency shutoff where applicable.

3.4-5 The County sh all require that residential, commercialand industrial
structures be sited a minimum of 50 feet from a potentially,
currently, or historically active fault. Greater setbacks may be
required if warranted by local geologic conditions.

3.4-6 In tsunami-prone areas as illustrated on resource maps or land use
maps the County shall permit only harbor development and related
uses and these shall be allowed only if a tsunami warning plan has
been developed. The County shall supply an early warning system.

3.4-7 The County shall require that new structures be set back a
.sufficient distance from the edges of bluffs to ensure their safety
from bluff erosion and cliff retreat during their economic life
spans (75 years). Setbacks shall be of sufficient distance to
eliminate the need for shoreline protective works. Adequate setback
distances will be determined from information derived from the required
geologic investigation and from the following setback formula:
Setback (meters) = Structure life (years) x Retreat rate
(meters/year)

The retreat rate shall be determined from historical observation
(e.g., aerial Photographs) and/or from a complete geotechnical
investigation.

All grading specifications and techniques will follow the
recommendations cited in the Uniform Building Code or the engineering
geologists report.

3.4-8 Property owners should maintain drought-tolerant vegetation within
the required blufftop setback. The County shall permit grading
necessary to establish proper drainage or to install landscaping and-
minor improvements in the blufftop setback.

3.4-9 Any development landward of the blufftop setback shall be
constructed so as to ensure that surface and subsurface drainage
does not contribute to the erosion of the bluff face or to the
instability of the bluff itself. '

3.4-10 No development shall be permitted on the bluff face because of the
fragility of this environment and the potential for resultant increase
in bluff and beach erosion due to poorly-sited development. However,
where they would substantially further the public welfare, developments

- 71 - 8-17-83

such as staircase acce5sways to beaches or pipelines to serve
coastal-dependent industry may 'be allowed as conditional us(�s,
following a full environmental , geologic and engineering review and
upon the determinations that no feasible less environmental Ty damaging
alternative is available and that feasible mitigation mea 'sutes have
been provided to@minimize all adverse environmental effects..

3.4-11 No development, 6xcept flood control projects, to@protect existing
structures non structura@:l agricultural uses, and seasonal uses
shall be permitted in '-the 100-year floodway unless mi tigation
measures in accordance with FEMA-regulations are provided.

3.:4-12 Seawalls, breakwa(ters, revetments, groins, harbor channels and other;
structures'altertng natural shoreline pro'cesses,oe retaining walls
shall not be permitted unless judged necessary for the protection of,
e@isting development or public beaches or coastal dependent'uses.
Allowed developments shall@be processed as conditfonal uses', following
full environmenta-1 geologic and engineering review. This review shal'l
include site-spec:ific information pertaining to seasonal storms, tidal
surges, tsunami runups, littoral drift, sand accretion and beach and
bluff face erosion. In each case, a det6rmination:shall be:made that
no feasible less 'environmentally damaging alternative is available.and
that the st 'ructurehas been designed to eliminate or mitigate adverse.
impacts upo-n local shoreline sand supply'and to minimize other adverse
environmental effects. The design and constructio 'h of allowed '
protective structures shall. respect natural landforms, shall provide
for lateral beach access, and shall minimize visual impacts through all
available means.
3.4-13 A11 new development. shall meet the requirements for fire protection*
and fire prevention as recommended by responsible fire agencies.

72 8-17-83

3.5 VISUAL RESOURCES, SPECIAL COMMUNITIES AND ARCHAEOLOGICAL RESOURCES

Coastal Act Requirements

Protection of visual'resou'rces is aispecific mandate of the.Coastal Act-

30251. The s'cenic and visual qualities:. of coastal areas shall be
considered and, protected as a resource of: public importance. Permitted
development shall be 'sited and designed to protect views to and along the
ocean and scenic coastal areas to ' minimize alteration of natural land
forms, to be visually compatible with the character bf surrounding areas,@
and, where feasible,: to restore -and enhance visual. quality in @visually.
degraded areas. Ne%4, development in highly scenic areas such as those,
designated in the California 'Coastline Preservation, and Recreation Plan
prepared by the Department - of Parks and Recreation and by 1 ocal:
government shall be subordinate' to the character of.its setting.'
30253(5). New@ development shall, where 'appropriate, protect special
communities and neighborhoods which, - because of their unique
characteri sti cs'. are popular visitor destination points for recreational.
uses.

30244. Where development would adversely impact archaeological or
paleontological resources as identified by the State Historic
Preservation Officer,,reasonable mitigation measures shall be required.

Definitions,

Special Communities and -Neighborhoods. The LCP Manual (not mandated by
Coastal Act) defines tfiese:to include the following:

- areas characterized by a particular cultural, historical, or
architectural heritage that is distinctive in the coastal zone;

- areas presently recognized as important visitor destination points on
the coastline;

- areas with limited automobile traffic that provide opportunities for
pedestrian and bicycle access for visitors to the coast;

- areas that add to the visual attractiveness of the coast.

Highly Scenic Areas to include:

- those identified on the Land Use Maps as they are adopted.

- other scenic areas and historical districts as designated by county.

- landscape preservation projects designated by the State Department of

- 73 - 8-17-83

Parks and Recreation in the California Coastline Preservation and
Recreation Plan of 1971 as amended.

Vilsual Resources, Special Communities, and Archaeological Resources Issues

Me'ndocino's coast includes beaches, dunes, 'high bluffs, seastacks, jutting
headlands, wetlands, ':heavily wooded gulches, grassy 'upland terraces, pygmy
forests, serene river estuaries and rocky streams., Several 19th century
vi1lages, each with a :distinct character-, complement the natural landscape. JhO
be:auty @and accessibility of the Mendocino coast have ".made it a heavily used
to,urist'and recre'ational area. The Mendocino coast attracts people to sightsee:.
scenic resources @re the basis of the coast's tourist and retirement economies as
w
11 as@:a source of continuing pleasure for residents.
e,
However;, the coast's visual qualities ,are vulnerable' to degradation through
improper location and scale of bui,ldings@., blockage of, coastal views,,,
alteration of natural landforms and by poor design or placement of roadside
si gns and utility lines.

In rural areas, outside the coastal villagess the most critical concerns are
preservation of coastal views and :assuring the : compatibility of new
development with the natural landscape., The@' primary @views to be considered
are those seen from public areas-. o
Sp.ecific policies in this section apply to three types@' of areas of particular
visual importance:

Highly Scenic Areas: Highly scenic areas as described in Section 30251 of the
Act.

Special Communities.: The Town of Mendocino is the only recognized special
community in the Local Coastal Plan.

Special Treatment Areas: Other sites of visual importance include Special
Treatment Areas show n the Land Use Plan.' Timber harvesting regulations
within STA's are intended to minimize changes in appearance (see definition,
Section 3.1). The special Treatment Area running parallel to Highway One from
the Ten Mile River to the Sonoma County line is not shown on the land use maps.

Coastal archaeolog,ical sites and areas subject to archaeological surveys have
been mapped by the California Archaeological Sites Survey, and the data is kept
in the Cultural Resources Facility, Sonoma State University. These records, the
most complete available, show 79 archaeological sites, distributed mainly along
creek and river mouths and near present settlements, particularly between Cleone
and Mendocino. The maps also delineate 26 archaeological survey areas ranging
from 0.1 to 1,400 acres, only some of which include archaeological sites. To
protect sites, the maps are confidential; however, land owners are entitled to
know whether sites are located on their property. At present, residential
development, public access, and timber harvesting appear to be the principal
sources of destruction of archaeological sites.

74 - 8-17-83

Coastal Element Pol icies: Visual Resources; Special 'Communities and
Archaeological Resources

31.5-1 State Highway I in rural areas' of the Mendocino County
coastaI zon,e shall remain a scenic two-lane road.

The scenic :and visual qualities of Mendocino County coastal'areas shall
. as a re
be considered and protected source of public 'importance.
Permitted development shall be sited and designed to protect views to
and along the ocean and scenic coastal areas, to minimize: the
alteration :of natural land forms, @o be visually compatible with the
characier of surrounding areas and ', where feas,ible, to restore, and
enhance visual quality in visually degraded a,reas. New development ' in
highly scenic areas designated by@ the County of Mendocino Coastal
Element shall be subordinate to the :character,of its setting-
31.5-2 The Town of,Mendocino is designated as a "special community"-
Development in the Mendocino Town shall maintain and enhance community
character, as defined in the Mendocino Town Plan.

Other communities and service center 's along the Mendocino Coast
including Caspar, Little River, Albion, Elk and Manchester shall have
special protection to the extent that new 'developme7nt shall remain
within the scope and character of existing development by meeting
certain standards of implementing ordinances. The community of
Westport shall be excluded from the requirements of this poTicy.

3.5-3 The visual resource areas listed below are those which have'been
identified on the land use maps and shall be designated as "highly
scenic areas," within which new development shall be subordinate to
the character of its setting. Any development permitted in these
areas shall provide'.for the protection of ocea ,n and coastal views
from public areas including highways, roads, coastal trails, vista
points, beaches, parks, coastal streams, and waters used -for
recreational purposes,.

-The entire coastal zone from the Ten Mile River estuary (including
?its wooded slopes, wetlands, dunes and ocean vistas visible from
,Highway 1) north to the Hardy Creek Bridge, except Westport Beach
Subdivision.

-Portions of the coastal zone within the Highly Scenic Area west of
Highway 1 between the Ten Mile River estuary south to the Navarro
River as mapped with noted exceptions and inclusions of certain
areas east of Highway 1.

-Portions of the coastal zone within the Highly Scenic Area west of
Highway 1 between the Navarro River and the north boundary of the
City of Point Arena as mapped with noted exceptions.

- 75 - 8-17-83

-Portions of the coastal zone within the Highly Scenic Area west of
Highway 1 between the south boundary of the City of Point Arena and
the Gualala River as mapped with noted exceptions.

3.5-4 Buildings and bui lding groups that must be sited within the highly-
scenic area: shall be sited: near the toe of a slope, below rather@ than
on a ridge,, or in or near the edge of a wooded area. Except for farm
buildings, development in the middle of large open areas shal:l be
avoided if an alternative site exists.

3.5-5 Providing that trees will not bl,ock coastal views from public areas
such as roads, parks and @trails, tree planting 'to screen building's
shall be, encouraged. In @specific areas, identified a 'nd adopted on
the land use plan maps, trees cUrrently blocking views to and along the
coast shall'be required to be removed or thinned as a condition of new
development in those specific areas. New development shall not allow
trees to block ocean views.

3.5-6 Development on a parcel located partly within the highly #enic areas
delineated on the Land Use Maps 'shall be located on the portion outside
the viewshed if feasible. Highly scenic areas delineation is
approximate and shall be subject to correction at, the i ime of a land
development:proposal or application.
33-7 Caltrans should be requested to develop and install a system of small
standardized highway signs which will identify, by easily recognized
symbols, a full range of visitor services and accommodations, including
restaurants, inns, and campgroun ds. Appropriate handcrafted signs
should be encouraged.

3.5-8 Power transmission lines shall be located along established corridors
where possible and where the corridors 'are not visual]y intrusive.'
Elsewhere transmission lines shall be located to minimize visual'.
prominence. Certa i n 1 i nes sha 11 , over time, be relocated or placed@
underground in accord with PUC regulations, (see Big River'Planning Area
Policy 4.7-3 and Policy 3.11-9). Distribution lines shall be
underground in new subdivisions.

3.5-9 The location of all new access roads and driveways in rural areas shall
be reviewed prior to any grading work to ensure safe location and
minimum visual disturbance. Direct access to Highway 1 shall not be
permitted where it is feasible to connect to an existing or proposed
public road or to combine access points for two or more parcels.

3.5-10 The County shall review all coastal development permits to ensure that
the proposed projects will not adversely impact those archaeological or
paleontological resources identified by the State Historical
Preservation Officer and shall ensure that these proposed projects
incorporate reasonable mitigation measures.

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Prior to approval of any proposed development in these areas a limited
field survey by: a qualified professional shall be required at the
applicant's expense to determine the extent of the resource. Results
of the field survey shall be ' transmitted to the State Historical
Preservation Officer and Cultural Resource FaciTity at Sonoma 'State
Universit for comment.
y
3.5-11 Development:in archaeological and paleontological resource areas, not
identified by the State Historical Preservation Off i c e r, shall remain
subject to Chapter 22.12 ",Native American Archaeological, Sites" of the
Mendocino Cgunty,Code.
3.5-12 Where developmeni would adversely affect paleontoiogical, or
archaeologi@al resources, identified by the State Historic Preservation
Officer mitigation measures shall be in accordance with: the Mendocino
County Archaeological Ordinance. Codified as Chapter: 22.12 Native
American Archaeological Sites 'and amended by Ordinance Number 3221,
1978. (see Appendix 7)

- 77 8-17-83

3.6 SHORELINE ACCESS AND TRAIL/BIKEWAY SYSTEM

Coastal Act Requirements

The public's right of access to the shoreline is guaranteed by the California
Constitution. The Coastal Act further defines,shoreline access policies:

Section 30005.5. Nothing in this division shall: be construed to
authorize any local government, or to authorize the commission to require
i t ' doe
any local government, to exercise. any power s: not already have
under the Constitution and laws of this 'state or ihat is not specifically
delegated pursuant to Section 30519.:, (Added by Ch..744,'Stats. 1979.)
Section 30010. The Legislature hereby finds and declares that this
division is not intended, and shall hot be construed as authorizing the
regional commission, the commissi-on, port governing body, or local.
government acting pursuant to this di-vision to exercise their power to
grant or deny a permit in a manner which will take, or damage private
property for public use, without the payment of 'just compensation
therefor. This section is not intended to increase or decrease the
rights of any owner of property under the Constitution of the State of
California or the United States.

Section 30210. in carrying out the: requirement of Section 4 of Article X
of the California Constitution, maximum access, @ which shall be
conspicuously posted, and recreational opportunities shall be, provided
for all the people consistent with public safety needs and the need to
protect public rights, rights of private property owners, and natural
resource areas from overuse.

Section @30211. Devel6pment shall not interfere with the publi@'s right
of access to the sea where acquired through u sle or legislative
authorization, including, but not limited to, the "use of dry sand and
rocky coastal beaches to the first line of terrestrial vegetation.,

Section 30212.5. Wherever appropriate and feasible, public facilities,
including parking areas or facilities, shall @be distributed throughout an
area so as to mitigate against the impacts, social and otherwise, of
overcrowding or overuse by the public of any single area.

section 30212(a). Public access from the nearest public roadway to the
shoreline and along the coast shall be provided in new development
projects except where (1) it is inconsistent with public safety, military
security needs, or the protection of fragile coastal resources, (2)
adequate access exists nearby, or (3) agriculture would be adversely
affected. Dedicated accessway shall not be required to be opened to
public use until a public agency or private association agrees to accept
responsibility for maintenance and liability of the accessway.
(c) Nothing in this division shall restrict public access nor shall it

78 B-17-83

excuse the performance of duties and responsibilities of public agencies
which are required by Sections 66478.1; to 66478.14, inclusive, of the
Government Code and by Section 4 of Article X of the California
Constitution.
Section 30214. (a) The public acce@ss policies of' thi's article shall be
implemented in a manner that takes -into @ account the need to regulate -the
time, place, and manner of public, access depending on the facts and
circumstances in each case including, but not limited to., the following:

(1) Topographic and geologic site characterist-ics.
(2) The capacity of the site to sustain use and atwhat level of
intensity.
(3) The appropriateness of limiting public access to the right to
pass and repass depending on such factors as the fragility of
the natural resources in the area and the, proximity of -the
access area to adjacent residential uses.
(4) The need to provide for the management of a'ccess areas so as to
protect the privacy of adjacent property owners and t *0 protect
the aesthetic values of the area by providing for the
collection of litter.

M It is the intent of the Legislature that the public access policies
of this article be carried out in a reasonable manner -that considers the
equities and that balances the rights of the individual property owner
with the public's constitutional right of access pursuant to Section 4 of
Article X of the California Constitution. Nothing fn this section or any
amendment thereto shall be construed as a limitation on the rights
guaranteed to the public under Section 4 of Article X. of the California
Constitution.

(c) InIcarrying out the public access policies of this a.,rticle, the
commission, regional commissions, and any other responsible public
agency shall consider and encourage the utilization of innovative access
management techniques, including, but not limited to, agreements with
private organizations which would minimize management costs and encourage
the use of volunteer programs. (Amended by Ch., 919, Stats. 1979.)
Section 30500. (a) Each local government lying, in whole or in part, within
the coastal zone shall prepare a local coastal program for that portion of
the coastal zone within its jurisdiction. However, any such 1 ocal
government may request, in writing, the commission to prepare a local
coastal program, or a portion thereof, for the local government. Each local
coastal program prepared pursuant to this chapter shall contain a specific
public access component to assure that maximum public access to' the coast
and public recreation areas is provided.

Section 30604 (c). Every coastal development permit issued for any
development between the nearest public road and the sea or the shoreline
of any body of water located within the coastal zone shall include a
specific finding that such development is in conformity with the public

79 - 8-17-83

access and publi'c recreation policies of Chapter 3 (commencing with Section
30200).

To implement the latter policy, the Coastal Commission has required permit
applicants to record an offer to dedicate an access easement, @ sually valid
@u
for 21 years, on about 60 parcels in Mendocino County. Where the Commission
has not required access, the reason has been the unsuitability of the access
.point rather than the burden that would have been imposed on the development.,

'The public cannot make use of new access rights until the offer is,accepted by a
public agency unless the landowner consents to public use. The accepting agency
must assume responsibility for improvement, maintenance, and liability of 'the
accessway before its opening. None of the access offers in Mendocino County have
been accepted by a public agency.

In some instances, the North Coast Regional Commission has required offers of
dedication in order to avoid limiting the options available,'for the LCP. The
State Commission's supplemental guidelines on LCP access requirements (July
25, 1979) require that, if prior offers of dedication are not incorporated in
the proposed LCP, specific findings must be made as to why the accessways were
considered inappropriate.

California Constitution

Article X, Section 4: No individual, partnership,@ or corporation,
claiming or possessing the frontage or tidal lands of a harbor, bay
inlet, estuary, or other navigable water in this State, shall be
permitted to exclude the right of way to such water whenever it is
required for any public purpose, nor to destroy or obstruct the free
navigation of such water; and the Legislature shall enact such laws as
will give the most liberal 'tonstructidn to this provision, so that access
to the navigable waters of this State shall be always attainable for the
people.

The State Coastal. Conservancy is the state agency authorized to acquire
property needed for accessways and is authorized to ... ... provide up to the
total cost of the acquisition of interests in lands ... (Reference 'Division
21, Public Resources Code, Chapter 9, Section 31400.2).

Subdivision Map Act

Sections 66478.1 to 66478.14 (summarized):

- No local agency shall approve coastal or oceanfront subdivisions, or
subdivisions along navigable streams, public waterways, public lakes or
public reservoirs, unless public access is provided by fee or easement
from a public highway "to that portion of the bank or stream bordering
or lying within the proposed subdivision, " or to "land below the
ordinary highwater mark on any ocean coastline or bay shoreline within
or at a reasonable distance from the subdivision."

80 8-17-83

- Additionally, no local agency shall approve a subdivision that does not
provide for dedication of a public easement, designed in extent, width,
and character to achieve public use of the waterway, al'ong a portion of'
the waterfront bordering or within the proposed subdivision.,

- Reasonable access is to be determined by the local agency, considering':
(1) mode of access; (2) size of subdivision; (3) common uses@of bank or
stream, or type and appropriate uses of coastline or sh,oreli 'ne; (4)
likelihood of trespass and means of avoiding trespass. The 'subdivision
need not be disapproved if access is not provided and the local agency
finds that reasonable access is available nearby.
- The subdivider is not required to improve access route(,s) that benefit,
non-residents of the subdivision. Access route(s) may be conveyed or
transferred to other agencies.

Prior to 1974, the Subdivision Map Act did not specify that access had to be
provided to the coastline or shoreline, but simply referred to access to
public waterways, rivers, or streams.

Access Component. The Access Component of the LCP, requited by Section 30500(a)
of the ct and Section 13512 of the Commission's Administrative Regulations,
consists of Table 3.6-1, listing access points, the policies in this chapter, 'the
policies specific to each access point listed by planning area in Chapter 4, and
the accessways shown on the Land Use Maps. (see Appendix 13 for Table 3.6-1)

Vertical Access. The location of vertical accessways shall reflect the
rights of the public to reach the shoreline in specific areas and the
need to protect specific coastal resources. The vertical accessway
should usually be sited along the borders of a project site and should
extend from the first public road to the shoreline (or bluff edge, if
access is required to reach -a bluff top viewing area.)

Blufftop Access. Where no beach area exists and a project is proposed
g a shorefront bluff top lot, public access for public viewing of the
shoreline may. be required. Such accessways should run along the edge of
the bluff and be of a width adequate to provide safe public access along
the bluff edge of the property, as defined in Section 30604(c) of the
Coastal Act.

Lateral Access. Lateral access dedications provide for public access and
use along the 'Shoreline. A minimum of 25-foot wide accessway along the diry
sandy beach for passive recreational use has been established as the
necessary width to allow reasonable use by the public of the. state-owned
tidelands.

Passive recreational uses. Passive recreational uses include those
activities normally ass-o-FT-ated with beach use, such as walking, swimming,
jogging, sunbathing, fishing, horseback riding and surfing.

Pass and repass. Where topographic constraints of the site make use of

81 - 8-17-83

the beach dangerous, where habitat values of the' shoreline would be
adversely impacted by public use of the shoreline, or where the accessway
may encroach closer than 20 feet to a residential structure, the
accessway may be limited to the right of the public to pass and repass
along the access area. Pass and repass is defined as the right to walk
and run along the shoreline.

Access Issues

The 130 miles of coastline is formed by mountainsides, high and low bluffs,
pocket beaches, long sandy beaches, stream outlets, and river, estuaries. This
varied environment makes access need more dependent on the suitability of the
access points than on the distribution of population or the total capacity of
access points. Conditions are much different than in some sections of Southern
California, where a relatively uniform coastline and a relatively uniform demand
from a fully developed coastal zone make access points at intervals of 500-feet
logical. Yet there are significant mismatches between available public access
and need on the Mendocino Coast. As an example, 17 percent of the shoreline is
state parks, but there are no non-fee public access points now open in the 20
miles between Manchester State Beach and Gualala Point Regional Park at the north
edge of Sonoma County.

Access to the shoreline is a key mandate of the Coastal. Act. The term
11maximum access" as used by the@ Act is intended to make the shoreline--a
public resource---.readily available to the public and to prevent it from
becoming the private enclave of those fortunate or wealthy, enough to own
property on or near the shore. Access is also the issue that involves the
most difficult balancing of public and private gains and losses and has been
the subject of the sharpest debates.

The Access Component required in every LCP must c(yntain policies concerning
provision, maintenance, and management of public shoreline access and must
designate existing and proposed accessways for public use. Access must be
provided for viewing, active recreation and scientific research at the water's
edge of the ocean and tidal rivers. The coast should be available to users of
all transportation' modes including drivers, bus riders, bicyclists, hikers,
equestrians, and'the handicapped. The Coastal Act's requirement for "maximum
public access implies that all coastal environments capable of tolerating use
at a reasonable risk to both humans and habitat be open.

Some points along the shoreline are not suited for recreational use because of
potential hazards or the sensitivity of the habitat. For example, many cliffs
and bluffs are steep, and unstable. Slides, rockfalls and slippages occur
frequently. Habitats such as tidal pools, river wetlands and riparian areas,
are vulnerable to disruption by access. Access must not adversely affect
agriculture.

Perhaps the most controversial issue is provision of public access across
private property. Access to any parcel of land or body of water is dependent
on the right and ability to cross adjoining land. Until the last few decades,

82 8-17-83

there were so few places on the Mendocino coast where access was restricted -that
no probl em was recognized. This situation has changed as devel opment
increasingly limits both visual and physical access to ocean frontage for
residents and visitors.

Prescriptive rights of access established by a court determination of historic
public use of the property have been proven at some locations and probably exist -
at many others. In California, the court must find that the public has used the
land for five years as if it were public land:

- without asking or receiving permission from the owner,
- with the actual or presumed knowledge of the owner,
- without significant objection or bona fide attempts by the fee owner to
prevent or halt such use.

The rule that an owner may lose rights in real property if it is used without
consent for the prescriptive, 5-year period derives from common law and has been
supported in recent case law (Gion vs. City of Santa Cruz, 1970, 2 Cal. 3d2si.).
It should be noted that if a property owner wishes to terminate public use of his
or her land, those claiming a right to use it must initiate legal action to
re-acquire access.

Property owners are protected by the California Civil Code, Sections 813, 1008,
and 1009, which define the steps needed to prevent a prescriptive easement from
being established, including posting signs along the property line or publishing
a notice in the newspaper that right to pass is subject to permission and control
of the owner. Despite this legal protection, some owners who once were willing
to allow informal access to friends or to an occasional visitor have now become
concerned about prescriptive rights and are no longer permitting access through
their property. Thus, several informal access points along the Mendocino coast
have been closed in recent years.

Dedication Offers, pursuant to Section 30212 of the Coastal Act, provide access
to the shoreline as a condition of new development projects with specified
exceptions. Although none of the accessways offered as a condition of permit
approval in Mendocino has been opened to public use, many of the offers recorded
are essential el-ements of the access component of the LCP. However, LCP studies
show that some access offers required by the Coastal Commission are unnecessary
or illogical in the context of the Land Use Plan proposals for adjoining
properties. Some of these offers can be relinquished shortly after certification
while others should be abandoned when access points prescribed by the plan are
assured. Where existing offers of dedication are not essential to meet public
access needs, the Access Component specifies that they be relinquished, listing
the findings required by the Coastal Commission.

Trail/Bikeway System

The 1975 Coastal Plan called for a coastal trail system, and the hiking and
equestrian trails element of the California Recreational Trails Plan proposes
a trail in the Pacific Coast corridor defined as extending from Oregon to

83 8-17-83

Mexico "within the sight and sounds of the Pacific Ocean. No more specific
location is proposed and DPR has not funded any trail improvements in Mendocino
County outside State Parks. Highway 1 is designated a Bikecentennial Route, but
at the current level of 'funding it will be 10 years or longer before Caltrans can
complete bike lanes even on the 25 percent of the route where the required
wtdening probably would not be detrimental to the environment.

Hikers, bicyclists,'and equestrians have different needs. Hikers can use all
trails without limitations. Equestrians can share off-road trails with hikers
but require more separation from vehicle traffic for safety. Equestrian use of
public roads may be undesirable in heavily populated areas, but few such areas
exist on the Mendocino coast. Most hikers and equestrians are primarily
interested in experiencing the destination. On the other hand, bicyclists, with
the exception of those riding balloon-tire bicycles, require pavement. Many
bicyclists are not casual sightseers, but travelers who prefer to use the most
direct route, which in most cases is an existing road or highway. Their main
concern is safety, ensured by having enough -space for a bicycle lane along the
road to provide a separation between themselves and automobiles.

@Mendocino County has adopted an equestrian and hiking plan as an amendment to
the Recreation Element of its General Plan (#147 Mendocino County). The trail
plan resulted largely from the efforts of the Northern California Trails Council,
a group concerned with availability of open space for riding and hiking and
safety provisions along public roadways. The trails plan portrays a countywide
system of trails connecting communities with each other as well as with
recreational areas. However, funds have not yet been available to implement the
pl.an's policies. Existing county trails presently are not heavily used, due to a
lack of publicity and public knowledge as well as to a lack of facilities such as
staging areas, campgrounds, and safe access points.

A continuous coastal trail through Mendocino County using little or no Uighway
1 right of way -would be costly and at some locations disruptive to existing
development. Equally important, there is no reason to believe it would receive
enough use as a continuous trail to justify the cost against alternative uses of
the same funds for coastal preservation and enhancement.

During a typical summer day, 50 or more touring bicyclists use any segment of
Highway 1. Provision of standard 4-foot bicycle lane along the entire length
of the highway would have environmental effects at some locations that must be
evaluated milepost by milepost.

The potential use of the entire length of an off-road coastal trail by hikers
or equestrians is conjectural because no comparable experience exists in the
western United States. The John Muir Trail in the Sierra Nevada is heavily used,
but it provides the only access to a region.

The Land Use Maps show the coastal trail along Highway 1 and Usal Road. It
includes all trails in the County's previously adopted trails element and adds
numerous short trails to shoreline access points and several longer trails in
State Parks. Table 3.6-1 lists trails designated. (see Appendix 13 for Table

84 8-17-83

The trail designations are based on the following conclusions:

Short coastal trails on the blufftops and beach (a few hundred yards to
10 miles) should be provided to offer hikers and equestrians opportunities
to experience the shoreline without the sights and sounds of the highway.
It is assumed that most users will be on trips of one day or less duration
and that@they will return to their point of origin.

A continuous bicycle route other than a bike lane on Highway 1 would
not justify the cost of improvement because it would be more difficult
and would not attract usage from long distance bicyclists who
constitute the majority of users in rural areas. Bicycle use of
designated trails on paved roads is assumed, but diversion of funds
from Highway I bicycle lane improvements to other routes in the coastal
zone is not warranted.

Managing and Maintaining Accessways

The Commission and California Coastal Conservancy have issued preliminary
standards and recommendations on coastal access, including suggestions for
managing and maintaining accessways (#23, California Coastal Commission). 'The
two agencies revised and adopted their standards after public hearings in July
and August 1980. The final draft recommends that access dedications first be
offered to local governments, unless a particular offer is of overriding
statewide importance. Concurrent with these initial offers to local government,
private non-profit organizations (such as land trusts or service groups) should
also be approached about assuming responsibility for operating and maintaining
accessways. Where this occurs, the local government should retain legal control
of the accessway, and the local non-profit group would arrange for operation -and
maintenance. The draft final report recommends that additional funds be sought
from the California Coastal Conservancy, state tideland oil and gas revenues,
user fees, and voluntary state income tax payments. If a dedication offer is not
accepted by the local government or non-profit organization, it should be offered
to a state agency selected as follows:

- All dedications of lateral access easements which are adjacent to
tidelands and unconnected to vertical accessways, and for which no
development is planned, should be offered to the State Lands Commission.

- All dedications and access facilities within five miles of a state park
should be offered to the State Department of Parks and Recreation.

- All dedications of vertical access easements which are adjacent to a
state highway right-of-way should be offered to the state Department of
Transportation.

- All dedicated access easements which pass through or are close to an
environmentally sensitive area should be offered to the state

85 - 8-17-83

Department of Fish and Game, if a site analysis shows that unmanaged
use of the easement will damage the natural resources.

All dedicated access easements to existing or potential fishing areas
should be offered to the Wildlife Conservation Board of the California
Department of Fish and Game.

All access easements which are within the boundaries of or close to
areas under the jurisdiction of a federal agency should be offered to
that agency.

Because the access program is mandated by the State, any costs of access
maintenance which revert to the County shall be met by the State.

Access Selection Criteria

Access points shown on the Land Use Plan were selected. by the following
criteria:

Distribution to areas of current and expected resident and visitor demand.
Heavily populated sections of the coast and those with spectacular views, good
fishing or abalone diving, or highly varied environmental resources need enough
access points to meet and distribute demand for access to prevent overuse.

Quality of site and variety of experience. The most attractive sites for each
use. on a given segment of the coast are proposed for publ-ic access where
consistent with other criteria.

Ownership. Sites in public ownership are favored over those in private
ownership. Where sufficient sites in public ownership exist, additional private
land or easements over private land should not be acquired.

Concerns of nearby residents and property owners. Where alternative locations
sufficient to meet the intent of the Coastal Act are available, the preferences
of local residents govern the choice of access points.

Compatibility of land uses. The potential for developing access points without
undue infringement on privacy or disturbance of habitats was assessed. No right
to pass and repass and no intensive use is proposed within 50 feet of any
existing dwelling. A number of potential access points were eliminated from
consideration because of proximity to sensitive wildlife habitats.

Development, management, and safety. Potential availability of parking, cost
of constructing safe paths or stairs, ease of surveillance to prevent misuse,
and avoidance of visually intrusive parking areas are important considerations
in the choice of access points.

Coastal Element Policies: Shoreline Access

3.6-1 The Coastal Conservancy, State Parks & Recreation, and other

86 - 8-17-83

appropriate agencies shall be requested to initiate, as a result of the
Phase III access program, a public relations program for the protection
and enhancement of coastal resources, particularly coastal access.

3.6-2 Mendocino County shall adopt an ordinance to ensure that pub lic access
be protected against vandalism and improper use.

3.6-3 Mendocino County shall require the closure of any access which cannot
be adequately maintained in a state which assures the protection of the
resources.

3.6-4 The County, in concert with State and Local agencies and volunteer
organizations, shall develop a program, without obligation to fund
same, to clean and maintain the various accessways that are opened to
public use. The program may utilize work furlough programs for
trustees and jail prisoners or volunteers as appropriate.

3.6-5 Acquisition methods such as bequests, gifts, and outright purchases
are preferred by the County when obtaining public access from private
landowners. Other suitable voluntary methods such as a non-profit land
trust may be helpful and should be explored in the future.
Developments obtaining coastal development permits shall be required to
offer to dedicate public access where it is delineated' in the land use
plan as a condition of permit approval, if other methods of obtaining
access have not occurred within one year from the commencement of
development.

Although the dedication of public access has been required and [nay
continue to be required as a condition of permit approval, Mendocino
County believes that such public access should be acquired through the
eminent domain process or purchased by the appropriate agency.

Vertical accessways from the sites of all existing ocean front visitor
accommodations and services and from all sites in which visiltor
accommodations and services are designated as the principal permitted
use shall. be considered to be designated as such in the Land Use Plan,
and appropriate provisions implementing this policy shall be required
in conjunction with all new or expanded developments on such sites.
(For the purpose of this section, the blufftop area is that area
between Highway 1 and the beach or ocean.)

3.6-6 Shoreline access points shall be at frequent rather than infrequent
intervals for the convenience of both residents and visitors and to
minimize impacts on marine resources at any one point. Wherever
appropriate and feasible, public access facilities, including parking
areas, shall be distributed throughout the coastal area so as to
mitigate against the impacts, social or otherwise, of overcrowding or
overuse by the public of any single area. Specific proposals of this
plan reflect this goal.

- 87 - 8-17-83

Easements for vertical and lateral accessways and shoreline access
where shown on the land use maps shall be a minimum of 25 feet wide
except under adverse topographic conditions, the accessways may be
limited to the right of the public pass and repass. In isolated areas
along the, coast, parking requirements, where appropriate, shall be
required in the public right-of-way or public domain.@ In urban areas
where adequate parking is presently available,@ the need for additional
parking shall be considered in the permit review process.

3.6-8 Easements for lateral shoreline accessways shall extend landward 25
feet from mean high tide or to the toe of the bluff or the first line
of t'errestrial vegetation if the width of the,beach is greater than 25
feet.

Lateral blufftop accessway easements shall be at least 25 feet in
width. Bluff retreat shall be considered when planning lateral
accessways.

3.6-9 Sites for shoreline access in publi 'c ownership shall be favored over
those in pri'vate ownership. Where sufficient sites in public ownership
exist, additional private lands or easements over private lands shall
not be acquired.

3.6-10 All'accessways shall be located and designed to minimize the loss of
privacy.or other adverse impacts on adjacent residences and other land
uses.

3.6-11 Visitor accommodations and services on parcels adjoining the shoreline
as identified,on the public access maps shall provide public access to
the blufftop and/or the shoreline. The access, to be required as a
condition of permit approval or other methods as described in policy
3.6-.5, shall be available to the public at large as well as to guests.
In the event that the use is changed to a use other than visitor
accommodations or services, an irrevocable offer to dedicate an
easement for public access shall be made available to a public entity
for acceptance and management. If the accessway is reopened, it shall
remain available to the public free of entrance charge.

3.6-12 Vertical accessways not shown on the Land Use Maps or required by these
policies shall not be required as a condition of permit approval unless
the plan shall have been amended to change the intensity of use, or to
delete an access point shown on the plan and serving a si:milar need.

3.6-13 The County may seek agencies to accept accessways as prescribed in this
section under "Managing and Maintaining Accessways". Dedicated
accessways shall not be required to be opened to public use until a
public agency or private association agrees to accept responsibility
for maintenance and liability of the accessway.

3.6-14 New and existing public accessways shall be conspicuously posted by the
appropriate agency and shall have advance highway signs except those

88 8-17-83

for which specific management provisions have been made and specified
in Chapter 4. Additional signs shall designate parking areas and
regulations for their use, and shall include regulations for protect.ion
of marine life and warning of hazards, including high tides that extend
to the bl'uffs. Access shall not be signed until the responsibility for
maintenance and liability is excepted and management established.

All accessways shall be designed and constructed to safety standards
adequate for their intended use. Hazardous blufftops shall be marked
or, if lateral access use is intended, shall have a cable or other
clear barrier marking the trail or limit of safe approach to the bluff
edge. The County of Mendocino shall seek to implement this policy
where appropriate by requesting CalTrans, or other responsible agencies
to maintain and sign such accessways.

3.6-15 The Department of Fish and Game, Department of Parks and Recreation
and appropriate county departments and agencies should be requested
to monitor public access to sensitive coastal resource areas such as
wetlands, dunes, riparian areas, tide pools, rocky intertidal areas,
and other wildlife habitats, whether or not these areas are designated
as access points on the Land Use Maps. DFG should, in consultation
with the operating agency at each access point, prepare regulations
governing use which shall be prominently posted. DFG should determine
whether use of specific access points should be controlled to avoid
degradation and allow resource recovery by limiting the number of
users, by requiring supervision of users, or by closing the access
point seasonally or periodically. (Policies regulating scientific
access at Inglenook Fen and Havens Neck are listed in Chapter 4.)

3.6-16 Access to the beach and to blufftop viewpoints shall be provided for
handicapped persons where parking areas can be close enough to beach
or viewing level to be reachable by wheelchair ramp. The wheelchair
symbol shall be displayed on road signs designating these access points
where the means of access is not obvious from the main road.

3.6-17 Caltrans shall be required to improve turnouts designated on the Land
Use Maps as a part of adjoining highway improvement projects.

3.6-18 Along sections of the highway where development intensity will result
in pedestrian use, a 15-foot accessway measured from the right-of-way
of Highway 1 shall be offered for dedication as a condition of permit
approval if the topography is deemed suitable for pathway development.
All such access offers that have been recorded shall be offered to
Caltrans for acceptance. Prevailing acquisition methods for acquiring
public right-of-way by Caltrans shall apply to this section.

3.6-19 Along intensively developed sections of Highway 1, (such as between
Cleone and Albion or in Gualala) Caltrans shall be requested to build a
separate pedestrian, equestrian path parallel to the highway where
pedestrian traffic warrants and physical conditions permit.

89 - 8-17-83

3.6-20 A Class 2 bi'keway (separated from vehicular lane by stripe) should be
provided by, Caltrans along the entire length of Highway I wherever
construction.is feasible without unacceptable environmental effects.

3.6-21 The County of Mendocino coastal trail shall be integrated with the
coastal trafls in the cities of Fort Bragg and Point Arena, and with
Humboldt County to the north and Sonoma County to the south so as to
provide a continuously identifiable trail along the Mendocino County
coast.

3.6-22 In carrying out the coastal access policies of this Coastal Element,
the county', or other appropriate designated management agency shall
consider and encourage the utilization of innovative access
management techniques including, but not limited to, agreements with
private organizations which would minimize management costs and
encourage the use of volunteer Programs.

3.6-23 Public fishing access for.such craft as canoes, rowboats or small boats
utilizing trolling-type motors shall be maintained, protected and
encouraged at Ten Mile River, Noyo River, Big River, Albion River,
Navarro River, and Gualala River and efforts to obtain public access
shall be continued at Big River.

Where needed, stream improvement projects within the coastal zone,
including the removal of snags and debris, shall be encouraged in
order to improve fishing and recreational boating access to these
coastal streams.

3.6-24 The coastal access program shall be implemented in a manner that
ensures coordination among and the most efficient use of limited fiscal
resources by federal, state, county agencies, and private organizations
responsible for acquisition, development, and maintenance of public
coastal acce-ssways,.

3.6-25 Public access policies shall be implemented in a manner that takes into
account the need to regulate the time, place, and manner of public
access depending on the facts and circumstances in each case including,
but not limited to, the following:

- topographic and geologic site characteristics;
- capacity of the site to sustain use and at what level
of intensity;
- fragility of natural resource areas and proximity to
residential uses;
- need to provide for management of the access;
- balance between the rights of individual property
owners and the public's constitutional rights of
access;

3.6-26 Subject to Section 30610.3 b through g, of the California Coastal Act,
no public access conditions shall be required as a condition of project
approval.

90 8-17-83

3.6-27 Prior to the opening, advertising or use of any accessway, the
responsible agen cy shall prepare@ a management. plan, which is
acceptable to the County of Mendocino, , sufficient to protect and
maintain the property. Where no m Ianagement plan 'has been developed
for access, -that @ access may not be@ opened to the, public until such
time that a management plan has been',developed.

3.6-28 No development shall be approved on a site,'which will conflict with
easements acquired by the public at large b court decree.
'Y
Where evidence of prescriptive rights is' found by: apply'ing res . earch
methods des6ribed in the Attorney General's "Manual, on Implied
I such rights, have not , been
Dedication and Prescriptive Rights"', but
judicially determined, an access easement shall be required as a
condition of permit approval. Deve-lopment may be'sited on theaarea
of historic public use only if an alternative easement is provided on
the site.

3.6-29 New development on parcels containing the dccessways identified on the
land use maps shall include an irrevocable offer to dedicate an
easement, as required by other policies in this Chapter, for public
use. Such offers shall run for a period of 21 years and shall be to
grant and cofivey to the people of the State of California a6 easement
for access over and across the offeror's property.

3.6-30 Any property owner, who has recorded an offer to dedicate an easement
to the public as condition of permit approval and the specific
locations of the easement is not recommended in the land use plan for
public access, may petition the Coastal Commission to amend the permit
that required the offer to eliminate the condition. It is the intent
of the plan that these easements which are-not recommended in the land
use plan be extinguished by,the Coastal Commission.

3.6-31 The accessways proposed by the Coastal Element are determined to be
adequate in number and location to comply with Coastal Act intent at
this time. However, when this plan undergoes future review the
adequacy to meet the public need for access will be re-evaluated at
that time and modified accordingly.

91 - 8-17-83

3.7 RECREATION AND VISITOR-SERVING FACILITIES

Coastal Act Requirements

The Coastal Act gives priority to recreational use and encourages the
provision of support facilities,, especially those available to the publjc at a
low cost.

Section 30210. -recreational opportunities shall be provided for the
people consistent with' public safety needs and the need's to ;protect
public rights, rights of private property owners, and natural r@esource
areas from overuse.

Section 30212.5. Wherever appropriate and feasible, public facilities,
including parking areas or facilities, shall be distributed 'throughout an
area so as to mitigate against the impacts, social and otherwise, of
overcrowding or overuse;by the public of,any single area.
(P.
Section 30213. art) Lower cost visitor and recreational
facilities... shall - be'. protected, encouraged, and, where feasible,
provided. Developments providing public recreational opportunities are
preferred.

Section 30220. Coastal areas suited for water-oriented recreational
activities that cannot readily be provided@ at inland water areas shall be
protected for such uses.

Section 30221. Oceanfront land suitable Jor recreational use shall be
protected for recreational use and development, unless present and
foreseeab 'le future demand for public: or commercial recreational
activities that could be accommodated on the, property is :already
adequately provided for in the area.

Section 30222. The use of private lands suitable for visitor-iserving
commercial recreational facilities designed Ao enhance - public
opportunities for coastal recreation shall have priority over private
residential, general industrial; or general commercial development, but
not over agriculture or coastal-dependent industry.

Section 30223. Upland areas necessary to support coastal recreational
uses shall be reserved for such uses, where feasible.

Section 30250. (c) Visitor-serving facilities that cannot feasibly be
located in existing developed areas shall be located in existing isolated
developments or at selected points of attraction of visitors.

Section 30252. (6) The location and amount of new development should
maintain and enhance public access to the coast by assuring that the
recreational needs of new residents will not overload nearby coastal
recreational areas by correlating the amount of development with local

92 8-17-83

park acquisition and development plans with the provision of on-site
recreational facilities to serve the new development.

Definitions

Hostel: Any building or portion thereof or group of buildings contain'ing five
or more guest rooms or suites,, or providing sleeping accommodations for five
or more transient guests for the purpose of providing low cost' public travel
accommodations to recreational travelers. . The, hostel shall provide a. kitchen
and sanitary facilities for use by the transient guests.

Hotel: Any building or pof.@Oon :thereof containing five or more guest rooms or
suites each used, designed or' intended ' to be used, let or hired *,out for
,occupancy by transient guests for, compensation or profit.
Inn: Any building or portion thereof or group- of buildings containing': five or
more guest rooms or suites :each used, designed' or intended to be used, let or
hired out for occupancy by transient guest's for compensation or profit, and
where regular meals may be provided for compensation or profit.

Inn, Bed and Breakfast:- Any building or portion thereof or group of buildings
To-ntaining guest rooms or suites each used, designed or intended to be used,
let or hired out for occupancy by transient guests for compensation or. profit,
and where breakfast meals are provided during -morning hours to such transient
guests for compensation or profit. A use permit shall be required 'for the
establishment of bed and breakfast inns (4 units-or less).

Mote'l Any building or portion thereof or group of build'ings containing five or
more guest rooms or suites where such rooms or suites are directly accessible
from an outdoor parking area and where each is 'used, designed or intended to be
used, let or.hired out for occupancy by trans-ient guests for compensation or
profit.

Resort: Certain selected, sites located within the Coastal Zone have been
@i_llocated for a dispersed type of Visitor Serving Facility such as: dude
ranches, dispersed overnight cabin accommodations, health spas and other- similar
uses. New Visitor Serving Facilities in the "Resort" category shall not be
allowed on resource lands in Agriculture, Forest Lands or Rangeland
classifications. No use permit shall be granted in'Resource Land designations
(AG, RL & FL) until a specific finding has been made that the proposed use is
compatible with the long term protection of resource lands.

Visitor Accommodations and Services: In general they are defined as uses
orientated to serving the needs of the touring public which may include overnight
accommodations, incidental food, drink and other sales and services. (See
Chapter 2 for discussion of uses and categories of visitor accommodations.)

Issues: Recreation and Visitor Serving Facilities

The diversity and relatively unspoiled character of the Mendocino coast's
natural and man-made environment invite the visitor to spend a day or week

93 - 6-8-83

there. A basic attraction is sightseeing by driving along Highway '1, admiring
the. dramatic vistas of sea and shoreline. Tourists are attracted by the
coast's natural habitats, the tide pools, estuaries @and coves, its' "uncrowded"
rural character, and the charm of its villages@, and towns. Popul&r activities
include hiking and walking, picnicking, bicycling,:@ fishing,: abalone diving,
birdwatching, whale-watching and photography. Leading attractions:at specific
points include the Town of Mendocino, the Skunk Train ride from Fort Bragg to
Willits, fishing activity at Noyo Harbor, and the 12 state parks.
On a'peak summer weekend day, when all accommodatlions,are filled, there could be
2,600 visitor parties on the coast, 90 percent of whom will. spend the night
there. Many coastal motels, inns and hotels@. are': reserved: in :advance and
booked throughout the summer. Campgrounds near Mendocino and Fort Bragg are
full during the peak season, while those farther from the heart of tourist
activity usually are fully occupied only over Iong holiday weekends. ThereAs
some evidence that the tourist season is being extended into the ' spring and
autumn, as visitors take advantage of uncrowded accommodations and cheaper
off-season rates.

It is difficult to project increases in tourist activity because of such
unpredictable factors as the availability and price of gasoline. Based on data
from the Department of Parks and Recreation as well as traffic trends on Highway
1, tourism is projected to increase 3 percent per year (not compounded) for the
next 20 years. By the year 2000, peak day use co 'uld increase 60 percent to 4,1.60
parties. During the year starting May 1, 1979 when gas shortages often were' a
deterrent to travel, state park attendance increased 1.5-2.0 percent..

The state parks are the largest, best known and most heavily used recreational
sites along the coast. State parks account for approximately 20 miles 'of
shoreline, or about 17 percent of the County total. Table 3.7-i summariz :es
characteristics of the state parks and lists potential additional development.
This Table.includes**reference to updated information about Westport-Union Landing
'State Beach Park which may be found on page 138. A current study by @ Ihe
Department of Parks and Recreation (DPR) indicates that the existing parks have
the potential for 500 or more additional campsites. It seems unlikely that this
many campsites could be built in the near future. A related question is whether
private enterprise can-meet the need and what assurance private campground owners
might be given that new investment will not be undermined by state park
competition. DPR has no explicit policy on this point, but does maintain lists
of nearby private campgrounds- and available facilities; budget requests must
justify the need for new campsites in the area. State Park campground expansion
proposals are shown as principal permitted or conditional uses on the Land Use
Plan Maps. Chapter 4 lists policies for each location.

Other public recreation sites along the coast are the Wildlife Conservation
Board fishing or boating access points at Kibesillah, Noyo, and Navarro, and
the Caltrans Chadbourne Gulch scenic easement. There are 15 private
campgrounds in the coastal zone,. 5 of which have shoreline access, (Wages
Creek, Doyle Creek, Albion Flat, Anchor Bay, Gualala River Redwood Park).

Presently there are approximately 2,206 overnight accommodation units I including
motels, inns, state park campgrounds and private campgrounds, in the coastal

94 6-8-83

TABLE 3.7-1 EXISnNG STATE PARK FACILITIES AND POTENTIAL DEVELOPMENT
PROPOSED BY DEPARTMENT OF PARKS AND RECREATION SURVEY, 1980

Hame 1,4catiOn Are* F&CiUtiWU3e (Visitor' day$) Additional Potential Development per DPR
Sl@kyone 2 Miles south 3,600 acres Undeveloped 100-150 campsites (many or all primitive, some
Wild:mess of Humboldt/ hike-in only), picnicking, parking. trails,
Stat Park Mendocino County beach
line

Usal Ranch Immediately south To be determined; Undeveloped Day use of beaches and trails, camping,
Project of Sinkyone Wilder- funding currently and back-packing
(proposed) new State Park for acquisition
of approximately
160 acres only

Westport- 20 miles north 11I acres, 3 miles 210 parking spaces, 60 campsites and 100 additional parking
Union Landing of Fort area of ocean frontage chemical toilets, spaces; screening of vehicles from highway
State Beach refuse emu

No day use records
1979t 45,000 camping
MacKerricher Immediately P34 acres, 14i campsites, 10 picnic 50 campsites on present park land;
State Park north of Fort including 454 sites, I miles trail, - Virgin Creek access; highway sign at
Bran leased acres; boat launching facility. Ward Aye.; controlled access at inglenook
funded acqui- boating and fishing can- Fen, shoreline access between Inglenook
sition for 800 cession, 150-person @ Fen and Ten Mile River.
additional acresl campfire center, day-:use
I miles ocean parking for 310
I rontage 19791 689,200 day use
91,300 camping
6.600 turnaways

Jug Handle 5 miles south 733 acres; 3 20 pwking sites, chemical Trail improvements, interpretative
State Reserve of Fort Bragg miles ocean toilet, 3 miles of trails facility, increased access, parking
frontage 1979t 38,900 day use area, camping (it reclassification of
portion tram reserve status possible)

Caspar 4 miles north of 3 acres; 400 feet 25 parking spaces Wheelchair access, sanitary facilities,
Headlands Mendocino ocean frontage 19791 3,000 day use additional beach acquisitions possible
State Beach (approx.) acquisition of nearby campground and of
0.7 acre for additional ;Parking
Caspar 4 miles north of 2.7 acres,. Informal trails Eliminate ownership or Iexpand ownership,
H eadlands Mendocino 2,400 fact ocean 1979- 1,500 day use
State Reserve frontage
Russian Gulch I mile northof 1.253 acres 30 campsites, 14 picnic potential for loo campsites; improved
State Park Mendocino +47 lamed acres; sites, small beach, 12 access to south headlands
2 miles ocean miles of trails, 40-person
frontage group camp, 125-per3on
recreation hall, 16 parking
spaces
19791 $3,300 day use
20,200 camping
4,900 turnaways
Mendocino Adjoining Town of 10,000 feet ocean Undeveloped Sanitary facilities. Interpretive
Headlands Mendocinq frontge 19798 220,000, day use, facility. 212 parking spaces.
State Park separate portion (approx.) Youth hostel. 5 group camps south
south at Big River May 1972-Aoril 19801 of Big River
. 444,0008 day use

Van Damme 3 miles south of 2,143 &am +20 74 campsites. 5"erson Access to coast and pazking
State Park Mendocino leased acres; group camp, 180 day U20 on north pareeIM relocate
1,700 feet ocean parking spaces, 10 picnic group camp
frontage sites, campfire center.
4.5 miles of trails
1979t 83,500 day use
(approx.)
43,100 camping
(approx.)

Greenwood/ Adjacent to 47 acres Undeveloped 20-50 parking spaces, S picnic sites
Elk Project Elk

Manchester Wen of Manchester 972 acres; 17,800 47 camp sites, Information not available
State Beach feet ocean 2 picnic sit=
frontage 1976-771 23,000 day use
No camping

Discrepancy derives from change of counting method during 1979.
See updated (1983) information on page 138.
Sources BlaynorDyett, from data provided by California Depoartment of Parks and Recreation, June t980.

95@

zone, however, there are many overnight accommodations existing outside but
adjacent or close to the coastal zone such as Fort Bragg and Point Arena. :If the
number of accommodations were to increase at the same rate as visitors (60
percent in 20 years), an additional 1,324 units would be needed, for a:, total
3,530 units. Table 3.7-2 illustrates existing and projected distribution of
.is pr opose
overnight accommodations by CAC area and by type of unit based on th:1 d
plan.

Because the Act designates visitor serving facilities as a "priority use", it
logically follows that the plan must retain sufficient sites to meet projected
demand. However, meeting the sections of the Act that call for preser@ ,vation
of special communities and for limiting highway improvements result in',allocating
the increase in visitor accommodations to distribute a higher proportion of trips
south of the Navarro River and a smaller share between Russian Gulch and the
Navarro River. Increases in visitor accommodations in the latter area must be
curtailed, but it remains to be seen how much of the demand can be shi.fted to the
south coast. More quality restaurants, more Jnns and more shoreline: access are
proposed to establish the south coast as a visitor destination area-one that is
closer to home for most potential patrons.

Both the large number of desirable sites for overnight accommodations and the
difficulty of predicting and demand by type (inn, motel, campground) at a
particular location make any plan's compliance with the Act's intent uncertain.
If too many sites are withheld from other development because they might be
needed for visitor accommodations, some owners may never have development
opportunities. Several land use classifications for accommodations are shown:

1. Commercial areas Rural Villages and Fishing Villages within which visitor
accommodations are a conditional use, (Highway 1 between the Noyo Bridge and
Boice Lane, for example), are designated C, RV.or FV on the Land Use Maps.

2. Sites on which visitor accommodations are the primary permitted use. At
some locations, visitor accommodations should be the priority use as
required by the Act, and the Coastal Element must ensure that such
outstanding sites are not preempted by other uses. These sites are marked
by an * on the plan maps for existing uses and by an *C for proposed new
uses. 1

3. Areas within which visitor accommodations are a conditional use (designated
*C on plan). In these areas the appropriateness of overnight accommodations
will depend on the design of the project, its impact on adjoining uses and
coastal resources, and the number of similar accommodations in operation
nearby at the time.

Visitor accommodations outside commercial areas will have widely varying impacts
on adjoining development. An inn may be barely distinguishable from a single
family house, while an RV campground generally should be screened or be out of
the coastal viewshed. The visitor accommodation areas shown on the Land Use Maps
allow the following types of accommodations.

96 8-17-83

TABLE 3.7-2 TABULATION OF EXISTING AND PROPOSED VISITOR ACCOMMODATIONS ILLUSTRATED ON LAND USE MAPS (1). (9)

Motels 'Inns State Park Private Resort Total
(Rooms) (Rooms) Campgrounds Campgrounds (Rooms) Visitor Accommodations
(Spaces) (Spaces)
Existing Add'100) Existing Add'100) Existing Add'100) Existing Add'100) Existing Add] Existing Add'l Total
*2 *2C *1 *IC *3 *3C *3 *3C *5 *5C *C

lorth Coast 0 20 20 50 -- 140 250 160 7 0 277 370 647
'AC Area

orth Central (3) 159 0 0 0 143 40 464 40 0 0 766 80 846
AC Area

South Central (4) 109 20 52 40 104 80 292 80 104 0 661 220 881
CAC Area

South Coast (5) 42 60 56 30 47 0- 345 120 12 0 502 210 712
CAC Area

TOTAL 100 128 294 260 1351 400 123 0 2206 880 3086
ko 310 120
(1) Private residences used as vacation rentals have not been included. (9) Tabulation.does not include visitorserving facilities
(2) Group camps at State Parks have not been included. within RV, FV & Commercial land use classifications.
(3) Excluding the City of Fort Bragg. See Appendix 10 for listing of privately owned visitor
(4) Excluding the Town of Mendocino. accommodations.
(5) Excluding the City of Point Arena. (10) Projected from Planning Commission recommendation based
(6) All open camping at Sinkyone Wilderness State Park. on the following assumption of potential units per land
(7) Approximate number. All open camping at Wage's Creek Beach Campground. use designation on the map.
(8) Excluding group camp at Jug Handle Farm.
Motel 20 units

Inn 10 units
Inn, Bed and Breakfast 4 units
Campground- '40 "units@

80
W

- Inn, Hostel, or bed and breakfast Inn
- Motel or inn, or hotel
- Campground and recreational vehicle park
- Restaurant, boat launching or rental, or visitor-oriented commercial shops
- Resort

To@ ensure that sufficient sites are reserved to meet the Coastal Act'$
.requirement as a priority use to meet identified needs and equitably distributed
along the Mendocino Coast. The types of visitor serving development suitable to
each location are designated on the land use maps based on site characteristics
and compatibility with surrounding development.

Coastal Element Policies: Recreation and Visitor Serving Facilities

3.,7-1 The land use plan designates the existing visitor serving facilities
and reserves appropriate sites for future or potential visitor serving
facilities.

3.7-2 Because unrestricted development of visitor facilities would destroy
those qualities 'that attract both residents and tourists, limitations
on visitor facilities by type and location shall be as set by Policy
3.7-1. and illustrated by Table 3.7-2 which reflects a tabulation based
on land use maps (see footnotes) to avoid highway congestion,
degradation of special communities, and disruption of enjoyment of the
coast.

3.7-3 Visitor serving facilities and proposed sites where the Coastal
Commission has approved the issuance of permits are designated on the
land use maps and are reserved for those visitor accommodations as
described in Chapter 2. Provision has also been made-for the following
visitor services: boat launching or rental, visitor-oriented. and
handicraft shops. Maximum densities have been Identified; precise
intensity of visitor accommodations and development standards and shall
be specified by zoning regulations so the developments will be
compatible with the natural setting and surrounding development.
Visitor serving facilities which might occur in commercially designated
areas have not. been specifically designated, except for the Mendocino
Town Plan. (see Appendix 10 for listing of privately operated visitor
serving facilities.)

3.7-4 Proposed sites or areas for additional visitor serving facilities are
designated and reserved by a number indicating a category of VSF
described in this section subject to the granting of a conditional use
permit. (*C) Maximum densities have been identified; precise
intensity of the proposed visitor accommodations and development
standards shall be specified in the Zoning Regulations and regulated so
that the use will be compatible with existing uses, public services and
environmental resources.

3.7-5 The locations designated and types of use permitted are intended to
result in accommodations of all price ranges, including lower cost

98 8-17-83

ones such as campgrounds and hostels. Lower-cost visitor and
recreational facilities for persons and families of low and moderate
income shall be protected, encouraged and, where feasible, provided.,
Developments providing public recreational opportunities a re
preferred.

3.7-6 The Department of Parks and Recreation is requested to complete all
funded acquisitions. No unfunded state park acquisitions in the
coastal zone are designated by the Land Use Plan, but acquisition
necessary to provide shoreline access at locations shown is consistent
with the plan and provision of access at such locations will not:
require a plan amendment.

3.7-7 State Department of Parks and Recreation shall develop a comprehensive
land use plan and management program to their lands on the Mendocino
Coast prior to any additional development or relinquishment of I)PR
lands.

99 8-17-83

3.8 TRANSPORTATION, UTILITIES AND PUBLIC SERVICES

Coastal Act Requirements
A central - concept of t 'he Coastal Act i s that devel opment shal I , i f poss i bl e,
occur in areas where public services are available. The major public works
policy of the Act applicable to Mendocino County is the limitation on capacity
improvements to Highway 1.

30254. New or@ expanded public works facilities shall be designed and
limited to accommodate needs generated by development or uses permitted
consistent with the provisions of this division; provided, however, that
it is the intent, of the Legislature that State Highway Route 1 in rural
areas of the coastal zone remain a scenic two-lane road. Special
districts shall not be formed or expanded except where assessment for,
and provision of, the service would not induce new development
inconsistent with this division. Where existing or planned public works
facilities can accommodate only a limi 'ted amount of new development,
services to coastal-dependent land use, essential public services and
basic industries vital to the economic health of the region, state, or
nation, public recreation, commercial recreation, and visitor serving
land uses shall not be precluded by other development.

Definitions

Public-Works.as defined by Section 30114 of the Act as:
(a) All production, storage, transmission, and recovery facilities for
water, sewerage, telephone, and other similar utilities owned or
operated by any public agency or by any utility subject to the
jurisdiction of the Public Utilities Commission, except for energy
facilities.

(b) All public transportation facilities, including streets, roads,
highways, public parking lots and structures, ports, harbors,
airports, railroads, and mass transit facilities and stations,
bridges, trolley wires, and other related facilities.
(c) All publicly financed recreational facilities, all projects of the
State Coastal . Conservancy, and any development by a special
district.

(d) All community college facilities.

Special District (Section 30118 of the Act) means any public agency other than
a local government formed pursuant to general law or a special act for the
local performance of governmental or proprietary functions within limited
boundaries. "Special district" includes, but is not limited to, a county service
area, a maintenance district or area, an improvement district or

100 8-17-83

improvement zone, or any other zone or area, formed for the purpose of
designating an area within which a property tax rate will be levied to pay for
a service or improvement benefiting that area.

Transportation, Utilities, and Public Service Issues

The coast's ability to. accommodate major new development will depend upon the
availability of water and sewage disposal systems and additional capacity on
Highway 1 and environmental factors. Other high-cost services--law enforcement,
fire protection, and educati on- -though provided most efficiently for a compact
pattern of development, more easily spread to include new development. The Land
Use Plan does not allocate new development on the basis of available law
enforcement, fire protection, or educational services.

Highway 1 Limitations

The Coastal Act's requirement that the highway "in rural areas of the coastal
zone remain a scenic two-lane road" (Section 30254) imposes definite, but not
easily determined, restraints on development. At present, the highway has only-
two lanes, except for a short, four-lane segment through Mendocino Town and a
continuous left-turn lane between Fort Bragg and Boice Lane north of Jug Handle
Creek and partially through the town of Fort Bragg. Highway 1 is the major-
existing or potential route serving most trips made along the Mendocino coast by
residents, visitors, and local commerce and industry.

The Highway 1 Capacity Study (#14 California Coastal Commission) was prepared
in 1979 as a too] for coastal planning in Marin, Sonoma, and Mendocino Counties.
The study offers some possibilities for increasing capacity and describes
alternative minimum levels of service, and along with Caltrans policies, has been
used as one basis for reaching certain assumptions. The Highway 1 Capacity Study
shall be cited as a reference and placed in the bibliography.

The highway study was evaluated and alternative assumptions were tested. Whether
the 5th, the 30th, or 130th hour is used for consideration, the peak hour will
occur between 1:00 and 5:00 p.m. on summer Sundays with the exception of the Fort
.Bragg area which might indicate that the peak hour could be reached on a weekday
afternoon in the summer. I

The county reviewed the Highway Capacity Study and extrapolated data to mitigate
to an acceptable level any adverse cumulative impacts, consistent with Section
30001(d) of the Coastal Act which states, "That existing developed uses, and
future developments that are carefully planned and developed consistent with the
policies of this division, are essential to the economic and social well-being of
the people of this state and especially to working persons employed within the
coastal zone."

The adoption of those resource policies contained in the County General Plan for
LCP Land Use Classifications of Agriculture Land, Forest Land, and Range Lands,
the application of 50% buildout, the no new parcels smaller than average size,
the proof of water on each new parcel, the requirements for long

101 - 8-17-83

term septage disposal, specific Coastal Act requirements and LCP Policies are
designed to assess future demands on highway use allocations and will further
reduce the adverse cumulative impacts of land use decisions in the LCP
consistent with Section 30001(d).

Probably the greatest development limiting Planning factor in the land use plan
is the availability of water, closely followed by the limit on septic waste
systems. These two factors plus highway capacity and other known planning
constraints have been considered.

Traffic projection is at best 'an inexact science because of variable
.uncontrollable factors. At some point, however, additional development could
-result in congestion causing the significant, cumulative adverse impacts
prohibited, by Section 30250 of the Act.

There are a number of variables that could change travel patterns, and thus
affect available capacity on Highway 1. Some are unpredictable; some will
depend on national, state, or local public policy. Such factors include:

Travel demand. Higher gasoline prices or gasoline shortages could'reduce travel
or,divert it to the Mendocino coast from more distant recreation destinations.
Recreational travel is assumed to increase at 3 percent, uncompounded, per year
during the next 20 years.

Travel Mode. Although tour bus passenger volumes are increasing, the potential
for diveFt-ing visitor trips from cars to buses is less than in many other
recreation areas. The Mendocino coast attracts visitors not because of any one
destination,point (such as Yosemite), but because people like to drive along the
length of the coast, admiring the spectacular scenery.

Household composition and use. If new development on the coast includes a high
Proportion of second homes, weekend travel will increase. On the other hand, if
a high proportion of new residents are retirees, peak hour travel per housing
unit will decline.

Amount of Improvement. For maximum highway capacity, the optimum roadbed width
would be 36 feet: each side consisting of 12 foot lane with a 6 foot paved
shoulder. If Highway 1 were improved to these standards, capacity increases
would range from 6 percent near Gibney Lane to 54 percent at most locations south
of Van Damme State Park (#14, California Coastal Commission). A bridge at Dark
Gulch and massive earth moving around Navarro Head probably would be required.
However, developing the highway for maximum capacity would not be consistent with
the. environmental policies of the Coastal Act. Current Caltrans policy is to
build a 32-foot section-12-foot lanes and 4-foot bikeways, where feasible. The
Land Use Plan designates 12-foot lanes, and 4-foot shoulders except where
topography and absence of development close to the road pose few problems. The
width of the bikeways (see Policy 3.6-16) would vary from 0 to 4 feet depending
on topographic feasibility.

Development Between Pudding Creek and Hare Creek. No improvement of Highway
1-Highway 20 intersection is scheduled. Approval of major development

102 - 8-17-83

proposals near the intersection should be contingent upon an agreement among
Caltrans, the City of Fort Bragg, and the County on an intersection design
that matches capacity and development intensity.

A detailed study of long-term north-south highway capacity needs in the Fort
Bragg area is needed. A design for the, Highway 20 intersection should be
based on clear policies for the future of the Noyo and Hare Creek bridges and
for any other continuous north-south route.

@-Water Supply

Community water supply and sewage disposal systems are described in Table 3.8-3
(See Appendix A5-1). Community water systems rely mainly on surface water
sources, as ground water is not usually available in sufficient supply to serve
high density residential development.

A community water system may be needed for the Town of Mendocino to serve further-
residental and commercial expansion in accord with the Town Plan. The
feasibility of continued development in the Town with a well on each lot has not:
been demonstrated. However, development of surface water (probably requiring,
treatment) or wells and a public distribution system would be an unwelcome cost,
for those who now own dependable wells.

Domestic water supplies are mainly groundwater, which is available in sufficient
quantity at most, but not all locations for low-density residential development.
Lots at Iverson Road have been unbuildable because wells are not productive, and
some wells in Mendocino Town, and other coastal areas are unreliable,
necessitating hauling water during the late summer and fall of dry years. The
California Department of Water Resources, in cooperation with the California
Coastal Commission, and the County of Mendocino has initiated a groundwater
monitoring program as part of a Coastal-wide groundwater study. This study is
continuing, however a report entitled Mendocino County Coastal Groundwater Study,
was published in 1982, which establishes areas of Sufficient, Marginal, Critical,
and Critical Bedrock Water Resource areas, and recommends Land Use Densities in
these areas. As more data is collected, these areas could change; however, this
report currently represents the best available data on development constraints
due to groundwater.

That the Board of Supervisors, having considered the Highway 1 Capacity Study and
the Coastal Groundwater Study and recognize the need for fu.rther study into
highway capacity and wa vailability, adopt the land use density as shown on
the maps adopted by the Planning Commission as a 20-year goal.

Land divisions and development of existing parcels may proceed in accordance with
the adopted maps while the studies are being conducted. This interim development
should not exceed acceptable levels as there is no factual basis for anticipating
buildout of existing and/or newly created parcels at an increased rate over that
of the preceding years which has occurred at a rate of 2-3% per year.

Areas designated on the LCP maps as having a variable density zoning
classification, which are proposed for greater density by the development of a
surface water supply, shall be required to have adequate engineering, proof of
water during the dry season, and operation of the system by a duly licensed Water

103 - 8-17-83

Treatment @Plant Operator of the proper grade. As the County completes its
Coastal Groundwater Study, greater densities may be allowable within the variable
density zoning classifications.

Those area. s, utiliz.ing groundwater, and proposed for development to a greater
density than recommended in the June 1982 Coastal Groundwater. Study shall be
required to have a' hydrological report prepared by a qualified person which
addresses the adequacy of the proposed water supply (proof of water), the direct
effects on, adjacent and surrounding water users, and the cumulative adverse
impacts of the development on the regional water supply.,

FINDINGS

Water Availability Groundwater capabilities shown in the Groundwater Study
indicate the need to encourage the lower densities (parcels lest than five acres
in size) within service delivery areas and be provided for by special district or
development funding. Application of the Coastal Groundwater Study is addressed
by Policy 3.8-9.

Highway Capacity Present Highway 1 use indicates that present and increased
density may result in delays and temporary discomfort of travel in the urban
areas. However, the text recognizes that traffic projection is an inexact
science and, given the current available information, it is difficult to predict
when and where these delays would occur.

It should be noted that the Coastal Commission staff has stated that traffic in
the City of Fort Bragg reaches its peak on weekdays instead of weekends and, in
the staff's opinion, adequate capacity is available to accommodate recreational
travelers. (Reference: Coastal Commission Staff Comments, City of Fort Bragg
LCP, January 15,.1982).

Finally, in agr6ement.with local residents, the Board of Supervisors believes
that the Highway 1 Capaciu Study tends to place densities and population in
areas that are more valuable in their present state for agriculture and timber
resource value and for the protection of other coastal resources.

Further study and monitoring of Highway I capacity and use are, addressed in
Policies 3.8-3 and 3.8-4. The Board recognizes that the 1979 Highway Capacity
Study used only one site in Mendocino County, the intersection of Route I and
Route 128, for an in-depth survey to determine the percentage of visitor traffic,
and that such surveys should be conducted on other segments of Highway 1.

The land use maps as adopted by the Planning Commission would allow an additional
2481 new dwelling units in the Fort Bragg Reach and 848 new units in the Point
Arena Reach. While this amount of development would increase traffic, the
traffic even at full buildout would not increase to that allowed by the Highway 1
Study using the fifth highest hour. (Reference Highway I Study, Table VIII-2 of
June 1979). Using this table all segments within the reaches could accommodate
development in excess of that allowed by the plan maps with the exception of the
"hub" within the city limits of Fort Bragg. This "hub" segment experiences
congestion as does any urban area and according to the study any additional
development would adversely affect this "hub" segment, however, the Fort Bragg
LCP as certified by the California Coastal Commission made findings "that there

- 104 8-17-83

is adequate highway capacity to accommodate recreational travelers, that no need
exists to reserve excess capacity for recreational travelers and- that peak local
traffic does not occur during or directly compete with peak recreational
traffic".

During the life of the plan the Board will recognize the Urban/Rural boundaries
of Fort Bragg to extend wW of Pearl Drive from Highway 1 and east of Highwa, 1
on that line extending on Boice Lane and north to Cleone. The first priority -for
additional development will be encouraged in this area. The second priority -for
development will be in those areas where the groundwater study shows that there
is sufficient groundwater. Development patterns will be closely monitored and an
annual report made to -the Board. The Mendocino County Board of Supervisors will
ask for review of hi'ghway conditions every 5 years, and request that by 1985 a
new highway capacity study be conducted by Caltrans. The Board of Supervisors
may establish fees to provide for lateral accesses east of Highway 1.

Improvements to Highway 1 and use of alternate routes are addressed in Policies
3.8-2, 3.8-5 and 3.8-6.@

SEWAGE DISPOSAL

Public Sewerage Systems

The cities of Fort Bragg and Point Arena, and the towns of Mendocino, Westport,
and Anchor Bay are served by publicly operated sewage collection, treatment, and
70%
disposal systems. In 1983 the City of Fort Bragg's sewage system operated at J
of capacity. It is the only sewage system with capacity to serve significant
additional growth, such as the !odd's Point (already a part of the Fort Bragg
Municipal Improvement District) and south of Hare Creek near Simpson Lane.
Su,bstantial growth could also be accommodated within the city and in areas north
of'Pudding Creek,that may be annexed.

In. 1983 the Mendocino sewage system was operating at about 66% of capacity, and
with a projected population increase under the Land Use Plan, increased visitor
use, and a potential for higher per capita water use if a community water system
is built, indicates that other than minor annexations to the district is riot
justified.

The Westport sewag e system, and the Point Arena sewage system are not sized to
accept significant growth from outside existing district (or City) boundaries.
The community system serving Anchor Bay as of 1983 is inadequate even for current
flows, and repairs currently under consideration will not allow for growth
outside existing Anchor Bay Water Works #2 boundaries. The Anchor Bay system is
currently operating under a cease and desist order, and a new hookup moratorium
imposed by the Regional Water Quality Control Board, will remain in place until
the system is brought up to standard.

ON-SITE SEWAGE DISPOSAL

Most of the Mendocino County Coast depends upon individual on-site septic tank -
soil absorption system. (ST-SAS). These systems can function for many years,
provided they are properly designed, and installed in an appropriate site that
meets all of the requirements of law, and pumped out every 3 - 5 years. There
are areas with severe restraints with respect to on-site sewage disposal systems,

105 8-17-83

e.g. the Pygmy Forest areas, and areas of extremely high winter-time water
tables; however, the land's suitability for on-site sewage disposal must be
evaluated on a parcel by parcel basis. Recent advances in alternative on-site
sewage.. technology can mitigate. some, but not all of the constraints found on
coastal parcels.

The Coast's on-site sewage disposal systems generally are functioning adequately.
:However, some areas, such as the area south of Fort Bragg near Simpson Lane, have
@been identified as areas where. additional growth could cause adverse cumulative
Jmpacts. These areas are identified in 'a Water Quality Control Board document
.entitled "Final Repo rt-As ses sment of Cumulative Impacts of Individual Waste
:Treatment and Disposal Systems'.', February 1982. Procedures contained therein for
:assessing cumulatilve effects will be followed in approving new development in the
;above-mentioned areas.

;:SEPTAGE DISPOSAL

:A primary problem along the coast is Septage-,. the material that accumulates in
.septic tanks and must be periodically pumped out and disposed of. Before 1980,
.almost all septage was disposed of at coastal sewage treatment plants, with a
,very small amount being spread onto agricultural land. Since 1980, however, when
'the City of Fort Bragg began a phase-out of accepting septage and with the other
@sewage treatment plants unable to accept it, more emphasis has been placed onto
1and disposaT. Several soil amendment projects which utilize septage as a
fertilizer and a soil amendment have been approved; the Mendocino Coast is
currently served by such facilities. These coastal . sites have the capacity to
handle septage generated on the coast for the foreseeable future. As privately
operated facilities, they do not have the same inherent guarantee of long-term
operation as does a pub 'licly operated facil1ty. The,County has been negotiating
with the operators to establish a contract to assure long-term future operation
of these sites.

The County, recognizing the potential problems with septage disposal, has
included a County-wide Septage Study for 1983-84, in their County Solid Waste
Master Plan update.

Coastal Element Policies: Transportation Utilities and Public Services

3.8-1 Highway 1 capacity, availability of water and sewage disposal
system and other known -planning factors shall be considered when
considering applications for development permits.

On the rural, side of the Urban/Rural Boundary, consideration shall
be given to Land Use Classifications, 50% buildout, average parcel
size, availability of water and solid and septage disposal adequacy
and other Coastal Act requirements.and Coastal Element policies.

Highway capacity impacts shall be considered in determining land use
classifications and density changes.
3.8-2 Current st *udies indicate a need for future improvement to certain
stretches of Highway 1 and to major intersections. These

106 8-17-83

improvements shall ;be encouraged so as to accommodate essential
industries vital to@ the economic health of the County and other
priority uses under the Coastal Act.

The- Department of Transportation shal'l be requested and urged as a
high priority of public interest and Coastal Act purpose to: -

1. accelerate highway improvement projects along Highway 1 and
those state maintained highway intersections within the Coastal
Zone of Mendocino County.

2. develop a long range . comprehensive circulation plan -f or
Mendocino County coastal. state highways and tributaries
consistent with,Coastal Act mandates.

If the 'objectives of the Coastal Act are, to be met, these goals must
receive,high priority at both local and state levels.

3.8-3 Ca-ltrans shall be requested to con duct a study within two years after
the certification of this Plan based on a detailed origin and
destination survey, trip generation data from different types of
housing and accommodations, and new traffic counts to determine highway
capacity improvement. Safety shall be a major consideration in any
Highway'l study.
3.8-4 Caltrans andior the Coastal Commission shall be requested to monitor
Highway I usage at two-year intervals. The Coastal Act's requirement
that the highway remain a two-lane scenic road in rural areas creates
an obligation to maintain accurate data for planning purposes.

3.8-5 Caltrans shall, in cooperation with the County, set priorities based on
safety requirements and existing highway congestion for improving
segments of Highway 1. Measures to be studied should include minor
re-alignments., width and shoulder improvements, passing lanes, view
turnouts and parking areas, and intersection improvements.

3.8-6 It shall be a goal of the T ransportation Section to achieve, where
possible and consistent with other objectives of The Coastal Act and
plan policies-for Highway 1, a road bed with a vehicle lane width of 16
feet including the shoulder (12-foot vehicle lane and 4-foot paved
shoulder). The minimum objective shall be a 14-foot vehicle lane width
(10-foot vehicle lane and 4-foot paved shoulder). New widening
projects shall be allocated, first to safety and capacity needs and
secondly to paved shoulders.

3.8-7 Land divisions and subdivisions creating new parcels or building sites
or other proposed development, including lot line adjustments, mergers
and issuance of conditional certificates of compliance shall be
approved only where a community sewage disposal system with available
capacity exists and is obligated to provide service or where a
satisfactory site for a sewage system exists. Leach field approval,
shall require satisfactory completion of a site evaluation on the site
of each proposed septic system. A leach field shall not be located

- 107 - &-17-83

where the natural grade exceeds 30 percent slope or where there is less
than 5 feet of soil below the trench if natural grade exceeds 20
percent slope. This septic system policy is consistent with the
Minimum Guidelines for the Control of Individual Wastewater Treatment
and 'Disposal Systems adopted by the Regional Water Quality Control
Board on Apri 1 17, 1979.

3.8-8 Newly constructed public water supply and sewage disposal systems
and expansion of existing systems should ;be designed to serve
development consistent with that permitted :by the Land Use Plan,
provided that a reasonable capacity should be' reserved for potential
industrial development at locations designated-by the plan.

3.8-9 Approval of the creation of any new parcels shall be contingent upon an
adequate water supply during dry summer months which will accommodate.
the proposed parcels, and will not adversely affect the groundwater
table of contiguous or surrounding areas. Demonstration of the proof
of water supply shall be made in accordance with policies found in the
Mendocino 'Coastal Groundwater Study dated June 1982, as revised from:
time to time and the Mendocino County Division of Environmental
Health's Land Division requirements as revised. (Appendix 6)

Commercial developments and other potential major water users that:
could adversely affect existing surface or groundwater supplies shall:
be required to show proof of an adequate water supply, and evidence '
that the proposed use shall not adversely affect contiguous or:
surrounding water sources/supplies. Such required proof shall be@
demonstrated prior to approval of the proposed use.

3.8-10 In order to be developed to the smaller parcel size, areas indicated on
the map as having a variable density zoning classification shall be
required to be served by a public water system which utilizes surface
waters, and which does not impact upon the ground water resource, or by
completion of a hydrological study which supports those greater
densities.

3.8-11 Permits for new installations of septic tanks shall not be issued in
the absence of a long term arrangement for septage disposal for that
specific area.

3.8-12 Caltrans, the- Coastal Commission, the City of Fort Bragg, and the
County shall be requested to develop, as a high priority, an
intersection improvement plan for Highway I at Highway 20.

No major development permits on Todd's Point shall be approved until
such time as agreement has been reached and highway intersection
improvement plans have been approved and funded..

3.8-13 Caltrans shall be requested to provide assistance to the County and
Special District as they carry out their responsibil'ity to develop a
long term circulation plan ' including the planning of highway
improvements to Hare Creek and Noyo River bridges and those tributary
roads now serving the coast,. e.g. Branscomb Road, Greenwood Road.

108 - 8-17-83

3.9 LOCATINGAND PLANNING NEW DEVELOPMENT

Coastal Act Requirements

Virtually every- section of the Coastal Act relates directly or indirectly to
locating and' planning new development. Sections of Article 6 titled
"Development" that discuss visual resources, transportation, and public
services are cited elsewhere in the Coastal Element text.

Section 30106. "Development" means on land,@ in 'or under' water, the
placement or erection of any solid material or structure; discharge or
disposal of any dredged material or of any gaseous, liquid', solid, or
thermal waste; grading, removing, dredging, mining, or extraction of any
materials; change in the density or intensity of use of land, including
but not limited to, subdivision pursuant to the- Subdivision Map Act
(commencing with Section 66,410 of the Government Code), and any other
division of land, including lot splits, except where the land division is
brought about in connection with the purchase of such land by a public
agency for public recreational use; change in the intensity of use of
water, or of access thereto; construction, reconstruction, demolition, or
alteration of the size of any structure, including any facility of any
private, public, or municipal utility; and the removal or harvesting of
major vegetation other than for agricultural purposes, kelp harvesting,
and timber operations which are in accordance with a timber harvesting
plan submitted pursuant to the provisions of the Z'berg-Nejedly Forest
Practice Act of 1973 (commencing with Section 4511).

As Used in this section, "structure" includes, but is not limited to, any
building, road, pipe, flume, conduit, siphon, aqueduct, telephone line, and
electrical power transmission and distribution line.
Section 30250. (a) New residential, commercial, or industrial development,
except as otherwise provided in this division, shall be located within,
contiguous with, or in close proximity to, existing developed areas able to
accommodate it or, where such areas are not able to accommodate it, in other
areas with adequate public services and where it will not have significant
adverse effects, either individually or cumulatively, on coastal resources.
In addition, land divisions, other than leases for agricultural uses,
outside existing developed areas shall be permitted only where 50 percent of
the usable parcels in the area have been developed and the created parcels
would be no smaller than the average size of surrounding parcels.

(b) Where feasible, new hazardous industrial development shall be located
away from existing developed areas.

Section 30252. The location and. amount of new development should maintain
and enhance public access to the coast by: (1) facilitating the provision
or extension of transit service; (2) providing commercial facilities within
or adjoining residential development or in other areas that will minimize
the use of coastal access roads; (3) providing

109 - 8-17--83

non-automobile circ-ulation within the development; . (4) providing adequate
parking facilities or providing substitute means of serving the development
with public transportation; (5) assuring the potential for public transit
for high-intensity uses such as high-rise office buildi ngs and , by (6)
assuring that the recreational needs of new residents w.-ill not overload
nearby coastal 'recreation areas by correlating the amount of development
with local park acquisition and development plans with the provi'sion of
on-site recreational facilities to serve the new development.

New development shall: (1) minimize ri-sks to Ife and
Section 30253. 1.
property in areas of high geologic, flood,, and fire hazard; (2)' assure
stability and structural integrity, and neither create nor contribute
significantly to erosion, geologic instability, or destruction @of the
site or surrounding area or in any way require the construction of
protective devices that would substantially alter naturaI landforms along
bluffs and cliffs; (3) be consistent with requirements imposed by an air
pollution control district or the State. Air Resources Control Board as to
each particular, development; (4) minimize energy consumption and ' vehicle
miles traveled; (5) where appropriate, protect special communities and
neighborhoods which, because of their unique characteristics, are popular
visitor destination points-for recreational uses.

Issues: Locating and Planning New Development

The Coastal Act's mandates for new development emphasize three ideas:

- Concentrate development
- Avoidance of adverse cumulative impacts on coastal resources
- Maintenance and enhancement of public access to the coast
Unless the requirement of Section 30250(a) of the Act that new development be
located "in other areas with adequate public services" is interpreted so
rigidly as to require nearly all growth to occur in the Fort Bragg area, this
phrase must be defined to allow inclusion of communities that do not have
community sewer and water systems. Only Fort Bragg and Point Arena have
community sewer and water systems with more than nominal capacity available
for growth. Other. areas can be said to have "adequate public services" only
if availability of water and/or a satisfactory septic system leach field is
proven on each parcel.,

Areas that can accommodate additional development such as but not limited to
Cleone, Noyo, South Fort Bragg, Mendocino Town, and Gualala would be in "close
proximity to existing developed areas" and are within the urban/rural boundary
designated on the Land Use Plan.

Maintenance of public access and avoidance of adverse cumulative impacts as a
result of new development must be addressed.

The Coastal Commission's interpretive guideline for siting new development allows
a single family residence to be built on each existing lot "unless the total
amount of development permissible in an area under this guideline would be
inconsistent with the Coastal Act."

110 8-17-83

Allowable New Development Versus Potential Market Demand

Assuming no 'change in employment in :the fishing and forest products industries,
unconstrained growth over the next '20 years would add between 1,800 and 9,500
residents to the 1980 population 'estimated at 21,700 by the Mendocino . County
Planning Department @ to reside in the four coastal CAC's (B-D, EPD). Gains in
tourism and retirement population would be the major contributors.
The average annual increase (not. compounded) would range from less than 10.5
percent per year to 2.4 percent. , This may be compared with California State
Department of Finance projections: for the state as a whole of average 'annual
gains of .99 to 1.78 percent to the year 2000. The Department's E-150 series
baseline projection, assuming replacement birth rate and 150,000 net
in-migration per year, averages 1.42 percent annual increase.

Some coastal residents view the high projection (B-D, EPD) as a self- fulfilling
prophecy and believe that 9,500 additional residents would cause adverse
cumulative effects on coastal resources. Although annual average growth might be
much less than 2.4 percent, there may be 9,500 additional residents even if no
new residential subdivisions are approved in unincorporated areas.

Full development is not likely until more than 20 years in the future, but timing
will be influenced by the market and by development phasing controls in, the
Coastal Element implementation program. These controls will be necessary to
comply with the provision of 30250(a) which allows land divisions outside
existing developed areas only where 50 percent of the usable parcels in the
area have been developed and to keep traffic demand within highway capacity.

The limits on new development increase housing costs, but Section 30007.5 of the
Coastal Act requires that "conflicts (between one or more policies of the Act) be
resolved in a manner which on balance is the most protective of significant
coastal resources." Thus, the Land Use Plan growth controls are necessary to
maintain traffic service levels on Highway 1, although the result will be less
affordable housing than otherwise. The inherent structure of the Coastal Act and
specific policies probably would render low and moderate income housing
unobtainable unless fully subsidized.

Coastal Element Policies: Locating and Planning New Development

3.9-1 An intent of the Land Use Plan is to apply the requirement of Section
30250(a) of the Act that new development be in or in close proximity to
existing areas able to accommodate it, taking into consideration a
variety of incomes, lifestyles, and location preferences.
Consideration in allocating residential sites has been given to:

- each community's desired amount and rate of growth.

- providing maximum variety of housing opportunity by including
large and small sites, rural and village settings, and
shoreline and inland locations.

8-17-.83

IIn addition to the consideration-s pertaining to the allocation of
residential sites listed above, all development proposals shall be
regulated to -prevent any significant adverse effects, either
individually or':cumulatively, on coastal resources.
6ne housing unitshall be authorized, except where Planned Development
is designated, on every legal parcel existing on the date of adoption
of this plan, provided that adequate access, water, and sewage disposal
capacity exists:and that the proposed development is consistent with
the environmental and resources,policies of this Coastal Element and is
in conipliance with existing codes and health standards. Determination
of service capacity shall be made prior 'to the commencement of
construction.

3.9-2 The criteria for new land divisions permitted by the land use plan,
outside of the urban/rural boundaries, shall be consistent with each of
the following standards:

a. The new parcels to be created shall be no smaller than the minimum
parcel sizes designated on the Land. Use Maps. The parcel sizes
designated 'on the maps are equal to or larger than the existing
modal, or most common size in the same land use classification
consistent with parcel size requirements of Section 30250(a) of
the Act, thereby eliminating the need for determination of
allowable parcel size on a case by case basis. (see Findings as
related to Land Use Maps and Section,30250(a) in Appendix 12)

It is the express intent of this pol.icy that all considerations
for compliance with Section 30250(a) of the Act have been met at
the time of adoption of the Land Use Maps and that said maps shall
be controlling for purposes of allowable parcel size.

b. No new parcels shall be created unless 50% of the existing usable
parcels within the surrounding area have been developed. Usable
in this context shall be determined on the basis of parcels that
can be physically developed under applicable land use regulations.
For purposes of this provision the "surrounding area(s)" are
defined below:

1. All of that area within the Coastal Zone from the Humboldt
county line to Ten Mile River excluding lands within the
Rural Village land use classification.

2. All of that area within the Coastal Zone from the Ten Mile
River to- the Northern Boundary of City of Fort Bragg
excluding lands within the Rural Village land use
classification.

3. All of that area within the Coastal Zone from the southern
urban/rural boundary of the City of Fort Bragg to the Navarro
River excluding lands within the Rural Village land use
classification and within the town plan boundary of the Town
of Mendocino.

112 8-17-83

4. All of that area wi 'thin the Coastal Zone from the Navarro
River south to Hearn, Gulch and Iverson Road excluding lands
within the Rural Village land use classification.
5. All of that area within the Coastal:Zo'ne from Hearn Gulch and
Iverson Road south :to the Gualal:a , River excluding lands
within the city limits of Point Arena: and those lands within
the Rural Village land use classification.

In using the criteria for each land division,: the area used in each
case shall be the area in which the land division fAlls.

C. In addition to meeting the above criteria'. it is understood that
land divisions must comply with all other applicable policies of
the Land Use Plan and Section 30250(a) of the Coastal Act.

3.9-3 Compliance with the provision of Coastal Act Section 30250(a),
prescribes that land divisions outside the urban/rural boundary can
be permitted only where 50 percent of the usable parcels in the area
have been developed, shall be achieved by ordinance provisions to be
prepared as part of Phase III of the LCP, the implementation
program.

3.9-4 Following approval of each 500 additional housing units in the coastal
zone, or every 5 years, whichever comes first, the Land Use Plan shall
be thoroughly reviewed to determine:

- Whether the Highway I capacity used by non-resident travel
and visitor accommodations is in scale with demand or should
be increased or decreased.

- Whether the plan assumptions about the percentage of possible
development likely to occur are consistent with experience
and whether the allowable buildout limits should be increased
or decreased.

- Whether any significant adverse cumulative effects on coastal
resources are apparent.

3.9-5 Land on the urban side of an urban/rural boundary shall not be subject
to the rural land division criteria of Section 30250(a) of the Coastal
Act.

3.9-6 The County, subject to the phasing set forth in Policy 3.9-2 above, may
allow clustering in the agriculture, rangeland, forest land (not in
TPZ), rural residential-10 and remote residential land use designations
without divisions of land. (see Policy 3.9-8)

3.9-7 Density transfers within a land use designation on an ownership may be
allowed, but density transfers between land use designations on an
adjacent parcel under the same ownership shall be allowed only as
follows. Once the density rights are used, there shall be no further
development or division.

- 113 - 8-17-83

From To

Agriculture ............ Rangeland: Forest Land (not in
TPZ), Remote Residential,- Rural
:Residential-10,
Rangeland ........ @---..Forest Land (not in TPZ), Remote
Residential, Rural Residential-10

Forest Land ..... i.....'Rangeland, Remote Residential,
Residential-10

3.9-8 Subject to the phasing set,forth in Policy 3.9-2 above a use permit
shall be required for a cluster development and shal,l
be granted only if:

1. At least 75 percent. of the project area wi:ll remain' in open
space.

2. The open space area from which density or development was
transferred shall be protected from future division by means such
as contracts with the County, coupled with conservation easement,
open space conservation agreements, or other: appropria te legal
mechanisms.

3. The proposed project is compatible with adjacent farm, range or
forest uses and will not interfere with accepted management
practices on these'lands.

4. The proposed clusters will not inhibit resource management of
the remaining open space, are near existing access routes and
are not in hazard areas.

5. The proposed cluster development will be served adequately by
essential public facilities and services such as highways,
streets, police and fire protection and schools.

6. Site disturbance will be minimized by clustering, road location
along contours and building site selection.

7. Applicable development standards for the zoning ordinance can
be met.

8. In order to insure the preservation of the valuable site resource,
the proposed clustering shall utilize the minimum amount of prime
land.

114 8-17-83

3.10 HARBORS AND COMMERCIAL AND SPORT FISHING

Coastal Act Requirement

The Act's policies support coastal -dependenti development, stressing protection
of fishing, boating and necessary support factlities. These policies include:,

Section 30233(a). The diking, filling or dredging of open coastal
waters, wetlands, estuaries, and lakes shall be permitted in accordance
with other applicable provisions of this division, where there is , no
feasible less environmentally damaging: alternative, and where feasible
mitigation measures have been provided to minimize adverse environmental
effects, and shall be limited to the following: (1) new or expanded-
port, energy, and coastal-dependent industrial facilities, including
commercial fishing facilities; (2) maintaining existing, or restoring
previously dredged, depths fn existing navigational channels, turning
basins, vessel berthing and mooring areas, and boat launching ramps; (3)
in wetland areas . only, entrance channels for new or' expanded boating
facilities; and in a degraded wetland, identified by the Department of
Fish and Game pursuant to subdivision (b) of Section 30411, for boating
facilities if, in conjunction with such boating facilities, a substantial
portion of the degraded wetland is restored and maintained - as a
biologically--productive wetland; provided, however, that in: no event
shall the size of the wetland area used for such boating, facility,
including berthing space, turning -basins, necessary navigation channels,
and any necessary support service facilities, be greater than 25 percent
of the total wetland area to be restored; (4) In open coastal waters,
other than wetlands, including streams, estuaries, and lakes, new or
expanded boating facilities; (5) incidental public service - purposes,
including, but not limited to, burying cables and pipes or inspection of
piers and maintenance of existing intake and outfall lines; (6) mineral
extraction, including sand for restoring beaches, except in
environmentally sensitive areas; (7) restoration purposes; (8) nature
study, aquaculture, or similar resource-dependent activities.

Section 30233(d). Erosion control and flood control facilities
constructed on water courses can impede the movement of sediment and
nutrients which would otherwise be carried by storm runoff into coastal
waters. To facilitate the continued delivery of these sediments to the
littoral zone, whenever feasible, the material removed from these
facilities may be placed at appropriate points on the shoreline in
accordance with other applicable provisions of this division, where
feasible mitigation measures have been provided to minimize adverse
environmental effects. Aspects that shall be considered before issuing a
coastal development permit for such purposes are the method placement,
time of year of placement, and sensitivity of the placement area.

Section 30224. Increased recreational boating use of coastal waters
shall be encouraged, in accordance with this division, by developing dry
storage areas, increasing public launching facilities, providing
additional berthing space in existing harbors, limiting

115 - 8-17-83

non-watbr@-dependent land uses that: congest access corridors, and preclude
boating@ support facilities in natural harbors', new protected water areas,
and in areas dredged from dry land.

Section: 3,0234. Facilities serving the commercial fishing and recreational
boating: industries shall be protected and,' where feasible, upgraded.
Existing commercial fishing and recreational@ boating harbor space shall
not be 'reduced unless the demand for those facilities no longer exists or
adequate , substitute space has been provided. Proposed. recreational
boating@ f'acilities shall, where feasible, be designed and located in such
a fashion as not to interfere with the needs of :the commercial fishing
industry.@

Section@ 30235. Revetments, breakwaters, groi,ns, harbor channels,
seawalls, cliff retaining walls, and other such construction that alters
natural shoreline processes shall be permitted When required to serve
coastal -dependent uses or to protect existing -structures or public beaches
in danger from erosions and when designed to elimin'ate or mitigate adverse
impacts on local shoreline sand supply. Existing marine structures
causing water stagnation contributing to pollution problems and fish kills
should be phased out or upgraded where feasible.

Section 30255. Coastal -dependent developments shall have priority over
other developments on or near the shoreline. Except as provided
etsewhere in this division, coastal -dependent developments shall not be
si;ted in a wetland ....

Issues:@ Harbor, Commercial and Sport Fishing

Members of the fishing community have expressed concern about the future of
their industry in light of Coastal Act mandates because Sections 30224 and
30234 encourage recreational boating without clearly delineating the status of
recreation relative to commercial fishing facilities.

Limited space for expansion at both Noyo and Albion create a need for policies
ensuring that commercial fishing potential will not be limited by compelling
demands for space. Both Noyo and Albion need improved or expanded ice house
facilities, fueling docks, haulout and repair facilities and services for
transient boats such as a grocery store, showers, and laundry, as well as space
for more boats.

The Fishing Village (FV) land use classification as described in Section 2.2
protects the fishing industry at Noyo and Albion but does not address
competitors for space with recreational boating, as do the policies below.

Policies relating to Noyo Harbor are found in Section 4.4, and policies
applying to Albion in Section 4.9. Development of harbors at other locations
in the unincorporated portion of the coastal zone is not anticipated. There
is a potential conflict in competing for harbor space between off-shore oil
development and fish and recreation industries ofthe Mendocino Coast.

116 8-17-83

Coastal Element Policies: Harbors, Commercial and Sport Fishing

3.10-1 At both the Noyo Harbor and Albion Harbor the commercial fishing,
industry is the primary use and shall be continued in conformance
with Coastal Act, Section 30234.

3.10-2 The County should request the Noyo Harbor District to provide advice
on planning and coordinating commercial fishing facilities,
recreational boating, public access and coastal-dependent industrial
development within the Noyo River harbor area, including Noyo Bay -and
all of the area designated as Fishing Village on the land use plan.
Such advice would be considered in any amendment of the land use plan
for this area.

An Albion Harbor District should be formed and encouraged to assume
a role similar to that proposed to be performed by the Noyo Harbor
District. The Albion Harbor District shall then be requested to
advise on the coordination o'f, commercial fishing facilities,
recreational boating, public access and coastal -dependent industrial
development within the Albion River harbor area, including Albion
Cove and all of the area designated as Fishing Village on the land
use plan. Such advice would be considered in any amendment.

3.10-3 All applications for approval of development projects within the
areas described in policy 3.10-1 shall be referred to the
appropriate Harbor District for review. Prior to consideration of
any application for a change in the number or size of boat berths or
for channel or breakwater improvements in the unincorporated area,
the Board of Supervisors shall request a report from the Harbor
District or from interested Harbor District members. Utilizing this
report and other appropriate information, the County, shall analyze
the effect of the proposed action on the commercial fishing industry,
and where adverse impacts are found shall require mitigation measures
such as reservation of a specified number of berths for commercial
fishing boats. The Board shall make a finding as to whether approval
or disapproval of the proposed project would adversely affect the
commercial fishing industry. If adverse effects resulting from
approval are found, the project shall not be approved unless
appropriate mitigation measures are required. If the Board finds
that disapproval of the project would adversely affect the commercial
fishing industry, it may request the assistance of the Harbor
District in negotiating agreements for mitigation impacts that will
allow the project to proceed.

3.10-4 In order to provide for safe and protected anchorages along the
Mendocino coast for the maximum number of vessels, especially during
seasons of heavy fishing activity, the placement and numbers of
permanent moorings shall be regulated.

The Noyo Harbor District may be requested to advise in developing and
if appropriate implementing an ordinance for controlling the use of

117 - 8-17-83

moorings and anchorages' in Mendocino County. In the event that a
H.arbor District or co :mmission is subsequently formed for Albion- (or
any other area) then this , future harbor district may be requested to
provide 'similar advice:ih fts area of concern.

.3.1P-5 County policies shall Support the maintenance and improvement of
existing harbor facilities of the region including the de:sign 'and
construction of a breakwater at Noyo Harbor, formulation of a master
plan for Albion Harbor,, and completion of the Noyo Harbor Master
Plan.

3.10-6 The County shall provide:assistance in securing available fund ing for
the maintenance and improvement of existing harbor facilities.

3.10-7 The County shall encourage improved emergency support services
provided by the U.S. Coast Guard and other emergency response units@

118 8-17-83

3.11 INDUSTRIAL DEVELOPMENT AND ENERGY FACILITIES

Coastal Act Requirements

,The Coastal Act, while emphasizing protection, enhancement and restoration of
coastal resources, recognizes that some industrial and energy development may
need to be located in the coastal zone.

Section 30001.2. The Legislature further finds and declares that,
notwithstanding the fact electrical generating facilities, refineries,
and coastal-dependent developments, including ports and commercial
fishing facilities, offshore petroleum and gas development, and liquefied
natural gas facilities, may have significant adverse effects on coastal
resources or coastal access, it may be necessary to locate such
development in the coastal zone in order to ensure that inland as well as
coastal resources -are preserved and that orderly economic development
proceeds within the state.

Section 30232. Protection against the spillage of crude oil, gas,
petroleum products, or hazardous substances shall be provided in relation
to any development or transportation of such materials. Effective
containment and cleanup facilities and procedures 9fiall be provided -for
accidental spills that do occur.

Section 30250 (b). Where feasible, new hazardous industrial development
shall be located away from existing developed areas.

Section 30255. Coastal -dependent developments shall have priority over
other developments on or near the shoreline. Except as provided
elsewhere in this division, coastal -dependent developments shall not be
sited in a wetland. When appropriate, coastal-related developments should
be accommodated within reasonable proximity to the coastal -dependent uses
they support.

Section 30260. Coastal-dependent industrial facilities shall be
encouraged to locate or expand within existing sites and shall be
permitted reasonable long-term growth where consistent with th i s
division. However, where new or expanded coastal -dependent industrial
facilities cannot feasibly be accommodated consistent with other policies
of this division, they may 'nonetheless be permitted in accordance with
this section and Sections 30261 and 30262 if -(1) alternative locations
are infeasible or more environmentally damaging; (2) to do otherwise
would adversely affect the public welfare; and (3) adverse environmental
effects are mitigated to the maximum extent feasible.

Section 30262. Oil and gas development shall be permitted in accordance
with Section 30260, if the following conditions are met:

(a) The development is performed safely and consistent with the geoloci
lic
conditions of the well site.

119 - 8-17-83

(b) New or expanded facilitie's related to ' such development are
consolidated, to the maximum extent feasible ' and legally permissible,
unless consolidation will, have ',adverse environmental consequences and
will not significantly reduce the number of ' producing wells, support
facilities, or sites required to@ produce the 'reservoir economically and
with minimal environmental impacts.,
(c) Environmental l'y safe and feasible subsea 'completions are used when
drilling platforms@ or islands would substantially degrade coastal visual
qualities unless use of such structures will re:su,lt in substantially less
environmental risks@'.

(d) Platforms or islands will not be sited whe re a substantial hazard to
vessel traffic might result from the facility or related operations,
determined in consultation with the United States Coast Guard and
the Army,Corps of Engineers.

(e) Such development will not cause or contribute to subsidence hazards
unless it is determined that adequate measures will be undertaken to
prevent damage from such subsidence.

(f) With respect to new facilities, all 'oilfield brines are reinjected
into oil-producing zones unless the Division of Oil and Gas of the
Department of Conservation determines -1 to do so would adversely
affect production of the reservoirs and unless injection into other
subsurface zones will reduce environmental risks. Exceptions to
reinjections will be granted consistent with the Ocean Waters
Discharge Plan of the State Water Resources Control Board and where
adequate provision is made for the elimination of petroleum odors
and water quality problems.

Where appropriate, monitoring programs to record land surface and
near-shore ocean floor movements shall be initiated in locations of new
large-scale fluid extraction on land or near shore before operations begin
and shall continue until surface conditions have -stabilized. Costs of
monitoring an 'd mitigation programs shall be borne by liquid and gas
extraction operators.

Section 30263. (a) New or expanded refineries or petrochemi cal
facilities nor otherwise consistent with the provisions of this division
shall be permitted if (1) alternative locations are not feasible or are
more environme 'ntally damaging; (2) adverse environmental effects are
mitigated to the maximum extent feasible; (3) it is found that not
permitting such development would adversely affect the public welfare;
(4) the facility is not located in a highly scenic or seismically
hazardous area ... or within or contiguous to environmentally sensitive
areas; and (5) the facility is sited so as to provide a sufficient buffer
area to minimize adverse impacts on surrounding property.

(b) In addition to meeting all applicable air quality standards, new or
expanded refineries or petrochemical facilities shall be permitted, in

120 8-17-83

areas designated as air quality. maintenance areas by the State Air
Resources 'Board and in areas where coastal resources would be adversely
affected only if the negative impacts of the project upon air quality are
offset by reductions in gaseous emissions in the area by the users of the
fuel , or, in the case of an expansion of an existing site, total site
emission levels; and site levels for each emission type for which national
or state ambient air quality standards have been established do not
increase.

(c) New or expanded refineries or petrochemical facilities shall minimize
the need for once-through cooling by using air cooling to the maximum
extent feasible and by using treated waste waters from inplant processes
where feasible.

Section 30264. Notwithstanding any other provision of this division,
except subdivisions (b) and (c) of Section 30413, new or expanded thermal
electric generating plants may be constructed in the coastal zone if -the
proposed coastal site has been determined by the State Energy Resources
Conservation and Development Commission to have greater relative merit
purs,uant to the provisions of Section 25516.1 than available alternative
sites and related facilities for an applicant's service area which have
been determined to be acceptable pursuant to the provisions of Sect-ion
25516.

Section 30413. (b) The (Coastal) Commission shall, prior to January 1,
1978, and after one or more public hearings, designate those specific
locations within the coastal zone where the location of a facility as
defined in Section 25110 would prevent the achievement of the objectives
of this division; provided, however, that specific locations that Eire
presently uses for such facilities and reasonable expansion thereof shall
not be so designated. Each such designation shall include a description
of the boundaries of such locations, the objectives of this division
which would be so affected, and detailed findings concerning the
significant adverse impacts that would result from development of a
facility in the designated area. The commission shall consider the
conclusions, if any, reached by the State Energy Resources Conservation
and Development Commission in its most recently promulqated comprehensive
report issued pursuant to Section 25309. The (Coastal) Commission shall
transmit a copy of its report prepared pursuant to this subdivision to
the State Energy Resources Conservation and Development Commission.

Section 30515. Any person authorized to undertake a public works project
or proposing an energy facility development may request any 1 ocal
government to amend its certified local coastal program, if the purpose
of the,proposed amendment is to meet public needs of an area greater than
that included within such certified local coastal program that had not
been anticipated by the person, making the request at the time the local
coastal program was before the commission for certification. If, after
review, the local government determines that the amendment requested
would be in conformity with the policies of this division, it may amend
its certified local coastal program as provided in Section 30514.

121 - 8-17-83

If the@ local government does not amend its local coastal program, 'such
person may file with the commission a request for amendment which: shall
set forth the reasons why the proposed amendment is necessary and, how
such amendment is in conformity with the policies of: this division@ The
local government shall be provided an opportuni.ty to set forth the reasons
for its action. The commission may,! after public ':hearing approve - and
certify the proposed amendment if it finds after a careful balancing of
social , economic, and environmental effects that to do otherwise , would
adversely affect the public welfare,. that a public need of an: ''area
greater than that included ' within the certified local coastal Program
would be met, that there is no feasible less environmentally damaging
alternative way to meet such need, and that the proposed amendment is in
conformity with the policies of this division.

Issues: Industrial Development and Energy Facilities

Industries along the Mendocino 'coast are predominantly resource-oriented,
performing the initial processing of raw materials. Most are near Fort Bragg,
the largest coastal community between San Francisco and Eureka. Many of these
industries, while situated along the shoreline, are not strictly coastal
dependent but Mendocino County and the Coastal area are dependent on these
industries. There is a need in the county and on the coast that these
existing industries remain and be allowed to expand as necessary but
traditionally have been located on sites which could be used for coastal
dependent industries. Georgia Pacific's lumber mill is the major industrial
employer in the coastal zone and in conjunction with Louisiana Pacific Lumber
Company and other lumber interests account for about 1,550 jobs. Other local
industries include the Baxman Gravel Company, fish-processing and bo at-building
enterprises at Noyo Harbor.

Onshore oil and gas production could start in the coastal zone within the near
future. The Manchester Anticline Petroleum Project is seeking permits from
the County of Mendocino for the first phase of operations, drilling
exploratory wells on a 1,200 acre site south of Manchester and east of Highway
1. If successful and if the project receives production permits from the county
and the Coastal 'commission, the oil field could be brought into: full
production. The oil could@ be trucked to refineries in the San Francisco Bay
area via Highway 128.

OCS Lease Sales

Outer Conti-nental Shelf (OCS) Lease Sales, as part of a proposed national,
five-year program to explore and develop offshore oil and gas resources,
includes OCS submerged lands off Mendocino County. Although the Secretary of
the Interior in August 1981 withdrew the Mendocino tracts from further
consideration in Lease Sale #53, the initial planning stages for Lease Sale
#73 are underway which could affect the Mendocino coast. In addition, the
Secretary of the Interior has proposed major changes in the "Five Year OCS Oil
and Gas Lease Sale Schedule - January 1982 - December 1986," which could
increase the number of lease sales in California and speed up the leasing
schedule.

122 8-17-83

Throughout California and in Mendocino County, local governments, the State
Government and citizen groups expressed opposition to OCS leasing on -the. North
Coast. @ The Board of Supervisors initially passed resolutions requesting that
the Department of the Interior delay any final decisions on Lease Sale #53
until further environmental studies couTd be completed and that it investigate
the possib 'ility of establishing all or part of Lease Sale #53 as a petroleum
reserve to be used only in a time of national emergency. The Board later
appointed the Mendocino County Technical Advisory Task Force on the OCS to
correspond with the various State and Federal agencies, review all pertinent
documents and advise it on OCS matters. The Task Force has determined that
OCS oil and gas development would create permanent adverse environmental
impacts. As a result of this determination, the Task Force has recommended
that no onshore related oil and gas development be permitted extending to the
3 mile limit which would facilitate OCS development such as pipelines, onshore
marine terminals, gas or oil processing plants, the use of highways and
airports, and the use of harbors.

The Board of Supervisors more recently has passed resolutions requesting the
Department of the Interior to delete the Mendocino coast from any OCS oil and
gas development. The Governor of California has made the same request. 'The
California Coastal Commission has recommended that the Mendocino coastal tracts
be deleted because oil-related offshore and onshore industrial facilities would
not be compatible with policies designed to protect the areas rural and
undeveloped character and its natural resources.

Energy Issues

The 1976 amendments of the Coastal Zone Management Act established the Coastal
Energy Impact Program (CEIP) to provide financial assistance to coastal states
and local governments potentially affected by energy development. In 1979,
Mendocino county received a CEIP grant to evaluate potential impacts
associated with Lease Sale #53. The studies assessed adverse effects on -the
tourist industry and commercial and sport fishing and analyzed siting options
for energy-related onshore facilities.

The CEIP reports determined that both tourism and fishing would suffer revenue
losses after an oil spill. Losses to the tourism industry could range from $1
to $6 million, depending upon the size of the spill, the season in which it
occurred, and the effectiveness of cleanup operations. Potential losses to
commercial and sport fishermen could range between $1 and $7 million,
depending on the season. Federal programs established to mitigate adverse
impacts may be inadequate because of insufficient funds, legal complexities
and bureaucratic delays.

The CEIP studies also assessed five potential County sites for locating
onshore facilities, such as a service base, a gas proce 'ssing plant, or an oil
and gas partial processing facility. None of the sites was completely
suitable in terms of meeting the industry's basic requirements for land, water
depths, and services; protecting sensitive habitats and avoiding hazardous
areas; and conforming with County and local policies for future development.
The study concluded that, given the inadequacies of the representative sites,

- 123 - 8-17-83

and the proximit of excellent facilities in the San Francisco Bay Area, the'
oil industry wouTd be more likely to locate its onshore facilities out,of the
County.

In addition, the Coastal Commission has designated areas in the coastal zone
where the California Energy Commission cannot approve new power plants. In
1978, the Commission adopted a report, Staff Recommendations on Designation of
Coastal Areas Where Power Plants Would Be Inconsistent with Coastal Act
Policies (#20), updated in 1979), that described and mapped areas where siting
a power plant would prevent the achievement of Coastal Act Policies. These
designations are site-specific and are intended to protect critical
environmental resources, recreational areas, agricultural lands, scenic sites,
and areas with inadequate public services. In general, the report indicated
that there is no site suitable for- a power plant along the stretch of coast
from Ten Mile River to just south of Navarro. Power plants could conceivably
be permitted in other areas, primarily east of Highway 1.

Alternative energy sources-such as solar, wind, waves, biomass and
cogeneration (including kelp),-potentially could be developed on the Mendocino
Coast. Currently, there is cogeneration at the Georgia Pacific plant, and
many individuals are becoming more energy self-reliant by solarizing their
homes, using wood stoves, and building windmills. In the short term, the
shift to alternative energy sources, -With the exception of wind power, is more
practical as an individual private endeavor than as a large-scale commercial
venture. PG&E staff believes that the coast could be a 'prime site to test
wind.-generators that would be connected to its power grid.

Coastal Element Policies: Energy Devel:opment
3.11-1 The federal government shall be requested to establish all under-
water lands within the Outer Continental Shelf area as a
petroleum reserve to be used only in a national emergency.

3.11-2 Onshore facilities related to the development of offshore oil and
gas, except for onshore pipelines for natural gas, shall not be
permitted in the coastal zone at this time, because of its
environmental fragility and the difficulty of mitigating potential
impacts. If there is a future need for such development, it may be
considered under the special amendment process provided for energy
projects by Section 30515 of the Act. (See Policy 3.1-26 and 3.1-27)

3.11-3 A full environmental review shall be required as an integral part of
the use permit process dealing with oil and gas development. The
findings and recommendations of the Outer Continental Shelf Oil Task
Force shall be used in making a project determination.

3.11-4 Onshore oil and gas development shall be a conditional use in the
Agriculture, Forest Lands, Range Lands, and Industrial land use
categories. Such development shall include, but not be limited to,
drilling, redrilling, production and abandonment of wells; and
construction and installation of sumps, access roads, piping and

124 8-17-83

storage tanks. Such development permits shall be subject to
standards set forth in Sections 30260 and 30262 of the@Coastal Act.

3.11-5 Pipelines for natural'gas shall-be permitted as a conditional use in
all land use categori-es, subject to at least the following standards
and criteria:
Prio@r to issuing a permit to construct, the County shall require
thafa survey be conducted along the pipeline route to determine
which, if any, coastal resources may be impacted by pipeline
construction and operation. The costs of this survey shall be
borne by the applicant. This survey may be conducted as a part of
environmental review if an Environmental Impact Report is
required.

The survey shall be conducted by a consultant selected jointly by
the applicant, the County, and the Department of Fish and Game.
If the survey determines that the 'area to be disturbed will not
revegetate naturally or sufficiently quickly to avoid other
damage, as from erosion, the applicant shall submit a revegetation
plan. The plan shall also include provisions for restoration of
any habitats which will be disturbed by construction or operation
procedures.

One year after completion of construction, the County shall
require that the area crossed by the pipeline be resurveyed to
.assess the effectiveness of the revegetation and restoration plan.
This survey shall continue to monitor progress on an annual basis,
.until the County feels that monitoring is no longer necessary.

- The County shall require the posting of a performance bond by the
applicant to ensure compliance with these provisions.

- The County shall prohibit the use of herbicides during the
p1peline construction and shall require that excess soil be
delivered to an approved dumping site, after the excavation has
been backfilled and compacted.

- The pipeline shall be sited and constructed in such a manner as to
inhibit erosion.

- Where feasible, pipelines shall be routed to avoid important
coastal resources, including recreation, natural habitat, and
archaeological areas. Unavoidable routing through such areas of
significant coastal resource value shall be'done in a manner that
minimizes the extent of disturbance and erosion.

3.11-6 In sensitive resource areas, the extent of pipeline construction and
ground surface disturbance shall be reduced to a minimum by
res'tricting construction activities and equipment within narrow,
limited and staked work corridors and storage areas. All development

- 125 - 8-17-83

will be done in the least environmentally damaging alternative and will
require mitigation for negative impacts.

3.11-7 Geologic investigations, performed by a qualified engineering
geologist or a registered civil engineer with expertise in soil
analysis shall be required where a proposed pipeline route crosses
potential faulting zones, seismically active areas, or moderately
high to high risk -landslide areas. This investigation shall
evaluate potential risks and recommend mitigation measures such as
pipeline route changes and or engineering measures to help ensure the
integrity of the pipeline and minimize erosion, geologic instability,
and substantial alterations of the natural topography.

3.11-8 New pipeline corridors shall be consolidated within existing
pipeline or electrical transmission corridors unless there are
overriding technical constraints or significant social, aesthetic,
environmental,; or economic concerns.

3.11-9 Electrical transmission and distribution1ines shall be permitted
as a conditional use in all land use categories subject to the
following standards and criteria:

- Electrical transmission line rights-of-way shall be routed to
minimize impacts on the viewshed, especially in scenic rural
areas, and to avoid locations which are on or near sensitive
habitat, recreational, or archaeological resources.

- Scarring, grading, or other vegetative removal shall be minimized
and revegetated with plants similar to those in the area.

- Where above-ground electrical transmission lines would unavoidably
affect views, undergrounding shall be required where it is
technically and economically feasible unless it can be shown that
other options are less environmentally damaging.

- When above-ground facilities are necessary, design and color of
the support towers shall be compatible with the surroundings to
the extent safety and economic considerations allow. Electrical
transmission lines shall not extend along the road
right-of-way for continuous distances and shall avoid the crests
of roadways to minimize their visibility on distant views.

- Related utilities should use existing rights-of-way whenever such
uses are compatible and feasible.

3.11-10 Each application for onshore oil and gas development shall be
processed as two separate conditional use permits. The first
conditional use permit application shall be limited to an
exploratory phase and shall not include provisions for a- production
phase. Conditions of approval shall relate to installation,
operation and completion of the exploratory drilling and shall

126 - 8-17-83

include restoration of the site and mitigation measures 'and
condition of approval. -required by all concerned governmental
agencies. All oil and gas developments, whether for exploration or
production, shall be de@igned and 'sited to prevent or minimize
adverse impacts to 'biological, geological, archaeological,
agricultural, visual and recreational resources. Adequate notice of
all proposed oil a.nd gas @development -shall be given to residents of
the surrounding area. Any approved oil and gas development shall be
installed in a manner which will not have a detrimental impact upon
the surrounding uses of land.
A conditional use p ,ermit application for a development plan shall
include:

- A review of the Exp,@oratory Phase, including a complete evaluation
of the conditions of operation, impact upon the environment and
adequacy of the imposed mitigations.

- A phasing plan for the staging of development, indicating the
anticipated timetable for project installation, completion and
decommissioning.

- Ma s and plans indicating ultimate potential development and its
reTationship to other structures and nearby areas of coastal
resource value, such as sensitive habitats, prime agricultural
land, archaeological sites, recreational areas, etc.

- A plan for consolidating, to the maximum extent feasible
drilling, production and other accessory facilities, inciuding
clustering of wells.

- Plans for eliminating or mitigating adverse impacts resulting both
from standard siting, construction and operating procedures and
from accidents. These shall include landscaping plans, oil spill
contingency plans, fire prevention procedures, procedures for
transporting and disposing solid and liquid wastes, etc.

- Plans and procedures for abandoning and restoring the site.

3.11-11 Upon completion or abandonment of an oil/gas project, all above
ground oil and gas production and processing facilities shall be
removed from the site and the area in which they were located shall
be restored by appropriate contouring, reseeding, and planting to
conform with surrounding topography and vegetation.

3.11-12 The County shall encourage the development and use of alternative
sources of energy, such as wind, solar, wave, and biomass and
cogeneration to meet the coast's energy needs. Alternative energy
facilities for onsite use shall be permitted as a conditional use in
all land use categories. For off-site use, alternative energy
facilities shall be considered as a conditional use in the

127 - 8-17-83

Agriculture, Forest Lands,. Industrial Land and Range Land
categories.

3.11-13 New industrial development shall be contiguous with, or in close
proximity',, to existing developed areas able to accommodate it or
where such, areas are not able to accommodate it, in other areas with
adequate public service and where it will not have significant
adverse effects, either individually or cumulatively, on coastal
resources (Section 30250 (a) of the Coastal. Act).

Future industrial projects shall be consistent with Sections 30251,
30253, 30231 and 30232 of the Coastal Act.

3.11-14 The County shall pursue and develop a County Energy Conservation
Program.

3.11-15 Legally existing development located on industrial designated land
shall be allowed to continue and 'shall be allowed to expand their
current uses consistent with Coastal Act policies and 1to meet
economic and social needs of the County of Mendocino and the coastal
area.

3.11-16 Any development pursuant to this section shall conform with Policy
3.1-26 and 3.1-27, and other applicable policies of this plan.

128 8-17-83

4. LAND USE PLAN:
DESCRIPTIONS AND POLICIES FOR THIRTEEN PLANNING AREAS

4. THELAND USE PLAN: DESCRIPTIONS AND POLICIES FOR THIRTEEN PLANNING AREAS

NORTH COAST CAC AREA

4.1 HUMBOLDT COUNTY LINE TO ROCKPORT PLANNING AREA (Lost Coast).
The northern three quarters (approximately 7.5 miles) of the L ost Coast 'is in
public ownership or is proposed for acquisition by the Department of Parks and
Recreation. Private lands in the 1,000-yard-wide coastal zone mainly are in
the Timber Preserve Zone or in Agricultural Preserve.

Sinkyone Wilderness State Park; Usal Ranch Project

Except for a part of the Bureau of Land 'Management's King Range National
Conservation Area (Chemise Mountain Primitive Area) extending south from
Humboldt County, most of the coastal lzone north of Bear Harbor is Sinkyone
Wilderness State Park. No management plan has been prepared by DPR, and no
developed campsites exist. The Usal Ranch Project, extending from the
Sinkyone Wilderness State Park boundary to a mile south of Usal Creek, is not
a part of DPR's officially funded acquisition program. If funds are
insufficient, acquisition could be limited to a trail easement or other
less-than-full-fee interest in portions of the area. The large beach at Usal
Creek is within the funded acquisition program. Land south of the Usal Ranch
Project is designated for timberland and agricultural use.

Lost Coast residents who have commented on plan proposals for their area
strongly favor preservation of wilderness, and most wish to restrict motor
vehicle access in Sinkyone State Park within the coastal zone.

Coastal Element Policies: Sinkyone Wilderness State Park and the Proposed
Usal Ranch project.

4.1-1 A management plan for the Sinkyone Wilderness State Park and for the
proposed Usal Ranch project shall maintain a wilderness recreational
experience wherever appropriate. A low-impact recreational
experience shall be provided in other areas not adaptable for the
wilderness recreational experience.

The management plan shall include provisions for improved trails,
camp areas and interpretive center, as well as protection and
enhancement of anadromous streams, seal haulout areas, wetlands, old
growth redwood stands and archaeological resources. The Management
Plan and provisions 'for coastal trail access shall be coordinated
with the Humboldt County Local Coast Plan and with the Management
Plan adopted by the Bureau of Land Management.

The plan shall include suitable access for elderly and handicapped

129 8-17-83

persons to the interpretive center proposed for Needle Rock House.
Hiking and desighated.equestrian trails shall be situated in a
manner which will be least disruptive to the environment. Vehicles
shall be restricted to designated roads and parking areas.

4.1-2 In the event that federal, lands within this segment of the coastal
zone are transferred to state ownership, the local coastal plan
indicates on the land use maps that those lands which are presently
administered by 'the Bureau of Land Management as part of the King
Range Nattonal Conservation Area should be transferred to the
California Department of Parks -& Recreation. These lands should be
included wi@thin the boundaries of the Sinkyone Wilderness State Park
and should,be managed by DPR according to state park wilderness area
standards. . A hiking trail should be developed, located generally in
the area delineated on the Land Use Map. It should extend from the
Humboldt County line southward beyond the southern limits of the
State Park and along the Usal Road to State Highway

4.1-3 The Board of Supervisors or appropriate entity should continue to
negotiate for a trail from Humboldt County line southward to connect
with other trails within the Coastal Zone.

Designated Access Points, Trails, and Recreation Areas

Policies for all access, points, trails, and recreation areas are in Section
3.6 and 3.7. Policies specific to locations in this planning area are listed
below in geographic order from north to south. Each access point (other than
fee access where designated) will need to be acquired by acceptance of an
offer of dedication or by purchase by an appropriate public agency or private
organization as described in Section 3.6.

Briceland Road

Location: County Road 435 from Four Corners to (north of) Bear Harbor
paralleling the coast through Sinkyone Wilderness State Park.

Characteristics: Approximately six miles of County maintained road,
suitable for hikers and equestrians. Potential trails connect to
shoreline.

Existing Development: unpaved.

Potential Development: Complete to Bear Harbor.

Whale Gulch

Location: 3 miles south of Humboldt County line; I mile southwest of
Four Corners.

Ownership: Bureau of Land Management and California State Department of
Parks and Recreation - Sinkyone Wilderness State Park.

- 130 - 8-17-83

Characteristics: Access. via Briceland Road to trail from Low Gap Creek
to sandy beach. Trail adjoins a wetland and riparian area.

Existing Development: Beach used for fishing and diving, primitive
camping.

Potential Development: Improved Hike-in camping area.

Policy:
4.1-4 The method of limiting vehicle access to Briceland Road (County
Road 435) shall be based upon the management plan to be
developed by the Department of Parks and Recreation. Hiking or
equestrian trails shall be extended from Usal Road, utilizing
existing trails whenever appropriate, as indicated on the Land
Use Maps. Vehicles shall be restricted to designated roads and
parking areas. Vehicle access shall not be prohibited except
as agreed by Mendocino County.

Bear Harbor

Location: 6 miles south of Humboldt County line, 6.2 miles southwest of
Four Corners.

Ownership: , California State Department of Parks and Recreation
Sinkyone Wilderness State Park.

Characteristics: Access via Briceland Road to beach trail. Secondary
trail access from two points on Usal Road along old jeep trails.

Existing Development:, Beach used for fishing and diving, primitive
camp.ing.

Potential Development: Improved Hike-in camping area.

Policy:
4.1-5 The method of limiting vehicle access to Briceland Road (County
Road 435) shall be based upon the management plan to be
developed by the Department of Parks and Recreation. Hiking or
equestrian trails shall be extended from Usal Road, utilizing
existing trails whenever appropriate, as indicated on the Land
Use Maps. Vehicles shall be restricted to desi -gnated roads and
parking areas. Vehicle access shall not be prohibited except
as agreed by Mendocino County.

Jackass Creek

Location: Approximately 14 miles north of Usal Road turnoff from
Highway 1.

Ownership: Private, in proposed acquisition area for Usal Ranch Project.

131 8-17-83

Characteristics: Rocky shore and cliffs border a 500-foot sand beach.
Seasonal summer lagoon. Trails connect this old mill site along old jeep
roads from Usal Road.

Existing Development: Beach-used for fishing and day use.

Potential Development: Hike-in camping area.

Policy-
4.1-6 This area should be acquired and managed by the California
State Department of Parks and Recreation. At- the time of any
coastal development. permitj if this area is not acquired by the
Department of Parks and -Recreation an offer to dedicate an
easement for public access shall be obtained for that area
delineated on the Land Use Maps consistent with policy 3.6-5.

Little Jackass Creek

Location: 13 miles north of the Usal Road turnoff at Highway 1.

Ownership: Private.

Characteristics: Former "dog-hole port" reached via old trails. Rocky
shore and cliffs border a 300-foot sand beach. Sensitive marine habitat
area. Trails provide views of this rugged coastline.

Existing Development: Beach use, primitive camping.

Potential Development: Improved Hike-in camping area.

Policy:
4.1-7 This area should be acquired and managed by the California
Department of Parks and Recreation. At the time of any coastal
development permit, if this area is not acquired by the
Department of Parks and Recreation, an offer to dedicate an
easement for public access shall be obtai.ned for that area
delineated on the Land Use Maps consistent with policy 3.6-5.

Usal Creek

Location: 6 miles north of Usal Road turnoff at Highway 1.

Ownership: Private - Georgia Pacific.

Characteristics: A 112 mile long beach and 5 acre lagoon are bordered by
a large area of level land suitable for car campi-ng. Area i s reached by
a short trail from Usal Road.

Existing Development: None; currently used for primitive camping.

Potential Development: Car camping, restroom facil'ities, picnic area.

132 8-17-813

Pol icy:
4.1-8 This area should be acquired and managed by the California
Department of Parks and Recreation. At the time of any coastal
development permit, if this area is not acquired by the
Department of ;,Parks and Recreation, an offer to dedicate an
easement for public access shall be obtained for that area
delineated on the Land Use Maps consistent with policy 3.6-5.

Usal Road

Location: Humboldt County Line to Highway 1, three miles north of
Rockport; County Road 431.

Characteristics: Approximately 30 miles of County maintained road,
unpaved, suitable for hikers and equestrians. Potential trails connect
to shoreline. During the winter months vehicular traffic is difficult and
may become dangerous at times.

Existing Development: Designated by County Trails Plan.

Lost Coast Trails

Policy:
4.1-9 Designated portions of the Usal Road and of State Highway One
within the coastal zone shall be designated as the main coastal
trail for the area of the coast lying north of Rockport. These
segments shall be connected using both existing and newly
proposed alignments, extending into Humboldt County as
indicated on the Land Use Maps. Vehicles shall be restricted
to designated roads and parking areas.

Policy:
4.1-10 Coastal trails shall be established for hiking and equestrian
use as designated on the Land Use Map connecting shoreline
access points along the Briceland Road and Usal Creek, and
aligned with other trail segments to the south. Vehicles shall
be restricted to designated roads and parking areas.

Policy:
4.1-11 The coastal' trails for hiking and equestrian use which connect
Usal Road with coastal beaches along the Lost Coast area should
utilize existing roads and trails where feasible to minimize
disruption to the environment *. Parking areas at Usal Road
trailheads shall be provided to encourage hike-in recreation.
Since most of these parking areas would be outside the coastal
zone, this would be a worthwhile project involving close
coordination between the Coastal Element and the General Plan
Land Use Element.

- 133 - 8-17-83

Visitor Accommodations and Services: No sites have been designated for
visitor accommodations@ and services@ as a principal permitted :use in the
Humboldt County Line, to Rockport Planning Area. However, the following
sites have been designated as a conditional use for visi@tor serving
facilities:

Whale Gulch DPR proposed campground
Bear Harbor DPR,proposed campground
Jackass:Creek DPR proposed campground
Little jackass Creek DPR:proposed campground
Usal Creek Proposed campground

134 - 8-17-133

4.2 @ROCKPORT TO LITTLE VALLEY ROAD PLANNING AREA
,(Includes Westport, Inglenook)

This: planning area, is characterized by two dis'tinct natural settings: the
narrow or nearly non-existent coastal shelf north of Ten Mile River and the
gentle slopes separated from the ocean by dunes extending from the river to
Little Valle Road north of Cleone.
y

Potential development hinges upon access via Highway 1 and Branscomb Road.
An substantial -capacity improvement to Highway 1 would require some cuts and
y
fills and bridges. Most traffic on this segment of the highway also will use
the section between Little Valley Road and Fort Bragg, where no additional
capacity will be available.

North Coast CAC proposes improvement of Branscomb Road, with a possible future
connection to the Central Valley to divert trips between . U.S. 101 and the
Westport area away from Fort Bragg.

Major development in this area is constrained due to the topography, the
agricultural and timber resources and the highly scenic character of much of
this segment of the coast. North of the Ten Mile River the coastal zone
boundary is 1,000 yards from the shoreline, nearly all of it visible from
Highway 1. This stretch is grand in scale, containing spectacular meetings of
land and sea as the highway.climbs to provide sweeping views of the Lost Coast
and drops to narrow gulches near the shore. The most spectacular views have
.been permanently protected through public acquisition of lands lying between
Highway 1. and the ocean. 80% of the land west of Highway 1 in this area is in
'public ownership. This plan has given further protection to the scenic and
.rural qualities of this area by ruling out creation of major new subdivisions
and by the retention of rangelands and timberlands in large parcels and by
designating specific areas between Hardy Creek and the Ten Mile River as highly
@scenic areas within which new development must be subordinate to the character
,of its setting consistent with Policy 3.5-3. The plan recognizes the existing
subdivisions: Ocean Meadows, Seaside and Westport Beach Subdivision where each
ex1sting legally created parcel in each subdivision is allowed one residence as
a principal permitted use.

The Coastal Element meets further Coastal Act requirements by directing growth
to areas with available services. The plan does not anticipate formation of
new districts to provide water or sewage services in this area but does
recognize that the formation or expansion of existing districts requires a
coastal development permit (30254).

The Coastal Element calls for most new housing units to be in Westport Beach
Subdivision and in the town of Westport. Illustrated on the Land.Use Maps are
other areas where land divisions could occur - mainly between Inglenook and
Little Valley Road.

135 8-17-83

Westport Beach Subdivision

The Westport Beach Subdivision Map (dated' 1971) shows that this subdivision
lies east of Highway 1 with the exception of one parcel and that 33 of its 80
20-acre residential parcels are located wholly within the coastal zone. A
study prepared by the California Coastal' Commission staff in 1978 concluded
that 20 parcels mare bisected by the zone and that of those twenty only three
parcels has the primary building, site within the coastal zone, thus at full
buildout 37 homes will be constructed on roughly 700 acres (some parcels are
larger than 20 acres) within the coastal zon6.11

Site development: review shall be: a requirement for new development within the
Westport Beach Subdivision.

Coastal Element Policy: Westport Beach Subdivision

4.2-1 All of 'the existing parcels of the Westport Beach Subdivision which
are located wholly or . partly within the coastal zone shall be
recognized as legal subdivision lots.

That portion of the subdivision which is located within the coastal
zone shall be designated on the land use maps as Remote
Residential, with a minimum parcel size of 20 acres (RMR-20),
corresponding to the average size of the existing parcels.

One housing unit shall be allowed as .a principal use on each
existing parcel, provided that prior to the issuance of a coastal
development permit for any new development, all of the applicable
standards and policies of this plan shall be met.

Westport

During the 1880't Westport was a lumber shipping point and supply center for
mills and lumber camps north of Ten Mile River, -potentially rivaling Mendocino
in size. Today its cluster of 50 buildings huddled against the elements
retains clearly defined town edges almost unknown in' California. Westport's
spectacular setting and its compact form contribute more to its character than
does the architecture of individual buildings. Except for the Switzer-Fee
house (c.1884) just south of town, Westport consists of modest homes, most
old, a few new. or remodeled. Its grocery store, post office, two inns,
restaurant and deli provide as many services as resident and tourist
populations can support. Many residents work in Fort Bragg.

The Westport County Water District provides service water and sewage
collection and disposal to 54 users. Expansion of system capacity is not
contemplated by the District or proposed by this plan. Westport does need a
community building, a building to house fire equipment, and a playfield. Gradual
increases in visitor traffic and new homes in Westport Beach Subdivision to the
north will support increased retail sales and service in town.

136 - 8-17-83

Coastal Element Policies:, Westport

4.2-2 Westport shall be designated,a Rural Village, as described in the
Land Use classification section. Commercial uses shall be limited
to. both sides :of Highway -1 between the southern boundary',, of the
treatment plant: on the north to the east jog in the highway to the
south.

4.2-3 Shoreline access for residents and visitors shall be provided at
Pete's Beach in conformance with Policy 4.2-11.

4.2-4 Future development of Westport as a Rural Village shall require that
new development be compatible with existing development relative to
scope and scale.

Designated Access Points,.Trails, and Recreation Areas

Policies for all access points, trails ' and recreation areas are in Section
3.6 and 3.7. Policies specific to locations in this plann-ing area are listed
below in geographic order from north to south. Each access point (other than
fee access where designated) will need to be acquired by acceptance of an
offer of dedication or by purchase, by an appropriate public agency or private
organization as described in Section 3.6.

Cottaneva Creek/Rockpqrt Bay

Location: 0.75 mile west of Highway 1 at Rockport.

Ownership: Private'. (LP)

Characteristics: , Large flat that was former mill site; beach is used for
rock and surf fishing and abalone diving.

Existing Development: Access from Highway 1 along Louisiana Pacific
logging road to beach and old mill site. Picnic tables, camping area,
lagoon during some months.

Potential Development: RV campground

Policy:
4.2-5 Site is designated for privately developed campground and/or
hostel. At those times when the campground is open for
business on specific days and hours an entrance fee may be
charged to the general public as long as the visitor serving
use remains. Public access without an entrance fee shall be
provided consistent with policy 3.6-5 if a use other than a
visitor serving use is permitted on the site.

137 8-17-83

Juan Creek

Location: 0.5 miles south.of where Highway 1 turns east to Leggett.

Ownership: @Private.

Potential Development: 'Public parking in Caltrans turnouts, pedestrian
accessIto beach by trail east of Highway 1 down to Juan Creek then under the
bridge to and along the beach.,

Policy:
4.2-6 Offers to dedicate an easement for public access shall be
required for the. areas @shown on the land use plan map consistent
with.Policy 3.6-5.

Westport - Union Landing State Beach
'Location: In two segments, .4 and 2.6 miles long,@west of Highway 1,
north of Westport.
Ownership: Private (except 60 acres)'

Characteristics: The park unitlextends along 3.3 miles of shoreline, and
consists of sandy beaches, tidepoolt and reefs, and blufftop area adjacent
to and west of Highway 1.

Existing Development: This park unit is virtually undeveloped; facilities
have been limited to portable toi,lets, trash cans and informal parking
.areas. The combination of limited formal development and the lack of
,visitor supervision with heavy use has resulted in erosion, sanitation,
,resource degradation and user safety@problems.

Potential Development: (as proposed by Immediate Action Plan prepared by
the California Department of Parks and Recreation, dated February, 1983)
,Restore damaged scenic resources using landscaping techniques. 180 -
vehicle parking- limit includes 50 day use sites. Day use areas will allow
access to De Haven and Howard Creek Beaches, one will be designated for use
by elderly and handicapped people. 10 concrete block restrooms, trash
collection facilities and a mobile or modular residence/headquarters
building.

Policy:
4.2-7 The California Department of Parks and Recreation shall develop
a management plan which provides a combination of daytime and
overnight accommodations for this area. Facilities and uses
shall be installed and maintained in a manner which will be
least disruptive of this fragile coastline environment, which
will not be visually obtrusive from Highway 1 and which will
provide safe viewing and beach access for elderly and
handicapped persons.

138 8-17-83

Branscomb Road Inland Trail

Locatio.n: One mile north of Westport; Highway 1 northeasterly to
Laytonville.

Existing Development: East-west partially dirt partially paved road,
unsuitable for cyclists; designated on County Trails Plan..

Policy:
4.2-8 Branscomb Road should be placed on a high priority as a major
access road from Highway 10,1 to the coast.

Wages Creek

Location: West of Highway 1, 0.7 miTes north of Westport..

Ownership: Private; two ownerships.@

Existing Development: 175 unit campground.

Policy:
4.2-9 At those times when the campground is open for business on
specific days and hours an entrance fee may be charged to the
general public as long as the visitor serving use remains.
Public access without an entrance fee shall be provided
consistent with policy 3.6-5 if a use other than a visitor
serving use is permitted on.the site.

Westport - Union Landing State Beach: Pete's Beach

Location: .3 miles north of Westport, west of Highway 1.

Ownership: California Department of Parks and Recreation.

Exi sting Development: Trail to blufftop and shoreline; large turn out
along Highway 1. Major beach for Westport residents.

Potential Development: Day use for residents and visitors. Improved
parking area and Highway 1 access sign.

Policy:
4.2-10 Department of Parks and Recreation shall develop and manage
this area as an important access point for Westport residents
and others if consistent with the overall management plan.
After development, coastal access shall be signed along Highway
1.

Caltrans Scenic Easement (Chadbourne Gulch Property)

Location: West of Highway 1 extending 0.5 mile north and .7 mile south
of Chadbourne Gulch.

139 8-17-83

Ownership: Acquired by Caltrans with federal -funds. Terms of grant do
not permit intensive use, defined toinclude camping.

Existing Development: Dirt road 'leads to beach @at Chadbourne Gul'ch
providing one of few beach access points for handicapped.

Pote ntial Development: Parking area and trail.to beach at Bruhel Point..

Policy:
4.2-111 The California Department of Parks and Recreation or Caltrans
should develop a management plan for day us *e in this area Which
I the
includes access to the beach at Chadbourne Gulch and to!
coastal headlands trails extending '-southward from this area
within the Caltrans p@operty. This :plan should provide for an
adequate parking area: and sanitary' facilities to accommodate
the day Use visitors.: Tree removal, shall' be a part of this
management plan to improve the views to the coast while at' the
same time providing proper landscaping to, screen the parking
area and sanitary facil'ities.

@Chadbourne Gulch to Newport,
Location: Caltrans. scenic easement (Chadbourne 'Gulch Property) to
Newport.

Ownership: Private.

Potential Development: Blufftop trail on Caltrans easement only.

Policy:
4.2-12 Offers to dedicate an easement for public acces's shall be
obtained for those areas shown on the land use plan map
consistent with Policy 3.6-5.

.South Kibesillah Gulch Fishing Access

Location: West of Highway 1; .5 miles north of Abalobadiah Creek.

Ownership: Wildlife' Conservation Board (WCB), California Department of
Fish and Game--6 acres.

Existing Development: Restrooms, picnic tables, and improved trail down
the bluff to the beach are maintained by the Mendocino County Department
of Parks and Beaches.

Policy:
4.2-13 Existing offers of lateral access dedication on 2 parcels north
of South Kibesillah Gulch Fishing Access, one for 25 feet from
the property boundary, the other for.25 feet from the mean high
tide, by Cronemiller and Garcia, are found inappropriate
because there is sufficient public access at the Fishing Access,
a continuous blufftop trail is not proposed by the Coastal

- 140 - 8-17-83

El ement,: and no beach exi sts. These offers shal 1 be
relinquished.

Potential Development: An access stairway should be provided.

Seaside Creek,

Location: One mile north of Ten Mile River Bridge . at the mouth of
Seaside@Creek and the beach extending south to Ten Mile River.
Ownershi@p: Seaside Beach @is listed by' Mendocino County Department of
Parks and Beaches as a County operated beach owned @by Caltrans, but
boundaries are uncertain. :The, beach west of Highway 1. may be privately
owned; prescriptive rights may exist.

Existing Development: Sand beach allowing trail connection between
Seaside Creek and, Ten Mile Beach during summer. County maintains bumper
logs and trash receptacle.

Potential Development: Improved parking area; restrooms.

Policy:
4.2-13 The Department of Parks and Recreation shall be requested to
clarify beach ownerships at Seaside Creek and should acquire
and accept access offers for easements to any private beach area
extending from this point south to Ten Mile, River. The
resultant stretch of beach access should be 'incorporated with
that which is currently owned and managed by the, Department of
Parks and Recreation. This would coincide with :the manner in
which the public is now using this stretch of the shoreline.
Any future improvements to the Seaside Beach access shall
facilitate its use by elderly and handicapped persons.

Seaside Creek to Pudding Creek Trail

Location: Extending along shoreline from Seaside Creek-Ten Mile River
south to Pudding Creek.

Ownership: Mostly public (MacKerricher State Park); private at Ten Mile
River -mouth. The beach parcel adjoining Ocean Meadows subdivision
appears to have been retained. by the subdivider; however, a walkway 15
feet wide from the top of the bluff has been improved and dedicated to
public use. Owners of four lots (Dorn, Perkins, Miller and Aurswald)
have recorded offers of dedication of 1/31 interest in the beach parcel
and access along the west property line to the toe of the bluff. See
above for ownership at Seaside Creek.

Potential Development: Hiking and equestrian trail following beach for 8
miles. Usable from Seaside Creek in. summer and from Ten Mile Bridge and
Pudding Creek year round. Alternative coastal trail for non-vehicular
use.

141 - 8-17-83

Pol i cy:
4.2-15 Existing offers-,ofAedicatton from lot owners in Ocean Meadows
shall be '.accepted !after construction of improvements at Seaside
Creek and@ additional offers shall be requi'red as a condition of
permit ap@proval: so, that public access to ',the. toe of the -bluff
is assured. The existing public walkway :shall remain open to
public use, but shall-not be indicated on Highway 1 signs.

Because of the sometimes hazardous conditions occasioned by
tidal aciion and stream conditions at the mouth of Ten Mile.
River, 'the coastal trail in this area shall be segmented,'
rather than ind'icated as a continuous trail system'. One:*
i -h
segment shall 'extend from Seaside Creek' Beach south to 1. e@
northern bank of @,Ten Mile River. Another segment shall : extend.
'ide of' Ten Mile River al'ong the shorel'ine of'
from the south@ s
MacKerricher State Park to Pud6ing Creek.
T6:n Mile River
Location: Four sites for boating access have been evaluated:
- North bridgehead,' Old Highway 1 6ridge;
- County Road 428 at north bank;.
- Offer of dedicatfon of floating easement along 1 mile of north
bank by Wallihan;
- State property on south bank adjoining west side of Highway 1
bridge.

Ownership: Private.
Existing Development: Public access to Ten Mile River currently is
available only on weekends holidays and some winter months via Fort Bragg
to Georgia-Pacific haul road. No boating access is currently available'
on the Ten Mile River.

Potential Development: The southwest bank access point-can be opened by
the Department of Parks and Recreation on public lands.

Policies:
4.2-16 Power boats shall be prohibited on Ten Mile River,
except for outboard motors traditionally used for trolling.

4.2-17 Department of Parks and Recreation should develop access,
including boating, from the south bank, in conjunction with the
present weekend holiday Georgia Pacific haul road access
program on public lands. At such time as any coastal
development permit is sought for land adjacent to the river, if
this boating access has not been established, as a condition of
permit approval, an offer to dedicate river access shall be
required for the area adjacent to the public lands consistent
with Policy 3.6-5. If boating access is subsequently
established on the public lands, this offer shall be
extinguished.

- 142 8-17-83

4.2-18 The existing offer of dedication on the north si-de of Ten Mile
River by Willihan, shall be relinquished at the time boat
launching access becomes available on' the south side of Ten
Mile River. If boat launching access 'does not become available
on:' the south side - of Ten Mile River- within five years, -this
policy will be re-evaluated' to determine the possibility of:
other options.

MacKerricher State Park (Northern portion) (I'nglenook Grange Trail)
The.park,is approximately 8 miles long and falls into two planning areas. Funded
acquisition could: add about 800 acres more or less to: the park in the Ten Mile
Dunes and I'ngleno6k Fen areas.
Locatfon- South bank of Ten' Mile River at Bridge (see discussion above
under'Ten Mile River Access).,.

Location: Inglenook Grange.

Ownership: Private and public.

Potential Development: Parking location for limited scientific access to
Inglenook Fen.

Policy:
4.2-19 The Department of Parks and Recreation shall be requested to
prepare a General Plan for MacKerricher State Park that
provides access to Ten Mile River and Inglenook Fen at
designated locations and subject to conditions necessary for
preservation of the natural environment of the park. Off-road
veh'icles shall be excluded.

A parking area shall be signed and improved by DPR utilizing
the existing widened Caltrans right-of-way located on the west
side 'of Highway 1 several hundred feet south of the Ten Mile
River bridge. A trail system shall be developed by DPR, in
conjunction with Caltrans and private property owners, to
connect this parking area via an existing trail entrance which
is located at th.e southwest corner of the bridge. A fenced
trail and a marked, at-grade crossing of the Georgia-Pacific
haul road shall connect with the DPR lands on the south bank of
Ten Mile River.

Limited access for scientific study of the Inglenook Fen and
Sand Hill Lake area shall be provi*ded immediately adjacent to
Highway 1 in the vicinity of the Grange Hall upon property to
be acquired by the Department of Parks and Recreation.

.Policy:
4.2-20 The Land Use Maps indicate that several parcels owned by the
Bureau of Land Management are located in the area between Ten

143 8-17-83

Mile River and Sandhill Lake@ and -Inglenook Fen. These lands
should be transferred to the California Depa:rtment of Parks and
Recreation. These lands should : be : incorporated into the
existing holding of the adjoining MacKerricher State Park.@ The
area shall be managed as a natural : habitat area in conjunction
with passive recreational uses and du:nes',stabilization program.

Policy:
4.2.21 The Georgia-Paciffc Corporation, haul road, under a special
management agreement with the 'California Department of Parks and
Recreation, presently provi'des weekend and holiday vehicular
access to the long stretch of public beaches which extend from
Fort Bragg north to Ten Mile River. ' This private roadway, whic@
travels -through the entire length: of the . MacKerricher Sta.t@
Park, should be acquired. by DPR, an'd incorporated into its .
management plan- for the park, if at: any time during the life of
the Local Coastal Plan the pro 'perty -owner desires to sell , trade
or surrender this property.,

Visitor Accommodations @and Services: Visitor accommodations and services are
Fm-itted use in the Rockport to' Little Valley Road
designated as a principal pe
Planning Area at the following locations:

Howard Creek Ranch existing inn
DeHaven Valley Farm existing inn
Wage's Creek Beach Campground existing campground
Stone Painting,Museum existing service

In addition, several visitor serving facilities are located in the Rural
Village of Westport, but have hot been designated on 'the land use map.
These include the Westport Inn, the' Lost Coast Restaurant, and the
Cobweb Palace..

The following sites have been designated as a conditional use for visitor
serving facilities:

Rockport Bay, Cottaneva Creek proposed campground
Juan Creek proposed inn
Union Landing proposed inn and/or restaurant
Westport Union Land State Beach proposed campground
Wage's Creek, east of Highway 1 proposed campground
Wage's Creek, north proposed restaurant
Chadbourne Gulch proposed campground
Smith Ranch,- southeast of Ten Mile bridge proposed motel
Newport, Hemmingway Ranch proposed inn
Sergeant House proposed inn

144 8-17-83

NORTH CENTRAL CAC AREA

LITTLE VALLEY ROAD TO JUG HANDLE,CREEKAANNING AREA

This planning area includes Cleone, N6yo, and South Fd.rt Bragg, as well as the
City of Fort Bragg, which has prepared1ts own LCP.
4.3 LITTLE VALLEY ROAD TO FORT 'BRAGG PLANNING AREA (Includes Cleone)

South of Little 'Valley Road, the coastal zone extends nearly a mile east of
Highway 1 to include the Inglenook F 'en watershed until just north of Cleone
where at joins it Highway 1 an 'd follows it south to Fort Bragg:, narrowing to
as little as 200 @yards. Consequently, most of the: potential1y developable
land in the CAC area north of Pudding Creek,lies outside',the coastal zone.

An issue which Will be decide& by the choice of deve'lopment po:licies on both
sides of the coastal zone boundary i.s whether Cleone will retain a separate
identity or eventually merge wi'th Fort Bragg. A north boundary 'for Cleone is
set by an existing Williamson Act :contract and by a funded addition to
MacKerricher State Park, west of the highway and north of Cleone Acres
subdivision. The area in the zone between MacKerricher and Virgin Creek is
predominantly in large open parcels,, some of which are used for forage.
Retafning this area as open agricultural land would maintain a separation
between Cleone and Fort Bragg at the:c6st of missed development opportunities
for the owners of this land.

The plan designates the western highway: frontage extending half 'a mile north
of Mill Creek Drive through Cleone as A Rural Village. Existing stores and
visitor accommodations serve as a neighborhood shopping district and a visitor
service center for MacKerricher State' Park. Proposed residential density
south of Cleone is generally one housing unit per two acres, with one housing
unit,per one acre in developed areas.

South of Virgin Creek, visitor acc ommodations and services would be the
priority use for the 50 to 500-foot deep parcels between the highway and the
Georgia-Pacific haul road. Presently,' Baxman 'Gravel Company, a ready-mix
concrete and plant mix asphalt supplier and Eastman Trucking Company, a log
trucking firm, occupy sites west of Highway 1. Although neither industry is a
coastal -dependent use as defined by the Coastal Act, both industries depend on
use of the Georgia-Pacific haul road.

The present condition of Highway 1 is a major constraint to development in
this area. Highway 1 just north of Pudding Creek currently is operating at
maximum capacity, or Service Level E (described in Section 3.8), during peak
hours. The Land Use Plan recommends widening the 10-foot lanes to 12 feet,
with additional 4-foot bike lanes.

Proposed widening of this Highway 1 segment to four lanes is opposed by area
residents because of the effects on existing housing. At present, this
segment has a high vehicle accident rate and is extremely unsafe for
non-motorized traffic. Turn lanes at heavily-used intersections, Odom Lane,
MacKerricher State Park, Mill Creek Drive, etc..., would improve safety
conditions.

- 145 8-17-83

Coastal Element Policies: Existing Industrial Development

4.,3-1 Caltrans shall be directed,to prepare a.plan for widening the
present alignment of Highway 1 from the north city limits of Fort
Bragg to the-north limits'of Cleone rural village. Lane width shall
be 12 feet, shoulder width 4 feet. This plan shall include
provisions for pedestrian ' bicycle and equestrian paths in Cleone
rural village and at the. entrance to MacKerricher State park and
provisions for landscaping' and replacement of trees. Road widenings
shall minimize encroachments on existing residences.

4.3-2 The existing heavy industry north of Fort Bragg shall be recognized
by this plan, and not required to relocate; this heavy industry is
essential to the economy of the area; the present heavy industry
location is environmentally and economically sound, and there exists
no other suitable location in the Coastal Zone for this industry.

Designated Access Points, Trails, and Recreation Area.

Policies for all access points, trails, and recreation areas are in Sections
3.6 and 3.7. Policies specific to locations in this planning area are listed
below in geographic order from north to south. Each access point (other than
fee access where designated) will need to be acquired by acceptance of an
offer of dedication or by purchase by an appropriate public agency or private
organization as described in Section 3.6.

MacKerricher State Park (Southern p ortion)
(Northern portions of the park are discussed in Chapter 4.2 MacKerricher Park)
(Inglenook Grange Trail)

Location: Ward Avenue, west of Highway 1 at the center of the Rural
Village of Cleone.

Existing Development: County Road 425B leading to small parking area
adjoining pedestrian-equestrian underpass to park.

Policy:
4.3-3 The northerly portion of Ward Avenue which extends from Highway
I at Cleone to the beach access tunnel and parking area shall
be indicated on the Land Use Maps as an existing Shoreline
access route. The Department of Parks and Recreation should
include this parking and tunnel access area within their park
management plan and the parking area and beach access should be
maintained as part of the MacKerricher State Beach. The park
management plan should specifically address parking and signing
of this access point and make specific recommendations which
will mitigate for the adverse impacts of increased visitor use
within Cleone Acres Subdivision.

Location: Mill Creek Drive, west of Highway 1, separates boundary of
MacKerricher State Park with southern boundary of Cleone Rural Village.

Existing Development: County Road 425 extending into MacKerricher State
Park.

- 146 - 8-17-83

Pol icy:
4.3-4 Mill Creek Drive shall remain open for free vehicle,
equestrian, and pedestrian day use access to the MacKerricher
Beach parking lot. DPR shall be encouraged to seek alternative
meth6,ds of controlling access to the campgrounds.

Location: Main Park Entrance

Existing Development: Kiosk at only park -entrance point marked on
Highway 1; 143 campsites.

Potential Development: California State Department of Parks and
Recreation (DPR) proposes 50 additional campsites within existing park.

Location: Vicinity of Virgin Creek, west of Highway 1,500 feet north of
Virgin Creek.

Ownership: Undeveloped DPR parcel 250 feet wide extending from haul road
to highway.

Pol icy:
4.3-5 An undercrossing of the Georgia-Pacific haul road to provide
access to the beach portion of MacKerricher State Park from tITb
DPR Virgin Creek property should be developed to provide for
safe beach access at this location. The management plan for
this area will provide for limited parking and wheelchair access.

Location: Haul road access point 0.5 mile north of Pudding Creek.

Existing Development: 200-foot paved road connecting Highway 1 with
Georgia-Pacific haul road. Locked gate, but open on week-ends,. holidays,
and during some winter months when logging operations are shut down due
to bad weather. Currently provides the only vehicular access to most of
MacKerricher State Park beach frontage.

Potential Development: Highway directional sign including use
regulations.

Location: Pudding Creek

Ownership: DPR and Caltrans.

Existing Development: Unimproved, unsigned parking area used for beach
access and warm water swimming in Pudding Creek. Access to equestrian-
pedestrian trail adjoining the haul road extends to Ten Mile River.

Policy:
4.3-6 The California Department of Parks and Recreation along with
Caltrans should develop a day use parking area at Pudding Creek.
This area should be signed and placed on a high priority list so
this area could be improved as soon as possible.

- 147 8-17-83

Pol icy:
4.3-7 The California Department of Parks and Recreation should
prepare a management plan for MacKerricher State Park. This
management plan should provide for improve *d public access to the
park at the end of Ward Avenue, Mill Creek Drive, Virgin Creek,
Pudding 'Creek and the existing roadway access to the GP Haul
Road and recognition of the State dedicated hiking and
equestrian trail from Pudding Creek to Ten Mile River.

Policy:
4.3-8 Portions, of the stretch of Highway 1 between Cleone and Fort
Bragg c 'onstitute the narrowest band of coastal zone on the
Mendocino Coast. Highway 1 is a scenic highway. This highway
segment is the northern gateway to the City of Fort Bragg.
Within this highway corridor, coordination between the Local
Coastal Program and the General *Plans of the County of
Mendocino and the City of Fort Bragg shall be encouraged as
being vital to the overall success of land use planning in this
scenic coastal area.

Policy:
4.3-9 Highway 1 is the coastal zone boundary throughout the north
central CAC area extending from Fort Bragg north to Cleone.
The highway bisects Cleone, which is classified as a Rural
Village on the Coastal Element Land Use Maps. General Plan
land use classifications on the east side of the highway should
.be matched closely with the Coastal Element classifications on
the west side of the highway in order to achieve a cohesive
community for Cleone.

Policy:
4.3-10 The northern extent of the urban-rural boundary in the Fort
Bragg portion of the North Central CAC area shall be the
northern and eastern limits of the Cleone Acres subdivision in
the-vicinity of Ward Avenue at Cleone. The' Southern extent of
the urban-rural boundary shall begin south from Highway 20
along the easterly section line of Section 19 to the southern
section line of Section 19; thence west along southern section
line of Section 19 to Boice Lane; thence west along Boice Lane
to Highway 1; thence south parallel to Highway 1 on the west side
to the intersection of Pearl Drive; thence west to Pacific Ocean
Drive; thence north 200 feet on Pacific Ocean Drive; thence
westerly to the ocean north of the mouth of Mitchell Creek.

Visitor Accommodations and Services: Visitor accommodations and services are
designated as a principal permitted use in the Little Valley Road to Fort
Bragg Planning Area at the following location:

MacKerricher State Park existing campgrounds

In addition, one site has been designated for a conditional use at Green
Acres Campground (existing). Several visitor serving facilities are located

- 148 - 8-17-83

in the Rural Village of Cleone, but are not designated on, the land use map.
These 'include the Cleone Lodge, @a restaurant and a campground. A second
campground is located in Cleone, but outside of the coastal zone. A
commercial: strip has been designated north of, Pudding Creek which
accommodates three motels: Hi-Seas, Oceanview, and the Beachcomber.

149 8-17-83

4.4 FORT BRAGG CITY LIMIT TO HARE CREEK PLANNING AREA (Includes Noyo)

The No .yo community is identifi@ed with 'the harbor and the fishing and
boat-bu;ilding industries on the flat. Portions of the commun-ity are within
the boundaries of the City of Fort Bragg *and additional annexation would be
logical. Hare Creek appears 'a likely southern limit for planning purposes,
but it does not represent a well- recognized community boundary. Although the
coastal zone extends inland 1.5 mi'les east of Highway 1 along Highway 20, much
existing and potential d6velopment'within the CAC area lies outside the zone.

Noyo Harbor

Some 300 boats are moored in the Noyo Harbor District, including 15, to 30
sportfishing or recreational craft. The waiting list for berths has remained
constan 't at about 150 for several years; but 'since the wait varies from,two to
five years, depending on ship size, this is not. a reliable measure of demand
for space. The District proposed to start construction in 1981 on 75 new
berths,, a 100-ton straddle carrier, administrative offices, and public
restrooms However, the expansion project has been postponed indefinitely
because; @f lack of funding. Dolphin Cove Marina, half a mile upstream, has
empty 4erths, but the channel is too shallow for larger boats. The LCP cannot
resolve engineering questions such as the desirability of additional dredging
inside the breakwater or building a new breakwater in Noyo Bay; however, both
issues will be studied during the next four years by the U.S. Corps. of
Enginee *rs. Construction of new breakwater would require an amendment to -the
Coastal Element.

Future space needs and employment in the fishing industry are difficult to
predict'. 1 Seasonal catches, market conditions, and national policies that
encourage,importati 'on of processed fish affect the size and economic health of
the industry. The current construction of half a dozen or more boats in the
60-foot range at Noyo, demonstrates the availability of capital for more
intensive use of the fishery, although these boats may be used elsewhere.

It is unlikely that another all-year harbor will be built between Bodega Bay
and Eureka; therefore, Noyo's potential expansion should not be curtailed
either by'development that does not require a location close to the water or
by overly rigid environmental controls. Noyo is shown as a Fishing Village on
the Land Use Maps, with fishing and boating as the primary uses. Expansion of
existing restaurants and trailer parks on the flat will not be permitted
unless it can be shown that the space need not be reserved for coastal
dependent industry. Sites at the bluff level overlooking the harbor, mainly
in Fort Bragg, should be developed for view restaurants and visitor
accommodations.

Coastal Element Polices: Noyo Harbor

4.4-1 In order to provide for Noyo Harbor's potential port expansion,

150 8-17-83

development on the flat lands within the harbor area shall be
limited to uses which are directly related to the coastal -dependent
industries of fishing and boat-building. Recreational boating
facili"ties shall be designed and located so as not, to interfere with
the needs of the commercial fishing industry.

The number of restaurant facilities and housing accommodations on the
flats shall be limited to the existing square footage unless it can
be clearly shown that a particular parcel or building is not needed
by coastal dependent industry. Appropriate sites at the bluff level
overlooking the harbor may be utilized for restaurants and other
visitor accommodations.

4.4-2 The selection and use of dredge spoils disposal sites on flatlands
along upstream portions of the Noyo River within the coastal zone
shall be coordinated with all concerned public agencies, including
the Harbor District and the City of Fort Bragg.

Harbor expansion that involves development of wetlands areas shall
be carried out in accordance with applicable provisions of the
coastal act, including Section 30233, and this plan. Such
developments shall be permitted only where there are no feasible
less environmentally damaging alternative sites, and where feasible
mitigation measures have been provided to minimize adverse
environmental effects. This plan shall support harbor related
construction in accordance with the Noyo Harbor District Plan and
policies of this Coastal Element.

County policies shall support the maintenance and improvement of
existing harbor facilities of the region including the design and
construction of a breakwater at Noyo Harbor, formulation of a master
plan for Albion Harbor, and completion of the Noyo Harbor Master
Plan.

4.4-3 The-County shall'develop an evacuation route for the Noyo Harbor
area, in addition to North Harbor drive, by re-opening the road west
of Agostino's (AP# 18-120-19) for emergency use only. The County
shall coordinate evacuation procedures with the U.S. Coast Guard and
all concerned law enforcement agencies.

See also Policies 3.10-1 and 3.10-2.

Todd's Point; Highway 20 Intersection

Todd's Point is located west of Highway 1 between Noyo, Bay and Hare Creek.
The Todd Subdivision occupies approximately one-half of the peninsula with'a
commercial strip along the highway. The area is served by individual water
supply and by one access road (Ocean View Drive).

The intersection. of Highways I and 20 is located between the Noyo River and
Hare Creek bridges, a distance of .4 miles. The major intersection and the
two narrow bridges create a bottleneck for north-south through traffic.

151 - 8-17-83

Ingress and egress to Highway 1 from Ocean View Drive is hazardous and further
complicated by a lack of traffic control improvements.

In June of 1980,: the College of the Redwoods expressed renewed interest in
r
locating an educational center on Todd's Point just north of Hare Creek. 'he
location of such a facility W*ould require that the City of Fort Bragg connect the
area to its water and:sewer systems. Current,City policy requires an area to be
annexed before City -water would be available. Todd's Point residents have
expressed opposition to both annexation and the location of an educational center
in the area.

On December 3, 19@81, the Coastal Commission granted approval 'for a permit to
College Of the Redwoods contingent upon' meeting five conditions. These
conditions (paraphrased) required C.R.: 1) . to participate in an intersection
improvement district for Highway 1 and 20; ?) to redesign the parking area,to
provide fifteen public parking spaces at the trailhead; 3) to provide an
improved accessway across C.R. property to Hare Creek Beach trail; 4) building
elevati 'ons and schematics are to be approved @by the Executive' Director; and 5)
C.R. must submit verification from the City of Fort Bragg that public sewer and
water will be provided to the complex.

Since the Commission's action on this permit, the City of Fort Bragg has
annexed this area, so sewer,and water should be available now. However, other
conditions of the permit have not been met and therefore, the permit has not been
issued to date.

Coastal Element Policy: Todd's Point; Highway 20 Intersection

4.4-4 Any major new deve1opment of Todds Point shall be contingent upon
annexation and provisions for sewer and water facilities by the City
of Fort Bragg, and : highway intersection improvement sufficient to
handle increased traffic related to major new development of Todds
Point.

At such time as annexation occurs, the Coastal Element should
reflect the pre-zoni.ng identified in the Fort Bragg Local Coastal
Plan.

Designated Access Points, Trails, and Recreation Areas

Noyo Bay

Location: Soldier Point to Noyo Bridge.

Ownership: Private; Georgia-Pacific; public.

152 - 8-17-83

Existing Development: Steep bluffs except for a 600-foot beach bordering
the dredge spoils storage area@ immediately, north of harbor entrance. A
small portion of the blufftop is occupied by Native Americans; the
remainder adjoins the Georgia4acific log storage area and airstrip.
Shoreline access is available only at the beach area, labeled Ocean Front
Park and Spoils Area in the Fort Bragg Local: Coastal Plan. An unpaved
parking area at the base of the breakwater is heavily used for beach
access.

Potential Developmen.t,: Day use shoreline park at beach area. Public use
of the bluffs to the north of .,the beach would require extensive fencing
to avoid interference with Georgia-Pacific operations. This site is less
scenic than the bluffs on south side of the harbor entrance.

Polity:
4.4-5 Public access shall be maintained at the Noyo Bay Beach and the
area improved and maintained under the jurisdiction of the Noyo
Harbor District.@ Should the- Industrial use of the land be
changed or augmented by use or uses other than Industrial then
vertical and lateral access shall be obtained consistent with
Policy 3.6-5.

Noyo Harbor

Location and Ownership: Three existing boat launching ramps (one private
ramp on north side and two public ramps on south side, including Wildlife
Conservation Board ramp.)

Policies:
4.4-6 Existing boat launching ramps and dry docks (haul out for large
boats) shall be maintained, in Noyo Harbor.

4.4-7 Those offers of dedication of 15-foot vertical and lateral
accessway along 45 feet of harbor frontage (Schnaubelt
Fisheries) and an offer of dedication of a 5-foot vertical
access on property adjoining Schnaubelt (Carine) shall be
relinquished. There are sufficient access and view points
within the harbor to meet the requirements of the Coastal Act.

4.4-8 The Harbor District shall be requested to provide public
viewing access to the water's edge at several locations along
the south shore as a condition of approval of harbor expansion.

North Harbor Drive

Location: Immediately north of Noyo River Bridge, east of Highway 1
transversing east then south to Noyo Fishing Village. Pass through
village (northward) then west under bridge to harbor entrance and
shoreline. Northern portion is in the City Limits of Fort Bragg.

Existing Development: Existing accessway on County Road 415A. West of
bridge is large, unimproved parking area within view of harbor entrance
and shoreline. Major tourist route into Fishing Village and attractions.

- 153 .8-17-83

Potential Development- Improve parking -area for viewing at harbor
entrance and shoroline@access6.

Noyo River

Location: North bank, @three miles upstream from mouth.

Ownership: Private.

Characteristics: Offer of dedicati,on of a 25-foot lateral floating
easement; no vertical accessway.

Policy:
4.4-9 The offer of floating easement shall be released because a
'trail system:: to connect to: the easement is not feasible and a
Vertical accessway does not exist.,

South Harbor Drive

Loc 'ation: East of Highway 1, transversing north from Highway 20 into
Noy6 Fishing Village (south bank).

Existing Development: Existing accessway on County Road 415. Large
improved parking area at terminus.

Todd's Point

Location: Lots north of west end of Ocean View-Drive, Todd Subdivision.

Ownership: zPrivate; prescriptive rights may exist.

Existing Development: Chicken Point traditionally is 'used by fishermen
as 'a viewpoint to assess weather conditions before going to sea. Others
enjoy watching boats enter and leave Noyo 'Harbor. The heavily used
viewpoint is denuded of vegetation and is subject to littering.

Status: The parcel along the north bluff of Todd's Point may be subject
to prescriptive rights and is unsuited for development. (See Noyo Bay
above for legal status.) The Land Use Plan shows a trail on this site,
where fine views would be possible. The trail would link Todd's Point
(specifically Chicken Point) with South Ha.rbor Drive passing under Noyo
Bridge. This parcel, together with two adjoining parcels to the south at
Chicken Point, is shown as "park" on the Fort Bragg adopted General Plan.

Potential Development: Acquisition, development for viewing only, and
surveillance are essential to protect the privacy and quality of
environment for Todd Subdivision residents.

Policies:
4.4-10 An accessway shall be acquired along the northern bluff top at
Todd's Point, linking Chicken Point with south Harbor Drive by
an existing trail which passes under the Noyo Bridge. A
parking area, suitably screened from adjacent residential

154 8-17-83

parcels, shall be developed in the vicinity of Chicken Point'
Soil and! vegetation restoration work shall be incorporated as
part of 'any public acquisition of this highly scenic area. Day
use only'shall be permitted.
4.4-11 All existing offers of blufftop access in Todd Subdivision
(Myers, Spath, Ritchie) shall be relinquished. Th4 blufftop
offers are inappropriate because they lack vertical access
connections, and because no blufftop trail around the headland is
planned,-.and because they infringe upon privacy.

Ocean View Drive

Location; West of Highway 1, just south of Noyo Harbor Bridge extending
.5 mile to blufftop.
Existing@ Development: Existing accessway into Todd Subdivision,
transversing on County Road 439 to blufftop: and outstanding views to
ocean and Noyo Bay.

Potential Development: See discussion on Todd's Point (above).

Hare Creek

Within the Fort Bragg to Hare Creek Planning Area, Ocean View Drive, North
Harbor Drive and South Harbor Drive are shown on the Land Use Maps as existing
shoreline access.

Location: West of Highway I Bridge, south of Highway 20.

Ownership: Private.

Existing Development: Sandy beach currently reached by path adjoining
Bellow-Seacrest Subdivision on south side. Prescriptive rights may exist.
Recorded offers of dedication of lateral access along the-south side of Hare
Creek by Patterson, Trombetta and Emerson.

Potential Development: Access near Hare Creek Bridge from the north side in
conjunction with development of.the adjoining parcel to the north.

Policy:
4.4.12 Public access to Hare Creek beach shall be an important feature of
the local coastal plan in this area which is subject to rapidly
increasing urbanization. A proposed shoreline access trail to
Hare Creek beach is indicated on the land use map.

As part of its planned development, the College of the Redwoods
shall be required to provide for an internal pedestrian pathway
and a public parking area conveniently situated on its property.

Access beyond the college property to Hare Creek beach shall be
required as a condition of approval for any future development
involving those properties which adjoin the west side of Highway I

- 155 - 8-17-83

south 'of Ocean View Drive (County Road 439), and 'these properties
adjoining:the north side of Hare Creek and Hare Creek beach. As
an alternative to this proposal, the purchase an&management by a
respon'sibl'e public agency of a shorel ine access 'trail extending
from the 'north side of Hare 'Creek in the vicinity of :Bay View
Avenue (County Road 439A) to Hare: Creek beach is recommended by
this plan.
@Visitor Accommodations and Services: No visitor accommodation or service has
.been designated' as a, principal permitted use on , the land use map in . the Fort
.Bragg City Limit to Hare Creek Planning Area. However, an abundance of
Nisitor accommodations -and services are available in the Fishing Village at
Noyo. These include Anchor Lodge, Salmon Inn, Noyo River Inn,: the Wharf and
-several other restaurants. In addition, a small commercial , area -has been
designated north of Noyo Bay and additional; visitor accommodations are
,expected to be constructed on Highway 1 commercial frontage,: south of No- o
Y
Bridge.

156 8-17-813

4A HARE CREEK TO JUG HANDLE CREEK:PLANNING AREA (South Fort Bragg)

South of Hare Creek, the Coastal Zone boundary is located approximately one
and one.;'-half miles east of Highway 1 thus ;Including residential neighborhoods'
as far is two miles away from the coast'.
k commercial zone on both sides- of Highway 1 between Hare Creek and Boice Lane:
I
contains a building supply store, two equipment rental businesses,
neighborhood grocery stores, a dairy, two motels, several campgrounds@, and
other hi.hway-oriented and neighborhood commercial businesses.
9

Residential areas on either side of the commercial area along tributary: roads
such as Simpson Lane and Boice Lane are largely built out with one acre per
single family dwelling :parcel size predominating.. Away from the tributary
roads, parcel size may be five acres or larger. Although some of the larger
parcels are used for a riculture,' mainly grazing, the Rural Residential land
9,
use classification would. encourage@ these uses to continue. Few parcels -of 20
acres or larger exist between -Hare. Creek and Jug. Handle Creek in the Coastal
Zone.

Between Hare Creek and Boice Lane, Highway 1 has a median turn lane and bike
lanes are -planned in the future. The intersections of Highway 1 with Simpson
Lane and 8oice Lane are the sites of numerous vehicle accidents. Caltrans is
consideOng installing a. signal at the Simpson Lane intersection. Because
Simpson Lane is heavily used by pedestrians, bicyclists, and equestrians, the
North Central Coast CAC and the Northern California Trails Council have
recommen ded that the 2.5 miles of S.impson Lane between Highway 1 and Mitchell
Creek Drive be included in the County Trails Plan and have a high priority for
road shoulder improvement.

A high Water table and moderately intensive commercial development have caused
septic system failures along Highway 1. Visitor facilities, including two
heavily-use'd trailer parks, have contributed to these problems. Al though the
commercial , zone needs sewer service, area residents strongly oppose annexation
to the City of Fort Bragg which has designated Suburban Residential densities
f or the area. Residents of the area value the rural atmosphere and oppose
high density development. Additional development would depend on provision of
water and sewage disposal on each property or on the extension of Fort Bragg
systems.

Designated Access Points and Recreation Areas

Mendocino Gardens

Location: Garden entrance is located west of Highway I north of Digger
Creek. The@Garden extends to the shoreline via developed network of paths.

157 - 8-17-83

Ownership: Private and public., Of 47 acres, 12 acres were purchased in
1982 with State Coastal Conservancy funds and now managed by the,Mendocino
Coast Recreation and Park District.

Existing Development: Botanical garden developed with paths, concert
area and blufftop and beach access. Restaurant at gate entrance.

Policy:
4.5-1 The Mendocino Coast,Bo-tanical Gardens shall be recognized in
.this Coastal Element 'as an, important visitor service and public
@access facility. The Open' Space and Planned Development
'designations shown on the Land Use Map for this property
provide for viable land uses. which will sustain public use of
.the gardens, the access trail and ocean view areas.

Jhe entire property shall be evaluated by the County at the
time of any proposed -development, to assure that public access
is maintained and improved.

Policy:
4.5-2 The offers to dedicate easements to the public for acce.ss,shall
'be accepted and additional offers' of dedication for public
access easements shall be obtained for those areas shown on the
land use, plan map consistent with, Policy ' 3.6-5 in order to
complete 'this trail system. Vertica] access from Pacific Ocean
Drive to blufftop access shall,be limited to non-motorized use.

Policy:
4.5-3 The Rapatz offer of access dedication; 25 feet wide along 210
feet of blufftop between Hare Creek and Digger Creek, shall tie
relinquished because there is no connecting vertical access nor
plans for a coastal trail in this area.

Mitchell Creek

Location: West of Highway 1, south of Mitchell Creek, adjoining - Pine
Beach Inn to the south.

Ownership: Private; motel sign advertises private beach.

Existing Development: Paved trail from motel leads to 250-foot protected
cove with sand beach. Offers of 25-foot accessway from mean high tide
along the bottom of the bluff have been obtained from two adjoining lot
owners, Day and Booth.

Policy:
4.5-4 An offer to dedicate public access to Mitchell Creek Beach for
pedestrian use shall be required as a condition of permit approval
for those areas delineated on the land use plan map. The
California Department of Parks and Recreation should develop a
public parking area on State property and develop a trail from the
parking area to the beach.

- 158 - 8-17-KI

Pol i cy:
4.5-5 The offers to @edicate beach access by Booth and DaJshall be
accepted for these properties adjoining! Mitchell' Creek Beach.
Access :offers, shall be required as a condition of permit
approval'I from' the other property owners surrounding Mitchell
Creek Beach for the portion of the properties below the toe of
the bluff, including all of the' beach portions of the
properties.

Jug Handle Area Trail

Location: Jug Handle State Reserve and 'adjoining properties; Old Highway
1 at Pine Beach Jnn to: then west acros's DPR parcel, then' south to Jug
Handle Creek.

Ownership: Primarily California State Department of Parks and Recreation
(DOR). DPR owns a conservation easement on a large parcel south of
Jefferson Way (Seitz) and 'a right of first refusal'-to purchase. DPR also
owns three parcels in Jefferson Subdivision constituting a 3/14 interest
in ' the subdivision and', therefore a 3/14 interest in the recreational
parcel in common, allowing public use of the shoreline parcel held in
common by lot owners. In @ addition, DPR owns the adjoining land south of
Jefferson Subdivision which has a deeded right of its owners to use this
same recreational parceL

Characteristics: Trail shown on Land Use Plan provides access to bluff
top and shoreline from Old, Highway 1 at north edge of Reserve and at the
interpretive center south of Jug Handle Creek and at a point just north
of the Seitz property driveway.

Jug Handle State Reserve North Access

Location: West of Highway 1, between Mitchell Creek and Bromley Creek.

Ownership: DPR, Jug Handle State Reserve; 40 acres reached by
80-foot wide access from old Highway 1.

Characteristics: Unimproved trail to headlands and beach. Part of Jug
Handle Area Trail.

Potential Development: Day use with parking near entrance.

Policy:
4.5-6 The Department of Parks and Recreation should prepare a
management plan for the Jug Handle State Reserve. As indicated
on the Land Use Maps,. a hiking trail should be developed
through State Department of Parks and Recreation property.
Identified entrances, with adequate off-street parking and
limited day-use facilities, strategic locations to provide
access to the trail system.

159 - 8-17-83

Areas of Jug Handle State Reserve east of Highway 1 in the Gibney
Lane area should be considered for park status so.that low impact,
walk-in campsites may be developed.
An equestrian trail east of Highway 1 pa rallel, to the highway
and a' trail connecting Highway 1 with Jackson iState Forest
should'be designated.
The Department of Parks a@nd:; Recreation should be required to
institute a brush management program to remove Gorse and Scotch
Broom in conjunction@ with Cou:nty efforts (as dfrected by Policy
3.1-20) which have become a. fire hazard and a threat to adjacent
private lands.

Jug Handle C reek

Location: Jug Handle Creek.

Ownership: DPR, Jug Handle State Reserve.

Existing Development: Residence and interpretive center; trail to beach
and Ecological Staircase. Part of Jug Handle Area Trail.

.Potential Development: DPR proposes@ to relocate parking south of
residence. The State Department of Parks and Recreation will provide, in
their management plan, for a 'safe access and egress to the beach. at the
mouth of Jughandle Creek.

Visitor Accommodations and Services: Visitor accommodations and servites are.--
designated as a principal permitted use in the Hare Creek to Jug Handle Creek,
Planning Area at the following locations:

Pomo Campground existing campground
Woodside Trailer Park existing campground,
Pine Beach Inn existing motel and restaurant

In addition., many visitor accommodations and services are available along the
commercial strip of Highway 1, but have not been designated on the land use'
map. These include the Mendocino Botanical Gardens, the Coast Motel , the
Shoreline Motel and Hidden Pines Campground.

- 160 - 8-17-83

SOUTH CENTRAL CAC AREA
(Jug'Handle Creek to Navarro River)

4.6 'JUG HANDLE CREEK TO RUSSIAN 'GULCH PLANNING AREA (Includes Caspar)

Caspar.is a former lumber town, situated on, a coastal terrace that at one time
was planted in some vegetable crops. The land slopes gently to sharp bluffs,
interrupted only at the creek mouths. The planning area's vegetation includes
the southernmost Sitka Spruce forest, windbreak planting, mixed fir and
redwood forest, pygmy forest, scrub, Scotch Broom' and gorse. After operating
from 1861 until 1955, the lumber mill is now gone, its former location marked
onl by the mill pond weir, . a 'few remaining workers' cottages, and buildings
.@ y
tn :the village. However, the Caspar Lumber Company still owns 300 acres on
both sides of Caspar Creek, @;the future use@ of which will be the' single most-
important determinant of community character.,
Hjghway 1 is a two-lane expressway through Caspar' and offers views of grazing
lands fronting the old town and occasional distant views of the , ocean. Old
Highway 1,, renamed Point Cabrillo Drive between Caspar Creek and Russian
G'u I ph, Provides one of the coast's rare alternatives - to Highway 1 for
intra-community tra'Vel. A gap in Point Cabrillo Driye at Caspar Creek, where
all: vehicular tr . limils the sense of community
affic must use the expressway t
and;-the po,tent.ial for commercial development in Caspar.

Jug Handle Creek forms a distinct separator between the Caspar area and South
Fori Bragg. If Caspar is to retain its distinct- identity, low density
,development may be appropriate.
'The intent of the plan is to 'comply with Coastal Act policies channeling
development to al ready developed areas, preserving the quality of the
landscape,@ and 'retaining agricultural land. At the same time the plan
recognizes ' that an established pattern of development exists* at the northern
and southern boundaries of the planning area west of Cabrillo Drive. Where
land in view corridors is designated for development, planned unit development
is cal I ed' for. The existing open character can be preserved by clustering
homes at -densities consistent with view sheds. Careful siting will retain
views for residents as well as for visitors and expressway drivers.

Caspar Village

The unique rural character of the old town of Caspar shall be maintained.
While most of the planning area is designated for low densities, the village
offers an opportunity for construction of relatively high density, lower cost
housing if water and sewage disposal can be provided. Design restrictions
should be enacted to preserve the character of the town.

Coastal Element Policies: Caspar Village,

4.6-1 The old town of Caspar shall be designated a Rural Village, as
described in the Land Use Classification system.

161 8-17-83

4.6-2 Existing historical structures in the community shall be protected
under the historic guidelines if so designated. Remodelling of
existing buildings or new construction shall not degrade the
character of the, historical community. Building materials, colors@,
and architectural forms should be compatible with existin
9
structures.

4.6-3 The County and concerned individuals shall assess the benefits
of designating Caspar Village on, the National Registry as a Hi.stori c
District.

Designated Access Points, Trails, 'and Recreation Areas.

Policies for all access points, 'trails, ind recreation areas are in Sections
3.6 and 3.7. Policies specific to locations in this planning area are listed
below in geographic order from north to south. Each access point (other than
fee access where 'designated) will need to *be acquired by acceptance of an
offer of dedication or by purchase by an appropriate public agency or private
organization as described in Section 3.6.

Caspar Road Alternative Coastal Trail
Location: Old Highway 1 through Caspar to Doyle Creek.
Characteristics: Trail follows existing road (County Road 569), then
unimproved trail along headlands to beach.

Policy:
4.6-4 Blufftop trail on headlands shall be acquired consistent with-
Poltcy 3.6-5.

Caspar Point

Location: From Caspar via Pacifica Drive through Vanneman property.

Ownership: Private (Vanneman).

Existing Development: Tradi,tional access to Caspar Cove. Offer of
dedication of vertical and lateral blufftop access.

Policy:
4.6-5 The offer of dedication, an easement for vertical and lateral
access (Vanneman/Tree) shall be accepted. No parking is to be
provided on the parcel, and the accessway is not to be indicated
by a sign.

Fern Creek Road - Caspar Orchard Road Inland Trail

Location: East of Caspar: From Highway 1 east along County Road 410,
then southeasterly along County Road 411A into Jackson State Forest.

- 162 - 8-17-83

Existing !,Development: pedestrian, bicycle, and equestrian use; designated
by CountyTr'ails Plan.

Caspar-Little Lake Road (goad 409) Inland Trai'l
Location: South of -Caspar: From Highway southeasterly to i ts'
intersection with'Little Lake Road (County Road 408).

Existing Development: Pedestrian, bicycle, and equestrian, use; .-connects
with alternative coastal trail along Point Cabrillo Drive (*:Old Highway 1)
'a 1 so connects 'Lake-Sherwood 'Inland: Trail
to west. and to Little
designated by County' Trails.Plan.

Cas'ar Headlands State,Boach
p

Location; Both sides of the mouth of Doyle Creek.

Ownershilp: DPR, 3 acres.
Existing Development: State ownership includes only the southwest corner
of the beach at Caspar Anchorage. ' Existing houses on the beach a 're: on a
d from t cat*oh for
leasehol he Caspar Lumber Company. Offers of dedi 1
lateral :'blufftop access south of DPR land have been recorded by Crowther
and Foster.

Potential Development: 'State acquisition of, the entire beach: and
adjoining Ca[spar and Doyle Creek wetlands; possible acquisition of
private campgrou.nd east of@the Point Cabrillo Drive proposed by OPR.,!

Policy:
4.6-6 The Department of Parks and Recreation shall be requested to
prepare acquisition and@ management plans for all of the beach
lands fronting upon Caspar Anchorage and for those Caspar Creek
wetlands which are located west of Highway 1. A coastal trail
loop, as indicated on the Land Use Maps connecting the vi1lage
of Caspar with Point Cabrillo Drive, should be incorporated in
any park management plan. If the forest land ownership at
Caspar Beach ever changes, State Department of Parks. and
Recreation should develop a hiking and equestrian trail from
Caspar Beach to Jackson State Forest.

Caspar Headlands State Reserve

Location: South side of Caspar Anchorage.

Ownership: California Department of Parks and Recreation owns four
parcels within the Caspar Headlands Estates Subdivision.

Characteristics: Trail shown on the Land Use Plan provides public access
from Cabrillo Drive to the cul-de-sac that provides access to the parcels in
the Caspar Headlands Reserve area.

163 8-17-83

Existing Development: According to an order of the court, use is for
educationa@l purposes, however, current uses are, viewing and fishing. A
paved cul-;de-sac, now closed to traffic, s'erves 'headlands, and subdivision
lots @which have earth berms to separate -them from state-owned parcels.
Recorded offers of dedication for blufftop,lateral access exist immediately
south@and 0.5 miles soutKof OPR property. @(Hall and Howell@)

Potential Development: State ownership should be expanded, consolidated,
or eliminated. If the Ireserve is retained, parking should be provided
and the landscape restored.

Pol i c:i es:
4.6-7'' It shall be recognized that acquisition of the entire Caspar
Headlands estate is not feasible and that an agreement fo r
private and public use of.the area is the best sol-ution.

4.6-& The offers of blufftop dedication in Caspar South subdivision
and Cabrillo subdivision (Foster, Crowther, Hall , and Howell,l)
shall be relinquished because no bluffiop trail is proposed and
access is available nearby.

Point Cabrillo Alternative Coastal Trail

Location: Point Cabrillo Drive (Old Highway 1 now County: Road 564) from
Caspar Creek to Russian Gulch.

Existing Development: Connects to Caspar-Little Lake Road and Cross
California Ecological Trail Corridor. Alternative to Highway I for
cyclists.

Potential Development: Post sign on Highway 1 for-cyclists.

Point Cabrillo Light House

Location: One mile west of Point Cabrillo Drive at Pine Grove.

Ownership: U.S. Coast Guard, 32 acres; remainder private.
Existing Development: Light station is not open to public except by
written permission from District Commander in San Francisco.

Potential Development: Light house station would be an access point for
picnicking, ocean viewing and historic site tours during daylight hours.

Policies:
4.6-9 When the Coast Guard abandons the lighthouse property, the
California Department of Parks & Recreation or other agency or
organization should acquire the property and prepare a
management plan for the lighthouse that will provide for the
development of a trail to the lighthouse as shown on the Land
Use Plan Map. Until then, the U.S. Coast Guard shall be
requested to open the light station property to limited public
access at no fee. Use shall be restricted to picnicking, ocean
viewing, and historic site tours during daylight hours. Because

164 - 8-17-83

this shoreline is included within the boundaries of the Point
Cabrillo Underwater Reserve administered by the Department of Fish
and Game, no offshorediving or rockfishing shall be allowed.',

4.6-10 The ownership and use of this@32:acres should remain under the
public jurisdiction., The Bureau of Land Management shall be
requested 'not to relinquish this property except to@ another
public agency.
4.6-11 Offers of dedication for public access shall be obtained a,long
the designated pedestrian day Use trail on the land use plan map
consistent@ with Policy 3.&5.:' Existing offers of dedication
located'on ern i y
the south traiI section.on the White propert shall
be accepted.

Cross-California Ecological Inland Trail Corridor

Location: From Russian Gulch State Park through the Park to Colusa and
the North Lake Tahoe@corridor.

Existing Development: Hiking and equestrian trail through Russian Gulch
State Park; designated by DPR:Hiking and Equestri,an Trai,l@ Plan.

Russian Gulch Headlands Area

Severa 'I property owners have been required to- make access offers of dedication
as a @condition, of permit approval. Offers' by Bower, Kibbee, Ferrero and
Barham. have been recorded; agreements with Powers,'@ Hansen-, Davies and Bergin
have not yet been signed and recorded. The Land Use Plan :recommends that@ all
offers of dedication be relinquished. The area between Indian Shoals
Subdivision and Russian Gulch State Park will not@ be, needed for a blufftop
trail;: the bluffs themselves are,fragile and a trail could not be completed
using dedication offers because key parcels have been, developed without
dedication offers.

Policy:
4.6-12 All offers of dedication w 'hich have been recorded for public
access required as a condition of permit approval within the
Russian Gulch Headlands area shall be relinquished finding that
there is sufficient access at Caspar Cove and Russian Gulch and
that access has been requested at Point Cabrillo. The area
between Point Cabrillo and Russian Gulch is already parcelled
out into several subdivisions and partially developed. Public
testimony has established the fragility of the area.

Russian Gulch Blufftop

Ownership: DPR

Existing Development: Well developed and heavily used park. Facilities'
are listed in Table 3.7-1.

165 8-17-83

Potential Development- Addition of up to 100 campsites east of Highway at
I
north edge of park. Improved a-cce-ss-- to, south headland@s', filcluding- new
parking area.

@,Policies:
4.6,13 The Department of Parks and Recreation @shall be requested to
prepare a general plan f ,or Russian Gulch State Park that
pro .vides access to the south headlands, subject to conditions
necessary for preservation of the park's natural environment.

4.6-14 DPR should schedule the addition of campsites at Russian Gulch
State Park :'so that not more that 50 are built within 5 years
foll6 'wing adoption of th6 Coastal Element. If subsequent
evaluation shows that private campgrounds of comparabl,e quality
between Fort Bragg and Russian Gulch are not meeting the demand
for campsites, 50 additional:units may be built.

The @Department of Parks and' Recreation should s0edule the
development of additional campsites in conjunction with a park
management 'plan. The number of campsites shall be dependent
upon sewage capacity which is allotted to the Russian Gulch
State Park by the Mendocino City Community Services District.

Visitor Accommodations and Services: Visitor accommodations and services are
designated as a principal permitted use in the Jug Handle Creek to Russian
Gulch Planning Area at the.following locations:

Jug Handle Farm existing hostel and campground
Caspar Beach Trailer Park existing campground
Pt. Cabrillo Cottages and Campground existing accommodations (motel-type)
Russian Gulch State Park existing campground

Two sites have been design6ted for conditional uses. They are located at
Russian Gulch State Park and at the Pt. Cabrillo Cottages and Campground. In
additionj several visitor services are located in the Rural Village of
Caspar, but have not been designated on the land use map.

166 8-17-83

4.7 RUSSIAN GULCH TO VAN DAMME STATE PARK PLANNING AREA
(Big River Planning Area)

The Big River area includes the Town of Mendocino, defined for Coastal Element
planning purposes as the area within the Mendocino City Community Services
District. The Town Plan for Mendocino is described in Section 4.13.

The entire Big River Planning. Area west of Highway 1 has been designated as a
"highly scenic" area, requiring that all development outside Mendocino Town be
subordinate to the natural environment. Fortunate-ly, few conflicts exist, and
Iarge parcels, low densities:', and wooded terrain will make it possible to
subordinate new development to its setting without unduly restrictive design
policies.

In support of the Town Plan policy to limit construction of additional overnight
accommodations, several new @ conditional visitor serving sites have been
designated in the Big River area. One is a proposed group campsite on Department
of Parks and Recreation (DPR) property. The other two are potential inn sites
east of Highway 1 and south of Comptche-Ukiah Road. A limited number of visftor
serving units within the vicinity of Mendocino would alleviate some of the
pressures on the Town of Mendocino.

The U. S. Fish and Wildlife Service recently considered acquiring portions of
the Big River watershed to protect the wetlands, but this plan has now been
abandoned. The agency is relying on timber harvest rules, the Special
Treatment Area designation that applies to much of the area within the coastal
zone, and Coastal Act policies to preserve the wetlands.

Coastal Element Policies: Big River Planning Area

4.7-1 New development west of Highway I shall be subordinate to the view
shed or scenic character of the area. New development east of
Highway 1 where designated as a highly scenic area shall be
subordinate to its setting.

4.7-2 Dedication of scenic easements on undeveloped portions of parcels
along Highway 1 or on Brewery Gulch Road should be required.

4.7-3 Pacific Gas and Electric Company shall be requested to consider
preparing a plan for relocating power transmission lines that now
intrude on views of Mendocino Town at certain locations south of Big
River.

Designated Access Points, Tra.ils, and Recreation Areas

Policies for all access points, trails, and recreation areas are in Sections
3.6 and 3.7. Policies specific to locations in this planning area are listed
below in geographic order from north to south. Each access- point (other than
fee access where designated) will need to be acquired by acceptance of an
offer of dedication or by purchase by an appropriate public agency or private
organization as described in Section 3.6.

167 8-17-83

Russian Gulch State Park
(See description and policies in Section 4.6)

Mendocino Town Alternative'CoAstal Trail

Location: From 'Highway 1 on Lansing Street to Heeser Drive Cou-nty Road
407FF), to Main: Street, Big River-Mendocino Headlands State Park. (See
Town Plan map)

Characteristics: Bluff and shoreline access and viewing' areas. Public
restrooms are located north of Heeser Drive.

Jack Peters Creek

Location: Intersection of Highway@ 1 and Lansing Street (County Road
500), north of the Town of Mendocino.

Ownership- Private (Bernhard). Offer of access dedication for the
narrow northern section (150 feet long) of the property.

Characteristics: The area provides a scenic overlook and shoreline
access at@Jack Peters Creek.

Potential Development: Improve and enlarge,view turnout.

Policy:
4.7-4 Offer of access.dedication shall be accepted.

Little.Lake Road Inland Trail

Location: From Highway 1 at Mendocino, County Road 408 transverses
northeasterly to intersection of Caspar-Little Lake Road (Road 409) to State
Highway 20.

Ch,aracteristics: Pedestrian, bicycle, and equestrian use; designated on
County Trails Plan.

Big River River Access and Access to Big River Beach

Location: North shore of Big River, in Highway 1 right-of-way, east of
Highway 1.

Characteristics: Unpaved parking area with access to river.

Policy:
4.7-5 The parking area shall be improved and the access point
developed for boat launching be maintained. Power boats on B-1g
River shall be prohibited, except for outboard motors
traditionally used for trolling. Access to the beach and river
is not considered safe access to Mendocino Bay and the ocean.

168- 8-17-83

Pol icy:
4.7-6 The existing private logging road in this forest protection area
extends: along the north side of Big Rimer could serve as an
excellent trail for hiking, bicycling, 'fishing and equestrian
access :along Big River. Due to the steepness of grade of the
north bank of the river as well as potential fire@ danger and
increased noise impacts, vehicular access'. and parking should be
limited to the first six miles. In addition, this area is to be
closed to dogs in order to protect wildlife. River@ accessways
in this area shall be consistent with' Coastal Act, Section
30212(a)(2). If this private road, becomes available to the
public it should be acquired by the California Department of
Parks and Recreation and shall be managed to provide river
access..

Mendocino Headlands State Park

Location: Mendocino. Park lands in this unit are divided into three
separate' areas: (1) west end of Mendocino Town peninsula and entire
shoreline; (2) funded acquisition, east of Highway 1, north bank of Big
River; and (3) east of Highway 1, south of Comptche-Ukiah Road.

Ownership: DPR; portion is private, but acquisition is funded.

Existing Development: Trail access through existing park areas on
headlands north of river include blufftop and shoreline access to
Mendocino Bay. Public restrooms available north of Heeser Drive.

Potential Development: DPR proposes 5 group', camps accessible from
Comptche Road in southern portion of park.

Policy:
4.7-7 California State Department of Parks and Recreation shall be
requested to review and revise its General Development Plan for
Mendocino Headlands State Park with the participation of the
community. Group campsites in the southern portion of the
Mendocino Headlands State Park shall be a conditional use. A
hostel may be submitted for up to half of the group camp
capacity in this area, if the park management plan so provides.

4.7-8 The California Department of Parks & Recreation should complete
the funded acquisition of the riverside property and prepare a
management plan that provides for the improvement of the
existing parking area and development of the access point. The
use of power boats on Big River shall be prohibited except for
outboard motors traditionally used for trolling (less than 10
horsepower).

North Brewery Gulch Road (McMillen Access)

Location: South of Big River mouth, west of Comptche-Ukiah Road
intersection with Highway 1.

169 8-17-83

Ownership: McMillen has recorded an offer of dedication for shoreline
access:over the-portion of his property west of Brewery Gulch Road.
Existing: Development: Wide bluff area with. access to, rocky, intertidal
area.

Policy:
4.7-9 Offer of access dedication by McMillen shall be accepted.

4.7-1& Brewery Gulch Road south of Big River on the west side of
Highway One shall be preserved as an existing- bluff 'top access
affording spectacular views of Mendocino Bay . and the town of
Mendocino. These views shall -be protected and enhanced by
possible future re,locations of; power lines las indicated in
PolicyA.7-3.

Comptche-Ukiah Road'Inland Trail

Location: From Highway 1 south of Big River, southeasterly to Orr
Springs and Low Gap Roads.

Characteristics: Pede'strian, bicycle, equestrian use, designated by
County Trails Plain.
Mendocino Bay Alternative Coastal.Trail

Location: Old Highway 1 (Brewery Gulch Road) south of Big River, west of
Highway 1.

Characteristics: Turnouts with spectacular views of Mendocino.

Van Damme-State Park Trail

Location: West of Highway 1, north entrance is located just south of
Mendocino Bay transversing along the bluffs to just north of Little
River.

Ownership: DPR, 153 acres; private agricultural parcel between .' two DPR
parcels.

Existing Development: Coastal terrace grassland with some trees and
2,800 feet of shoreline; undeveloped.

Potential Development: Parking area, trail, shoreline access.

Policy:
4.7-11 The California State Department of Parks and Recreation shall
be requested to prepare a general plan for Van Damme State Park
including parking, day use facilities, and shoreline access on
the two northern parcels.

4.7-12 An easement across the intervening private property shall be

170 8-17-83

obtained consistent with Policy 3.6-5 to provide a continuous
loop hiking trail,,as indicated on the Land Use Plan. This loop
trail shall connect with Brewery Gulch Road trail to the north
consistent with Policy 3.2-14. There shall be no bluff top traJ 1
until the ag land Use changes@
,Little@River Blowhole Vista Point,
Location: West of Highway 1, north of Little River- Cemetary on existing
private drive.

Ownership: Private

Potential Development: Vertical access trail to the blufftop

Policy:
4.7-13 An offer@to dedicate an easement to the public for access shall be
obtained,for those,areas shown on the Land Use Map consistent with
Policy 3A-5.

(see Little River Area Section 4.8, for policies for the remainder of Van Damme
State Park).

Visitor Accommodations and Services: Visitor accommodations and services are
designated as a principal Fe-rmitted use in the Russian Gulch to Van Damme
State Park Planning Area at the following locations:

Ames Lodge existing inn
Blackberry Inn existing motel
Sea Rock Motel existing motel
Catch-a-canoe existing service
Big River Lodge existing motel
Mendocino Campground existing campground
Van Damme@Beach State Park existing campground
Glendeven Inn existing inn

The following sit6s have been designated as a conditional use for visitor
serving facilities:

South of Mendocino Campground proposed inn or hostel
Mendocino Headlands State Park proposed campground
East of south entry to Brewery Gulch Road proposed inn or hostel
Zimmer property, next to Glendeven Inn proposed motel

Mendocino. Town contains numerous inns and other visitor serving facilities.
The Mendocino Town Plan is located in Chapter 4.13.

171 8-17-83

4.8 VAN DAMME STATE PARK TO DARK GULCH PLANNING AREA
(Little River Planning-Area)

The Little River Planning Area :includes. ,most of the larger inns on 'the
Mendocino coast, both because this stretch of coast is exceptionally
attractive and because it contains large houses built by prosperous settlers.
The inns, totaling, approximately 250 rooms, have been successful in remaining
subordinate to the, natural setting. They are patronized by visitors with few
comparable choices for accommodations north of San Francisco.

Su'bstantial expansfon@ of the inns and hostels in this location would indicate
that improvements to Highway 1 are neces 'sary or desirable. Improvements of
the !fharp, badly banked curve at Dark Gulch would significantly improve safety
conditions of Highway .1 in this area. There is a need in this area:as well as
other areas up and. down the coast for Cal'trans to acquire sufficient right of
way through dedication or purchase of 30 foot half-width from the center of
the road for the purpose of sufficient area for highway improvements and
maintenance.

The Land Use Plan prescribes improvement of Highway I to 12-foot vehicle lanes
and 4-foot shoulder '- little. more than 'what exists today. Several permit
applicants have recorded offers to dedicate a 25-foot easement along the west
side of the highway for a pedestrian and bicycle path in lieu of providing
shoreline access.

Little River

The. group of buildings situated east of the highway and north of the Little
River crossing is essential to the character of-, Little, River. This grouping
is designated Rural Residential.,

Designated Access Rights, Trails, and Recreation Areas

Van Damme State Park
(See Big River, Section 4.7, for discussion of separated parcels north of
Little River)

Location: Along Little River.

Ownership: Department of Parks and Recreation (DPR).

Existing Development: 74 campsites and a 50-person group camp; shoreline
access to large sandy beach; handicapped access, improved parking area on
shoreline, west of Highway 1 for approximately 50 vehicles.

172 - 8-17-83

Potential Development:: DPR proposes relocation of the group camp to a
s':ite near Comptche Road.

Pblicy..
4;;.8-1 The Department of Parks and Recreation shall be requested to
prepare a general plan with full participation of the
The plan shall p
commun'l rotect residents of Gordon Lane and
Comptche Road from potential adverse, effects resulting from
relocation of the group camp.

Little.River-Airport Road Inland Trail
Location: From: Highway 1 at Little River, County Road 404 transverses
northeasterly to@Co*mptche-Ukiah Road.
Existing Development:' Pedestrian, bicycle, and equestrian use,
d6signated by County Trails Plan.

Highway 1 Bicycle Easement

Location: North of Schoolhouse Gulch; Stillwell Point.

Ownership: Private

Potential Development: Bicycle or pedestrian/equestrian path.

Policy:
4.8-2 Previously adopted policies relating to improvement throughout
the Highway 1 area providing for 12-foot road strips and 4-foot
shoulders, where possible, should be pursued in this particular
area. Accept -offers of Tramaine, Glassman, and Garote and
obtain additional offers of dedication along Highway 1,
consistent with Policy 3.6-5.

Buckhorn Cove

Location: North side of, Buckhorn Cove; south of Little River, west of
Highway 1.

Ownership: Private.

Characteristics: Highly attractive rocky cove with sandy beach.

Potential Development: Entrance would be 500 feet north of cove to
permit a safe turn; parking could adjoin highway and be screened from
view.

Policy:
4.8-3 An offer to dedicate an easement for public access and a public
parking area shall be obtained for those areas shown on the land
use plan map consistent with Policy 3.6-5.

173 8-17-83

Heritage House

Location: Smith Creek, just north of Dark Gulch,@West of@Hig@hway 1.

Ownership: Private.

Existing Development: Beach on inn property. Deed restriction as
'condition of permit to ensure continued no-fee public access.

,Policy:
;4.8-4@ The existing visitor serving@facilities,consists of many
separate , cabin units located on several diffe' 'rent contiguous
parcels under one ownership. In order to allow for -the
continuation and expansion of the visitor 'accommodations an
asterisk I designation shall apply to each @parcel within the
area @designated on the@ map and 'the future' use of th i s
designated site @ shall be limited to , visitor serving
accommodations and support services.

Dark Gulch:to Albion Trail
Location: 0.25 mile south of Dark :Gulch to-, the north :edge of Albion
Village.

Ownership: Private; an offer of dedication of a 6 foot vertical access and
a 25 foot lateral access along 400 feet of bluff top was obtained ('Roberts).

Potential Development: Trail around Albion Head offering spectacular Views
of the coast as welll as views of the 'Albion River Bridge, 'Albion Village,
and Albion Harbor.

Policy:
4.8-5 The offerlof dedication (vertical and lateral) from Roberts shall
be accepted and in addition offers of dedication for public access
for those areas delineated on the land use plan map shall be
obtained consistent with Policy 3.6-5.

Visitor Accommodations and Services: Visitor accommodations and services are
designated as a principal pFr-Fif-tted use in the Van Damme State Park to Dark
Gulch Planning Area at the following locations:

Little River Inn existing inn and restaurant
Fools Rush Inn existing motel-type accommodation
The Ledford House existing restaurant
The Victorian Farmhouse existing bed and breakfast inn
School House Creek Inn existing inn
Sea Foam Lodge existing motel
Andiron Lodge existing motel
Heritage House existing inn and restaurant

174 8-17-83

4.9 DARK GULCH TO NAVARRO RIVER PLANNING AREA (Albion Planning Area)

The Albion CAC area covers@ 35' square miles, mu h of it in timberland, though
c
the view from Highway' I consists of vistas of 'grassy hills on the headlands,
coastal terraces and meadows. : The coastal zon'e extends three , mi I es up the
Albion River which is estuarine and navigable by canoe, and four miles along
the Navarro River. In. addi:tion to Albion@ Village and Albion Flats, which date
from the lumber boom of the ' 1850's there are communities on Albion Ridge,.
Middle Ridge, Navarro Ridge'and in the Pacific Reefs Subdivision.

.Minor highway improvements, such as adding 2 to 4-foot bike lanes, are
desirable where the terrain@ allows. A hazardous: turn immediately to the North
of the Albion Bridge is the site of numerous Highway 1 accidents. Spot
improvement of this turn should be given high priority,by Caltrans.

The need for preservation of visual resources al'so affects future development,
f,
or much of the planning area both west and east of Highway 1 has been
designated as "highly scenic" where development must be subordinate to its
setting., Navarro Head, no more scenic than many other headlands, is
especially important because it is many vi-sitors' introduction to the
,Mendocino coast. To travelers emerging from :the dense redwood forest of
Highway ;128, the,fog, wind, winding road and grassy hillsides above the high
bluffs .and surf convey the vastly lonely coast that makes the drive
worthwhile.

The view has not been substantially degraded, although some would argue that
the two, or three house on the bluff below the road are a significant
intrusion. Trees to screen buildings on the poi'nt should be planted near the
buildings so that some trees near the road can be removed to open views. The
main concern is.@to maintain this visual gateway to the coast.

On the west side of the highway, four parcels between Navarro Ridge Road and
the developed parcel at the - southern tip of the headland also are of
particular concern. One housing unit can be built near the bluff on each of
these parcels if by siting at. a low- point, by earth sculpture, or by trees
planted near th6 building, the- house can be subordinate to the setting. The
term subordinate applied to this location should mean that the cumulative
effect of one house on each of the four parcels will result in no significant
change in the appearance of the coastal terrace as seen from the highway.

Albion Village

Approaching from the north, motorists see one of the coast's most striking
townscapes: a wood-trestle bridge in the foreground of a small village that
clings to the edge of the hill. This village is composed of two segments-the
cluster of dwellings off Albion Ridge Road and the group of buildings on
Albion-Airport Road north of the bridgehead.

Coastal Element Policies: Albion

4.9-1 The Albion community north of the bridge shall be designated Rural
Residential 1.

175 8-17-83

The Albion community at the south end of the bridge shall -be
designated Rural Village. Retail establishments shall @ be
limited in type and, size; new stores shall be located only in
the areas designated commercial.'

4.9-2 In order to maintain tl le special-community character, building
permits shall require that building materials, color and
architectural forms of new structures exposed to public view -be
similar to those exis.ting buildings. Existing buildings shall not
be remodeled in, a manner that woul-d detract from 'their histoi-1c
character.

Albion Harbor - North and South

Albion harbor-norih and south is the harbor for about @100 full-time comm .ercial
boats. The shallow harbor entrance limits boat size and requ.ires entry and
exit at high tide. Two small fish wholesalers operate@on the flat. Full time
boats concentrate on sea urchi'ns and bottom fish in winter and salmon in
summer. Faciliti-es are minimal, and currently there is no assured public
access to the water, even for a fee. Dredging, paved access, and slips with
electricity and water are needed, but commercial fishers are concerned that
improvements could result in commercial boats b@ing 'forced out by pleasure
boats.

Albion Flats and Harbor

The Albion Flats and Harbor area is the port for the Albion Fishing community.
The land is privately owned. The public has had traditional access to the
beach, ocean, river and up ri.ver by road to the estuary, but access is
presently a problem and is often blocked.

The existing use consists of boat launching, fishing, diving, docks,
residential trailers, a small -store and gas pump, sanitary facilities and
showers, fee parking, a boat barn and a few small dwellings formerly housing a
restaurant, now a canoe rental and seasonal camping. There are year round
boats (approximately 100), that fish out of Albion, with a sizeable increase
in the summer. The only access from Highway 1 to the north side, to the
flats, is a steep narrow road. There is a limited access further upriver on
the south side to the Mendocino Biological Field Station road through Albion
Village. There is currently access via privately owned road "D" to the south
side of Albion River which is not maintained. The Planning Commission would
recommend that this potential access be maintained.

The Coastal Commission, U.S. Fish and Wildlife, California Fish and Game -in
their report "Albion River Development-Impacts and Recommendations" states
that "...The Albion River estuarine area-land and water-has reached its
carrying capacity insofar as intensive development will adversely affect the
ecological aspects which should be given first priority of management." The
physical constraints on development are also addressed in Mendocino County

176 8-17-83

Planning Department's report on proposed use permit U 84-77 ',of September 2,
1977, by planner Charles:Hudson. These constraints still exist.

Coastal Element Policie_s_@ Albion Flat
4.9-3 Any develop@ment in the Albion Flats fishing,village shall currently
be limited to' uses directly related @o the fishing'::, boating, boat
bui-ld.ing and diving occupations a .nd the support sy'stems required to
mai,ntain them. An Albion Harbor- District or Commission should be
established by the County to coordinate-all land and water uses within
the area designated Fishing Village andAlbion Cove on the Land Use Plan,
including the@'flats, the river and the: ocean beach. :See al'so Policy
4.9-6@and Policy 3.10-1.

4.i9-4 Due to their negative impacts, off-road :'vehicles shall be prohibited
from the Albion Beach.

4.9-5 Only one narrow access road exists now on the north Side which could
be blocked by accident. The old Highway 1 access on the south side
should be reopened as the emergency evacuation road.

The County shall encourage th6 provisi .on of adequate public tr ansit and
adequate streets androads to regional harbors.
Designated Access Points, Trai IIs, and:Recreation Areas

Policies fol all access points, trails, and recreation areas are in: Sections
3.6 and 3.7. Policies specific to locations in this planning area are'listed
below in g6 'ographic order from nortK to south. Each access point (other than
fee access where designated): will need to be acquired by acceptance,:of an
offer of dedication or by purchase by an appropriate public agency or private
organization as described in Section 3.6.

Albion-Little River Inland Trail

Location: County Road 403 transverses northeasterly from Highway 1 at
Albion to Little River - Airport Road (County Road 404).

Existing Development: Pedestrian, bicycle, and equestrian use;
designated by County Trails Plan.

Albion Harbor Area

Location: North shore of Albion River at terminus of County Road 403A
(Albion River North Side Road).

Ownership: Private.

Existing Development: River access, large unimproved parking area, gas
pumps (2) to the south.

177 8-17-83

Potential Development: ' Restrooms to the west, improved parki,ng would
provide for more space-during busy summer season..@

Location:, North shore of Albion river under Highway 1 bridge at beach.

Ownership: Private.
Existing Development: Walking access throu :h campground to beach,
9
unimproved parking area at beach.
Location:' North shore-, of Albion River, east of terminus 'of County
Road,403A, south of:"The':Pond".

Ownership: Private.

Existing Development: Boat launching, boat parking, river access.

Location: North shore of Albion River, Schooner's Landing area.

Ownership: Private.

Existing Development: Residential trailers, seasonal@ camping, boat
parking, several access points along private road on north shore of
river.

Location: Mendocino @Biological Field Station, south shore of
Albion River.

Ownership: Private

Existing Development: Pedestrian, fishing and boat launching access.

Policies:
4.9-6 Assurance of access to beach and river and estuary shall be
obtained by agreement, by proof of prescriptive rights,
consistent with policy 3.6-5, or by purchase. A boat launch
ramp should be considered for development, allowing free boat
lauching by portage.

4.9-7 No cost access and parking area should be acquired to both the
north and south side of the Albion River in accordance with
Policy 3.6-5.

Salmon Creek

Location: Old Highway 1 behind Gregory's Restaurant (County Road 401,
also known as Spring Grove Road).

Ownership: Private; offers of dedication for lateral, blufftop access
0.5 miles south of the creek have been recorded by Shaffron-Pfeffer and
Chesson-Hollowed as a condition of permit approval.

178 - 8-17-83

Existing' Development: Northern 1two-thirds, of road is paved, excellent
blufftop: views. Southern part is unimproved, narrow, one-lane, road
leading to sandy beach.

Policies:
4.9-8 @A vertical and lateral easement for an accessway at:Salmon
',Creek shall be obtained by proof of prescriptive rights, or by
:purchasei or by -other meant consistent with *. Policy 3.6-5
,whichever' method " would result in obtaining these. easements at
the earl:iest possible date shall be used by the County in
:implementing this @pblicy. 'Until adequate public parking is
ava i 1 able there sha.1 Ibe no highway signing indicating:a public
-access,at this point.

4.9-9 :Access offers by Shaff,ron-Pfeffer and Chesson-Hollowed on the
south side of Salmon Creek shall be relinquished because!
existing' development would prevent completion of a' blufftop
trail 'using dedication offers, and because -adequate access will
:exist nearby at Salmon Creek.

Navarro Ridge Road Inland Trail

Location: From Highway 1 north of Navarro River, County Road 518
transverses southeasterly to Highway 128'.

Existing Development: Pedestrian, bicycle, and equestrian use;
designated by County Trails Plan.

Visitor Accommodations and Servi-ces: Visitor accommodations and services are
designate@_as a principal perm use in, the bark Gulch to Navarro River
Plann1ng Area at the following locations:

Albion River Inn existing motel and restaurant
Gregory's existing restaurant
Navarro Ridge Inn existing inn
Good Shepherd School existing campground
Navarro Head, east of Highway I proposed inn

The following sites have been designated as a conditional use for visitor
serving facilities on the land use map:

North of Albion Cove, west of Highway 1 proposed inn or hostel
East of Whitesboro Cove, west of Highway 1 proposed inn or hostel

In addition to those sites designated on the land use map, the Fishing
Village of Albion contains a Recreational Vehicle campground.

179 8-17-83

SOUTH COAST CAC AREA

4.10 NAVARRO RIVER TO MALLO PASS CREEK PLANNING AREA (Includes Greenwood/Elk)

This planning area covers 12 miles. of a narrow coastal shelf and high bluffs
interrupted only by deep gulches at Elk and Greenwood Creeks. The Coatal
Element designates most of the planning area west of Highway I as, a "highly
scenic area" within which development "shall be subordinate to the character
of its setting" as required by Section 3025 '1 of' the Coastal Act. @ Only@ two
exceptions exist west of Highway 1: the Rural 'Village of Elk and a small
residential area know as Little Geyserville. The town of Elk is' a "unique
community," so distinctive as, to make this portion of the coast worth a
journey to many visitors.

In the northernmost mile of the planning area, immediately south of the
Navarro River, the Cameron Road neighborhood- and Little Geyserville go almost
unnoticed by the highway traveler. The remaining 11 miles of coast consist of
grazing land on the coastal I shelf and timberland in the gulches and upper
slopes. The most northerly remaining dairy ranch in the coastal zone is 'near
the south end of the planning area.

Outside Elk, the Coastal Element calls for almost no additional land division
because of the absence of urban'services and the difficulty of accommodating new
development subordinate to the landscape.
Traffic on this segment of Highway 1 is lighter than at @any other loca tion
south of Westport. The plan calls for widening' narrow s'ections to provide
12-foot vehicle lanes and 4-foot shoulder for bicycles. At some locations,
construction of this 32-foot road section may so disrupt the environment -that
it-should not be built.

Elk

Clearly a "unique community" within the intent of the Coastal Act, Elk
(Greenwood) is the coast's only linear historic town. Since I umberi in g
operations stopped the vestiges of the lumber town gradually have disappeared.
A few elegant houses, trees along the road, vacant highway frontage, the post
office', small stores, and the garage with stamped metal "brick" siding combine
to establish Elk's man-made character. It is difficult to imagine any change
that would improve Elk; however, a few additional housing units could be built
both east and west of the highway that would not be visible from the road.
Large inns or motels would be inconsistent with the town's character.

Coastal Element Policy: Elk

4.10-1 Elk shall be designated a Rural Village, with residential,
commercial, and cottage industry uses limited mainly by sewage
disposal standards. Additional overnight accommodation units shall be
limited to 20 and commercial floor area limitations shall be set to
keep visitor serving uses in scale with community size.

- 180 8-17-83

Designated Access Points, Trails, and Recreation Areas
Policies for all access points, trails, and recreation areas @:are, in Sections
3.6 and 3.7.@ Pol icies specific to locations in this planning area are listed
below in geographic order from north to south. Each access point (other than
fee access 'Where designated) will : need to be acquired by acceptance of an
offer 'of dedication or by purchase'by an appropriate public agency or private
organization'as described in Section:3.6.

Navarro River
Location!: South bank,, between bridge and river mouth al:ong County Road
517 and 517A (Navarro Bluff Road).

0
wnership: Wildlife Conservation Board; portion' is private @property over
which prescriptive rights of access have :been proven (Dietz*vs., King)..

Existing Development: Parking and day 'use facilities, sand: beach; major
water access point for divers and fishers. Operation :is by
Mendocino County Department of Parks and 'Beaches.

Potential Development: Rdhabilitation of former resort, which it shown',
on plan as conditional use; resolution of, access road@ problem. V
proposed trail fr'om,the south bank utilizing the,old. state highway'.to the'
beach.

Policies.:
4.10-2 The County and the Wildlife Conservation'Board*shall'endeav'or
to reach an agreement with the private property owners that.-
will allow maintenance of an access road to the Navarro river
and the ocean beach.

4.10-3 Implementation of a proposed trail by Mendocino County Parks
and Beaches from the south bank utilizing the old highway to
the Navarro River beach.

Highway 1 Bicycle Easement

Location: North of Cavanaugh Grade, west of Highway 1 between highway
markers 37.30 and 36.85.

Ownership: Offer of dedication for 25 foot wide easement along Highway I
by Frankel.

Policy:
4.10-4 Accept offer of highway easement to connect with future offers
for use as bicycle trail. (Frankel)

Cavanaugh Gulch

Location: 2.2 miles north of Elk, just north of the old cemetery, west
of Highway 1.

181 8-17-83

Ownership: Private

Characteristics: 200-foot sand beach reachable from moderately sloping
bluff. Most sui tabl e shorel i ne access poi nt fn si x mi 1 e stretch between
Navarro River and Elk.

Potential Development: Off-road access parking to be developed for up to
five automobiles. Non-vehicular access to beach down moderately sloping
gully way to beach.

Pol i-cy:
4.10-5 Vertical access to the beach shall be obtained consisient with
Policy 3.6-5 and developed leading from @the existing Caltrans
turnout south of Cavanaugh Gulch at m 'ilepost 36.85. This
turnout should be improved to accommodate up to five cars..

Cuffey's Point

Location: 1 mile north of Elk.

Ownership: Private

Characteristics: Superb view of coast across Greenwood Cove and
seastacks to south. Suitable for viewpoint, not shoreline access.

Potential Development: Turnout and parking area; picnic tables.

Policy:
4.10-6 Caltrans should acquire an area west of Highway 1 of
sufficient area to - construct a parking area and vista point
overlooking Cuffey's Cove. An offer to dedicate a parking area
and vista- point at, this location shall be obtained consistent
with Policy 3.6-5 if Caltrans is not successful in acquiring
this area prior to application for a costal development permit.
If the land use on this large area changes in the future, an
offer to dedicate an easement for public access shall The
required for the ' area delineated on the Land Use Ma:
lp
consistent with Policy 3.6-5.

Greenwood/Elk State Park (tentative name for reference only)

Location: West of Highway 1 extending from center of Elk to south side of
Greenwood Creek beach.

Ownership: California State Department of Parks and Recreation (DPR), 47
acres.

Existing Development: Plateau at town center with road leading to former
mill site at creek; undeveloped.

Potential Development: DPR Lists potential for five picnic sites at
north end of park and parking for 20-50 vehicles.

- 182 - 8-17-83

Pol icies:
4.10-7 The California State Department of Parks and Recreation shall
be requested in accordance with LCP Policy 3.7-7 to prepare a
general plan- for day use -only providing parking and picnic'
areas screened from Highway 1 north of Greenwood Creek. The'
Greenwood/EW community shal-1 participate, in preparation of the
park plan. The Park plan@ shall be integrated. with existing
Rural Village land uses to prevent deterioration of coastal
resources including the scenic highway, the hi-stbric town and
the coastal bluffs and beaches.

-4.10r.8 An offer of dedication of a 10-foot,trail, 'from the highway one'
mile south of Greenwood Creek. to the ocean, obtained as. a
condition of permit approval (Matson), is found 'inappropriate
and shall be, relinquished, because the h 'igh bluff, is hazardous
and because 'alternative access will be available nearby at
Greenwood/Elk@State Park.

Elk Creek,

Location: Two miles south of.Elk.

Ownership: Private.
Characteristics: 40 acres west of highway loop includes 500 foot sandy
beach and 3 acre lagoon. Lagoon and riparian habitats can 'tolerate only
limited use.

Potential Development: Day use.

Policy:
4.10-9 The California State Department of Parks and Recreation shall
be requested to acquire and develop for day use only,

Visitor Accommodations and Servtces: No sites have been designated as a
principal permitted@ use for vi@'itor serving facilities on the land use maps in
the Navarro River to Mallo Pass . Creek Planning Area; however, a variety of
visitor accommodations and services are available in the Rural Village of
Elk. These include the Sandpiper Inn, Harbor House Inn, Greenwood Lodge, Elk
Cove Inn and.others.

The following sites have been designated as a conditional use for visitor
serving facilities on the land use map:

Navarro by the Sea abandoned inn
South of Navarro River, east of Highway 1 proposed motel
Southeast of Navarro River bridge proposed restaurant
One mile south of Elk, east of Highway 1 abandoned restaurant, proposed
motel

183 8-17-83

4.rl MALLO PASS CREEK TO IVERSON ROAD PLANNING AREA
(Irish Beach/Manchester/Point Arena)

South of Mallo Pass Creek, the coastal shelf broadens, landforms become
softer, and Highway 1 moves inland, sometimes out of sight of the ocean' The
San Andreas fault zone intersects the shoreline near Alder Creek, runs east of
Manchester, continuing parallel to and outside the coastal zone,.which widens
to about four miles between Manchester and Iverson Road.

A majority of the coast's full time, large-acreage ranches and -prime
agricultural soils are found in this planning area. The primary crop, s1lage.,
is used to feed cows at the two grade A dairies. Cattle and sheep graze on
large ranches both inside and outside the coastal zone.

The upper limit of residential development in this planning area is partially
determined by the capacity of Highway 1. Current peak hour traffic operaites
at a lower service level, on narrower sections of the highway where lanes are
9 feet wide. In most locations the roadbed could be widened, and the Coastal
Element calls for construction of 12 foot lanes with 4 foot bike lanes where
feasible. Improvement plans should include protected left turn lanes and
passing lanes where possible.

It is difficult to predict how additional trips by both residents and
visitors, would be distributed among the existing roads. From Irish Beach,
the Bay Area may be reached in nearly the same driving time on Highway 128 or
via Jenner and Highway 116. Weekday and weekend surveys show about 57 percent
of Irish Beach traffic uses Highway 1 south, but some. of these trips are for
shopping in Manchester. Although Highway 128, Philo-Greenwood Road, and
Mountain View Road can carry some traffic to and from this section of the
coast, many drivers, particularly second home users returning to the Bay Area,
will travel though Gualala and Jenner during the peak hours.*

The Sonoma County LCP indicates that Highway I will be at capacity at Jenner,
even without increased traffic due to development of existing lots at Gualala.
Further, this stretch offers less opportunity to locate development out of the
Highway 1 viewshed- than is possible south of Iverson Road, where the potential
for conflicts with agriculture also are less. The only sewer and water
systems in the planning area that are capable of accommodating growth are in
the City of Point Arena; and the City has no plans to extend service beyond
its limits.

Irish Beach

Since 1965 the developers of Irish Beach Subdivision, just south of Mallo Pass
Creek, have recorded 341 lots, typically about 15,000 square feet. Parcels
allowing construction of another 58 units have been approved by the Coastal
Commission in 1980. Other approvals by the County would allow the addition of
692 units, raising the possi-ble total to 1,091. About 100 homes have been
completed.

184 - 8-17-8-Z

Irish Beach County Water District serves the subdivision and a septic:system
maintenance district recently. has been formed. The, Coastal Element 'places
limitations'on future development for Irish Beath.

Even when fully developed,, Irish Beach is unlikely to support more than a small
store, particula@rly if many of the new units are second homes and vacation
,a
rentals. The market in Manchester, Point Arena or the supermarket in Gualal,
will attract residents' major shopping trips. Irtsh Beach does need sites for a
rental office, a:community,meet:ing room, and storage for fire equ:ipment. A view
restaurant and ibn or motel, and a small store could become viable projects 6:s
population @grows@. A site west' of the highway adjoining the subdivision on the
north would':be ideal for visitor serving uses, including a store.@ The community
center could be ;there or on a more central ly 1 ocated open space parcel east of
the highway'.

Minor modifications to the subdivision map and street system are needed to reduce
the number of lots that have vehicular access only from Highway Land to connect
all lots east of Highway 1 without requiring use of the highway.

The existing Caltrans viewpoint at Mallo Pass Creek provides a model f dr
development,elsewhere. The South Coast CAC has indicated that phy,,sical access to
the nea'rby 'cove should not be permitted, as it. would disturb the resident sea
lions.

Manchester

The flat or gently rolling land and its distance from whitewater' views and
second home communities give -Manchester the potential to develop moderately
priced housing and cottage or. light industry. As yet, no community sewage
treatment or water systems exist, but growth could bring improved services.
The area south of Elk to the northern boundaries @ of Point Arena has a
historical use of agriculture@ land and' has a history of being a: producing
dairy country. There are presently@ three existing dairies which are
processing as much milk as 59 others which previously existed within this
planning area.

Point Arena
(See City of Point Arena LCP)

South of Point Arena, Highway 1 traverses largely undeveloped coastline.
Informal turnouts exist where the highway is close to the bluff, and views of
the coastline and Saunders Reef are exceptional. The Coastal Element
designates the area west of Highway 1 between Point Arena and Iverson Road as
a "highly scenic area" within which development shall be subordinate to the
character of its setting (Coastal Act, Section 30251). The sole exception is the
Whiskey Shoals Subdivision as approved by the Coastal Commission on March 21,
1979.

Coastal Element Policy: Point Arena By-Pass

185 - 8-17-83

4.11-1 A "Proposed Point Arena By-Pass for Highway 1, utilizing a portion
of Windy Hollow Road, shall be considered a part of this plan as a
conceptual proposal . Future planning shall be 'coordinated with the
City of Point Arena and the California.Department of Transportation.

Designated Access PoJnts, Trails, and Recreation Areas,

Policies for a1l access points, trails, and recreation areas are in Sections
3.6 and 3.7. Policies specific to locations in this planning area are listed
below in geographic order from north to south. Each access point .(other than
fee access where designated)@ will need to be acquired by acceptance of an
offer of dedication or by purchase by an appropriate public agency. or private
organization as: described in Section 3.6.

Irish Beach-Manchester Alternative Coastal Trail

Location: Irish Beach to Stoneboro Road;-Manchester State Beach,

Characteristics: Trail along sandy beach with non7vehicular access at
Irish j3each, Alder Creek Beach Road, Kinney Road a.nd Stoneboro Road.

Policy:
4.11-2 Lateral access adjoining mean high tide:shall be obtained where
the trail crosses private lands consistent with Policy 3.6-5.

Irish Gulch

Location: Adjoining south boundary of Irish Beach Subdivision

Ownership: Private; property.owners' association and developer.
Existing Development: Road leads to sandy beach.

Potential Development: Parking area and trail to beach.

Policy:
4.11-3 Access shall be provided in accord with offer to dedicate right
of pedestrian access over. road to the beach and the developer's
agreement to improve and dedicate a 10-car parking are.a.
Caltrans shall be requested to provide a parking area within
their easement east of Highway 1 at Irish Creek.

Alder Creek Beach Road

Location: Manchester State Beach on County Road 515.

Ownership: California State Department of Parks and Recreation (OPR).

Existing Development: Manchester State Beach access.

186 - B-17-83

Potential Development: Sign on highway, parking area improvements;
rehabilitation of abandoned state- owned houses as park interpretive
center or for lease to non-profit organization or concessionaire for use,
compatible with park.

Policy:
4.11-4 The existing public access to Alder Creek Beach extending from
Highway 1 via Alder Creek Beach Road (County Road 515) shal I be
properly identified. by signing at Highway 1. The dilapidated
state owned houses on 'the bluff top south of Alder Creek shall
be restored for use as a park interpretive center or other
public use, or leased to a non-profit organization or
concessionaire for a use which will be compatible with the park
environment in which they are situated.

Kinney Road

Location: One mile north of Manchester on County Road 5120

Ownership: DPR

Existing Development: Manchester State Beach access; 46 campsites; 75
space KOA campground adjoining on private land.

Stoneboro Road

Location: .7 mile south of Manchester on County Road 570.

Ownership: DPR

Existing Development: Manchester State Beach access; DPR holdings
include all but 9 parcels in Hunter's Lagoon subdivision that is in
process of acquisition to protect the lagoon and wetlands.

Potential Development: Sign on highway; southern end of trail connecting
with Irish Gulch and Alder Creek access.

Policy:
4.11-5 The California State Department of Parks and Recreation shall
be requested to prepare a general plan for Manchester State
'Beach' incorporating development of access at Alder Creek,
Kinney Lane, and StoneboFro Road and making use of the abandoned
houses near Alder Creek. This plan shall include an effective
dog control program to prevent. livestock predation on adjoining
ranches.

Garcia River

Location: End of Minor Hole Road (County Road 509A), one mile north of
the City of Point Arena.

187 8-17-83

Ownership: Private; public use in accord with posted regulations is-
acceptable to owner; prescriptive rights may exist.

Existing Development: Fishing access.

Potential Development: Improved parking area; sign on highway.,

Policy:
4.11-6 There should be no access through agriculture lands in this
area, finding that over use encroachment will be detrimental to
the agriculture resource. On th'e existing road, to its
terminous, signs shall indicate that unleashed dogs, hunting
and camping are prohibited.

4.11-7 A trail segment for hiking shall be acquired consistent with
provisions of Policy 3.6-5@ and developed connecting the western
end to Lighthouse Road (County Road 509) and the Point Arena
Light Station, through the - former U.S. Coast Guard Loy-an
Station, and i-nto Point Arena Cove (by connection to a trail
segment within the City of Point Arena consistent with Policy
3.2-14). (There shall be no bluff top trail until the ag land.use
changes.)

Point Arena Light Station

Location: End of Lighthouse, Road (Coun ty Road 509), 3/4 mile north of
the City of Point Arena.

Ownership: U.S. Coast Guard

Characteristics: The lighthouse, rebuilt after the 1906 earthquake, is
an important landmark in a spectacular setting. Lighthouse Road, along
eroding bluffs, offers exceptional views of the coast. Current U.S.
Coast Guard policy is to allow tours with written permission f rom
District Commander in San Francisco.

Potential Development: Trail designation and turnouts along Lighthouse
Road with fencing or guard rail to protect bluff edge; lighthouse tours.

Policies:
4.11-8 The U.S. Department of Transportation (Coast Guard) shall be
requ-ested to all-ow no-fee daytime access to the historic Point
Arena Light Station. Use shall be limited to ocean viewing and
fishing. In the event that this federal installation is
abandoned by the Coast Guard, the Department of Parks and
Recreation or other non-profit organization such as the Point
Arena Lighthouse Keepers shall be requested to acquire the
property and to operate it as a museum or historical site in
conjunction with continued no-fee general public usage.

4.11-9 A public agency shall be requested to construct and maintain
view turnouts along Lighthouse Road.

188 - 8-17-83

Mendbcino-Lake Community College Field Station,
Location: West @ of junction of Lighthouse Road and" Highway 1, one mile
northwest of the@City of Point Arena.

iOwnership: MendOcino-Lake Community College District.,

Potential Development: College District proposes to establish
a field station and science labs for the Field, Study of :marine
biology, geology, coastal agriculture, energy and meteorology.
The resident,ia'l units will be reserved for instructors and
students on a reservation basis.

Policy
4.11-10 The former U.S. Coast Guard Point Arena Loran Station was
acquired by the Mendocino-Lake Community College to be used as
a field station. It shall be operated in a manner which will
provide educational, scientific, natural' resource management
and recreational use of the property. No fee public access
limited to passive recreation uses such as daytime picnicking,
fishing, hiking, and ocean viewing shall be allowed. Vehicle
access shall be allowed on the existing roadway from Highway
One. A hiking trail shall be developed that connects to the
proposed coastal trail runnhng from the town of Point Arena to
the Point Arena Lighthouse and then to the -Garcia River. Both
public access and trail easements shall be obtained consistent
with Policy 3.6-5. (There shall be no bluff top trail until
the ag land use changes.)

Point Arena to Whiskey Shoals Trail

Location: Along the coast from the City of Point Arena's southern
boundary to Whiskey Shoals subdivision.

Ownership: Private. An as. yet unrecorded offer of dedication of
lateral, shoreline' access 1.5 miles north of Whiskey Shoals was required
as a condition, of permit approval (Hendricks).

Potential Development: Trail along bluff and shoreline.

Policy:
4.11-11 Offers to dedicate easements for a la 'teral bluff accessway
shall be acquired on those areas delineated on the Land Use Map
consistent with Policy 3.6-5.

Mote Creek

Location: Wiskey Shoals Subdivision, two miles south of Point Arena

Ownership: California Coastal Conservancy

189 - 8-17-83

Existing Development: Dirt road to beach

Potential Development: Day use picnicking, hiking, and ocean viewing

Policy
4.11-12 The Cal,ifornia Coastal Conservancy should develop this
point including a parking area, so that it can be used by the
public. Offers to dedicate easements for an accessway and
lateral bluff trail shall be acquired for public use consistent
with Policy 3.6-5.

Ross Creek

Location: 2.5 miles south of Point Arena; adjoins Whiskey Shoa.ls@
subdivision.

Ownership: Private.
Potential Development: Beach@access.

Policy:
4.11-13 Offer of dedication for public easements shall be obtained
providing vertical and lateral access to beach and blufftop
trails consistent with policy 3.6-5, connecting to the
acquisition at Schooner Gulch/Bowling Ball Beach.

Schooner Gulch/Bowling Ball Beach

Location: 3.3 miles south of Point Arena.

Ownership: Private. Auguste has recorded an offer of dedication for
lateral, blufftop access just north of Bowling Ball Beach.

Characteristics: Path from highway turnout leads to sandy beach at
Schooner Gulch. Bowling Ball Beach to north is named for 3-foot diameter
rocks that have eroded from sandstone bluff and are lined up in shallow
crevices below like rows of bowling balls.

Potential Development: In 1974, DPR prepared acquisition plan for about
80 acres, but no action has been taken. DPR development for day use
would provide the only pocket beach state park south of Greenwood Creek.
The area is suited to heavy use that would be attracted by the "bowling
balls".

Policies:
4.11-14 The California State Department of Parks and Recreation shall
be requested to place the Schooner Gulch/Bowling Ball Beach
site on their high priority acquisition list. The
portion of the proposed purchase located east of Highway
One should avoid displacing existing residents and should
provide an adequate parking area with access off Schooner

190 13-17-83

Gulch Road@ and linked to, the area west of Highway One via
the-existing undercrossing.-

4.11-15 The offers of dedication for the 10 foot lateral blufftop and
one 25 foot vertical ac 'c6ss (existing roadway) ' on the parcel
opposite Bowling Ball Beach (Auguste) shall be accepted for a
blufftop trail and shall be opened for public use when
maintenance and liability" for the trail are assumed by an
appropriate entity. Offers of dedication for public access
shall be obtained on adjacent parcels where the proposed trails
are shown on the Land 'Use Plan Map consistent with Policy
3.6-5. If the Elliot permit is issued, the offers to dedicate
easements for public access should be accepted by an
appropriate entity.

Hearn Gulch

Location: Milepost 10.08, immediately north of Iverson Subdivision.

Ownership: Private; prescriptive rights may exist.

Characteristics: Small cove and sand beach.

,Potential Development: Parking area and trail from north side; could
serve recreational development adjoining Hearn Gulch east of highway as
proposed by landowner.

Policy:
4.11-16 Accessway dedication shall be obtained consistent with policy
3.6-5; purchase parking area.

Visitor Accommodations and Services: Visitor accommodations and services are
designated as a principal permitted use in the Mallo Pass Creek to Iverson
Road Planning Area at the following locations:

KOA, Manchester Beach existing campground
Manchester State Beach existing campground
Point Arena Campground existing campground

The following sites have been de.signated as a conditional use for
visitor serving facilities on the land use map:

North of Irish Beach subdivision, east of Highway 1 proposed motel
South of Irish Beach subdivision, west of Highway 1 proposed motel
Iverson Road proposed campground

In addition, a variety of visitor serving facilities are located in the City
of Point Arena, which is located in the central part of this Planning Area.

191 - 8-17-83

4.12 IVERSON ROAD'TO SONOMA COUNTY LINE PLANNING AREA
(Anchor Bay-Gualala) -

The "banana belt" section of the Mendocino Coast is distinguished by dense
forests'%, of small coniferous and broadleaf trees, extending to the cliffs at
many points. Although much of the wooded shoreline is developed, the forest
dominates the scene, often blocking ocean views and hiding all evidence of
development. except for an occasional. gate or mailbox. The coastal zone
boundary, following the ridge along Ten Mile Cutoff Road, is 1.4 to 3 miles
inland.

Potential highway capacity is one constraint on development in the planning
area. The potential for improving the highway varies significantly within the
planning area. The sharp turn at Fish Rock Gulch and the nearby 9-foot lanes
cannot be improved much and thus will continue to limit improvements. At
other points, the roadbed can be widened to permit 12-foot lanes with a 4-foot
shoulder on each side; south of Anchor Bay-the full 32-foot section i.ncluding
12-foot vehicle lanes and 4 foot bicycle lanes, can be built. With additional
improvements such as protected left turn lanes, the volume of traffic
currently passing through Gualala could be increased by 75 percent.

The primary difficulty in assessing highway capacity is determi-ning how much
traffic will be generated by development north of the planning area and how
many locally generated trips will use Highway 1 in Sonoma County. Projected
growth in accord with the Sonoma County LCP could absorb available highway
capacity at Jenner. Some local trips, particularly those originating on
Pacific Woods Road and Old Stage Road (Brushy Opening Road) will use only very
short segments of Highway 1. Some residents will use Old Stage Road and Fish
Rock Road to reach Highway 101 during weekend peak hours if Highway 1 is
severely congested. A high proportion of permanent residents amongst Visitors
will reduce travel on the highway during the summer weekend peaks when detours
can be made by those familiar with local roads. In summary, the number of
variable factors does not permit a precise determination of how highway
capacity will affect development in Gualala. Trends must be monitored and a
more detailed study prepared before any amendment to the Coastal Element is
approved that increases allowable development and traffic on Highway 1.

Waste disposal , as well as highway capacity, limits development in the area;
it is questionable whether individual septic systems will work for many
additional small lot subdivisions. The -North Gualala Water District offers
service from the County line to Anchor Bay, 3.5 miles north. However, the
only existing community sewage system serves only the Anchor Bay subdivision
and is being rebuilt without provision for expansion. The Regional Water
Quality Control Board has determined that several existing lots in Anchor Bay
lack potential leach fields.

No standards can be set for minimum parcel size to ensure satisfactory
performance from septic systems--such a determination must be made on a lot by
lot basis--but larger lots are more likely to meet water quality standards or
to qualify for waivers. If inadequate septic systems create a health hazard

192 8-17-83

in Gualala, the County should apply for a Clean Water Act facilities planning
grant to address the problem.

Anchor Bay

The cluster of subdivisions at, Anchor 'Bay occ 'upies high bluffs on either side
of Fish Rock Creek. However,:Anchor Bay's compact commerc.ia:l area turns its
back on the Pacific and does not take advantage of the' views. Overnight
accommodations or a restaurant with a view deck should, be built on the
blufftop. Anchor Bay's proximfty to Gualala, 3.5 miles south' limits the need
and opportunity for additional businesses,

Gualala

Gualala is the building supply. and shopping center both for Mendocino's south
coast and for Sea Ranch.in Sonoma County. During the last 10 years, Gualala
based crews have built, an average of 70 to 100 houses per year, mainly for
retirees,- vacation home buyers., and themselves. The plan recognizes the need
for building supply establishments in commercial areas and for an industrial
classification to accommodate those of industrial character, such as readymix
concrete.
As _@evelopment proceeds, 'Gualala will be able to su :pport additional retail
space, but the amount wil,l depend on the proportion of part-time to residents
in the area. When Sea Ranch reaches its maximum development of 2,000 units
and the area south of Iverson Road is developed in accord with the Land Use
Plan, there could be nearly 10,000 persons in the trade area--enough to
support a supermarket. Gualala's existing commercial development is scattered
along a mile of Highway 1, currently zoned commercial. @ Further development in
this pattern would adversely affect highway safety and traffic capacity,
nearby homes west of the highway, and Gualala's community identity.

Coastal Element Policies: Anchor Bay - Gualala

4.12-1 New.reside'ntial and visitor accommodation development within Anchor
Bay-Gualala Planning Area shall be dependent upon approval by the
County Health Department for septic waste disposal, systems installed
in accordance with Regional Water Quality Control Board Basin
Standards. Installation of individual septic disposal systems shall
be carefully monitored by the County Health Department and the
Regional Water Quality Control Board to determine the cumulative
impact upon coastal resources of all development within the Anchor
Bay-Gualala area.

4.12-2 The urban-rural boundary of the community of Gualala is indicated by
boundary lines delineated on Land Use Map 31.

A community proposed urban-rural boundary covering a much larger
area encompasses 80 acres of TPZ approximately 400 acres of Forest
Land and surrounded by concentrated residential development was not

193 8-17-83

found justifiable in adoption of this, plan at this time but it is
recognized that this would be a logical area for growth expansion in
the future.

Access Points, Trails, and Recreation Areas

Policies for all access points, trails, and recreation areas are in Sect-ion
3.6 and 3.7. Policies specific to locations in this planning area are listed
below in geographic order from north to south. Each access point (other than
fee access where designated) will need to be acquired by acceptance of an
offer of dedication or by purchase by an appropriate public agency or private
organization as described in Section,3.6.

Island Cove

Location: South of Iverson Road.

Ownership: Private; Island 'Cove Estates Subdivision, recorded in 1961,
includes a beach parcel "reserved for use of lot owners." The Coastal
Commission, as a condition of permit approval, required one owner
(Tweedie) to dedicate access rights.

Existing Development: A 700-foot sand beach and sheltered cove, reached
by trail from parking area.

Policy:
4.12-3 Public access shall,be obtained to and along this beach as
shown on the Land Use Plan Map along with a public parking area
consistent with 3.6-5.

Haven's Neck

Location: A 10 acre parcel on the peninsula, 1,100 feet west of Highway
1, approximately one mile northwest of Anchor Bay.

Ownership: Private.

Characteristics: Virtually unaltered natural habitat for a number of
plant and animal species including some plants of parti'cular botanical
interest; wind sculptured rock formations.

Potential Development: Public acquisition was proposed by 1967 County
General Plan and 1975 Coastal Plan. Scientists and conservationists
familiar with Haven's Neck have recommended limited use as a natural
reserve, such as Point Lobos State Reserve south of Carmel, or no public
access.

Policy:
4.12-4 An offer to dedicate an open space easement to an appropriate
public agency shall be required as a condition of permit approval
for that area of Haven's Neck westerly of the Narrow constriction
leading to the peninsula.

- 194 - 8-17-83

Fish Rock Road Inland Trail

Location: From Highway I north of Anchor Bay, County Road 122
transverses northeasterly to Highway 128.

Existing Development: Pedestrian and equestrian use; designated by
County Trails Plan.

Fish Rock Observation Point and Trail

Location: Approximately 1/4 mile north 0;f the intersection of
Highway 1 and Fish Rock Road.

Existing Development: Vacant parcel.

Policy:
4.12-5 An offer to dedicate an easement for public parking and
access to the pqint for that area delineated on the Land Use Map
shall be obtained consistent with Policies 3.6-5 and 3.6-7 and:no
signing will be done until adequate parking is created.

Anchor Bay Shoreline

Location: Fish Rock Creek, immediately north of Anchor Bay.

Ownership: Private.

Existing Development: Campground providing fee access to beach.

Policy:
4.12-6 A guarantee of continued fee access to the public as
well as guests shall be acquired consistent with policy 3.6-5
together with a provision for obtaining a non-fee accessway if the
visitor serving facility should be changed to another use.

Serenisea

Location: .5 mile south of Anchor Bay.

Ownership: Private; inn.

Existing Development: Trail leads to south side of the beach at Getchell
Gulch.

Policy:
4.12-7 Continued fee access to the shoreline shall be assured by deed
restriction consistent with policy 3.6-5, together with a
provision for obtaining a non-fee accessway if the
visitor serving facility should be changed to another use.

195 8-17-83

St. Orres Creek

,'Location: 1.1 miles south of Anchor Bay.

.Ownership: @Private.

Characteristics: 200 foot cove.

@4.12-8 Offers to dedicate easements for a vertical and lateral access
to the cove shall be acquired for that area delineated on the
Land Use Map consistent with policy 3.6-5. Caltrans should
provide for a safe parking area at this location and shall be
required to do so in conjunction with any highway improvement
project in this area.

Cooks Beach

Location: 1.3 miles south of Anchor Bay.

Ownership: Private.

Characteristics: A 500-foot sandy beach on south side of Glennen Gulch.
Connects to Bourns Landing bluff top.

Policy:
4.12-9 Offers to dedicate easements for vertical and lateral shoreline
access shall be acquired for that area delineated on the Land
Use Map consistent with policy 3.6-5.

Bourns Landing

Location: 1.5 miles south of Anchor Bay.

Ownership: Private.

Potential Development: Trail along open bluff with long views of coast and
shoreline access at small beach; connects to Cooks Beach.

Policy:
4.12-10 Offers to dedicate easements for a blufftop trail and shoreline
access shall be acquired for that area delineated on the land
use plan map consistent with policy 3.6-5.

Marine View Subdivision

Location: 1.3 miles north of Gualala.

Ownership: Private; offer of dedication for 25-foot lateral access by
Fager and Witt.

196 - 8-17-83

Pol icy:
4.12-11 Offers by Fager and Witt shall be relinquished because no
blufftop trail is proposed and accessway would not be reachable
by an existing or proposed vertical access.

Gualala Trail

Location: Central Gualala to Gualala River Bridge

Ownership: Private; offer of dedication of 25-foot blufftop access and
agreement on existence of prescriptive rights over vertical access, from
Highway I to mean high tide by Bower.

Potential Development: Trail along bluff and highway.

Policy:
4.12-12. Offer of access by Bower shall be accepted; to provide the
potential for completion of a public 'trail from Central Gualala.
to Gualala bridge. The trail shall follow along the blufftop
and shoreline, segments may need to use the public right of way
of Highway 1 over impassible areas. Offers to dedicate
easements for public access shall be obtained for those areas
shown on the Land Use Plan Maps C'onsistent with Policy 3.6-5..

Gualala River Bridge

Location: North bank of Gualala River; just west of Highway 1.

Ownership: Private.

Existing Development: Unimproved road to river; boat launching. Fee
access may be charged by the owner.

Potential Development: A privately developed campground.

Policy:
4.12-13 A reasonable entrance fee may be charged to the general public
as long as a visitor serving use remains.

Visitor Accommodations and Services: Visitor accommodations and services are
designated as a principal permitted use in the Iverson Road to Sonoma County Line
Planning Area at the following locations:

The Sea Urchin existing service
Mar Vista Motel existing motel
Whale Watch existing inn
Serenisea Motel existing motel
Re-Newell Center existing motel
St. Orres existing inn and restaurant
Old Milano Hotel existing inn
Gualala River Redwood Park existing campground

197 8-17-83

In addition, the following sites have been designated as a conditional use for
visitor serving facilities on the'land use map:

Getchell Gulch proposed inn or hostel
East of Serenisea access proposed inn or hostel
Cooks Beach,'south proposed motel
Bourns Landing proposed motel
Gualala Point, west of bridge proposed campground
Gualala Point, east of bridge proposed campground

A variety of visitor serving facilities 'are located in the commercial areas
of Anchor Bay and Gualala,'which are not designated on the land use map.

198 13-17-83

MENDOCINO COUNTY
GENERAL PLAN
COASTAL ELEMENT

MENDOCINO TOWN PLAN

4.13 MENDOCINO TOWN PLAN!

Mendocino, founded in 1851, was the first lumber town on California's north
coast. The New England roots of its original residents, the economy of the
lumber industry, isolation, a nd more recently a : population attracted by the
town's @ambiente, account for its character. This "'mystical village" is the most
photographed and most visited coastal destination north of San Francisco and as
such is:: more threatened by overuse than Any other coastal community. The Town of
Mendoci:,no is a "special community" as describe&I in Section 30253(5) of the
CoastaVAct, and is recognized'as a special community with an existing balance of
residential, commercial and visitor serving facilities that is to be generally,
maintained.

Mendocino, residents have been :working on a plan Once 1973. The terms of the,
federa1grant@that built the sewage treatment system require a plan. The State's@
willingness to acquire the headlands was dependent on the County assuming,
,responsibility, to establish Mendocino as an "Historic District."

The Historical Preservation District for the Town of Mendocino, incorporated
in the Mendocino County Zoning Ordinance in 1973, established the Mendocino'
Historical Review Board (MHRB) that must approve demolition, construction,,
,remodeling, excavation, and painting within Zone A, comp'rising the 19th century
town west of Highway 1. The Board has less specific powers of approval in Zone
B, the area :east of Highway 1 visible from Zone A. Together the two areas
constitute a National Register Historic District,, allowing building owners to
qualify for federal grants and tax incentives for preservation and restoration.
There are only two such districts in the State of California.

Responding to the need for a plan, and because a I" = 600' scale plan is
inadequate for I.ot-scale issues in town, the Mendocino County LCP Work Program
included a Mendocino Area Plan with "especially detailed land use designations
and development@ provisions." The plan, at I" = 200', and implementing.
regulations that'; will follow assume continuation of Mendocino's unincorporated
status, but would be equally applicable if incorporation should be approved.

Planning Process

Rarely does a community invest as many hours in a plan as have the residents of
Mendocino. Differences of opinion have emerged on most points and the Mendocino
members of the South Central Citizen Advisory Committee, convening as the Big
River CAC, have held many meetings working toward resolving them. Before the
plan was drawn, 'two questionnaires were circulated to as many town residents as
could be reached in an effort.to determine community values.

Responses to the Mendocino Land Trust questionnaire from 288 residents and
property owners in the Historic District and the 193 responses to the Big River
#1 and #2 questionnaire indicated strong support for maintaining the town's
residential character and for setting a ceiling on the population growth rate.

ISSUES:

Specificity of Plan

Because Mendocino's character results from diversity, it is difficult to
establish a single "right" set of development standards for each parcel.
Differences in uses, use mix, height, building materials, finish, yards, and

199 - 8-17-83

landscaping are not easily correlated with a classification of buildings that
support or detract from the@ town's character. 'Traditional zoning, settling
precise yards, 'heights, and use regulations for each lot is unlikely to conserve
the town because the very principle 'that similarly situated properties should
have the same development potential coul&be destructive in Mendocino.

The adopted plan needs to be, followed 'by an ordinance that delegates broad
discretionary power over site planning and design to an advisory body,.
presumably the Historic Review Board. ', Each proposal that meets the broad
standards of the plan should @@be considered on its merit in relation to the:
surrounding area. The advantages of thi's approach are greater flexibility and,
possibly a more spontaneous 'community 'design qd.ality. Its price would be
uncertainty for both the developer and the community.

Growth

There appears to be general agreement that growth in the town must be limited,@
but disagreement as to how :tight limits 'should be, Although additional
residential development would help retain the sense of a residential community
in the face of a rising tide of visitors, additional residents will themselves
erode town character. -If Mendocino is "Carmelized", it will be by commercial
development--no't @just by shops selling trinkets to tourists, but by the larger
number of stores.that must sell to residents to survive.

While response to the Land Trust survey calls for "encouraging more resident-
oriented businesses," many of the "'residents" who shop in Mendocino live between
Caspar and Albion. This area contains about 4,200 people now and potentially
6,400 under the development intensities designated by the Coastal Element. An
attempt to meet:this population's commercial needs within the town would be
detrimental to town character. The designated commercial area would have to be
large enough to:allow choice of sites for businesses that cannot pay rents
competitive with visitor-serving enterprises. Commercial floor area would
double, even assuming no shift toward more visitor-serving establishments. The
alternative is to limit commercial expansion in Mendocino with the knowledge that
this may entail less choice for residents, higher prices, and more travel to Fort
Bragg. Mendocino's status as an art and entertainment center need not be
affected. Stores are not suffering from overcrowding at this point.

One approach to qrowth management would be to determine an acceptable annual and
ultimate number of housing units or amount of commercial floor space and -to
enforce limits.. The reverse would be to define acceptable physical change and
establish regulations that prevent undesirable effects, leaving the rate,
sequence, and location (consistent with the plan) to market determination. While
the latter system is easier to administer, it risks too much on ability to
foresee the effects of growth accurately.

Increases in visitor traffic unrelated to local population increases will affect
Mendocino. The amount and type of commercial development that attracts visitors
can be regulated, but the popularity of Mendocino as a destination will increase
if its unique qualities are maintained. A very effective step toward preserving
Mendocino as a "real" town, rather than as a resort, would be to limit expansion
of overnight visitor accommodations. The resulting reduction in total visitor
days spent in the town will more than offset the slight increase in additional

- 200 - 8-17-83

automobile travel per visitor. If the entire town were'converted to inns, only a
small percentage of visitors could, be housed. Those who must stay elsewhere will
spend less time in Mendocino and may have to park some distance from their
destination. Fewer restaurants and boutiques wi:ll be supported if the average
stay is shortened. Although the ability to regulate the impact of heavy use is
less than in Yosemite Valley, the principle Js the same: the number of;
accommodations and attractions mutt be limited. Section 30007.5 of the Coastal
Act applies--the conflict between @@ maximum accessibility and preservation of the
town must "be resolved in a' manner which on balance is the most protective of
coastal resources."

The plan attempts to achieve compromise between "no-growth" and "free-market"
partisans. New restrictions on development will make developed property more
valuable and will limit opportunities for profit@by owners of undeveloped land.
As in' most highly desirabla California communities, the balancing of equity
between those who live there@now and those who may or may not have an opportunity
to live there in the future is a difficult question. The issue is further
complicated by the state and national interes-t in Mendocino's unique character.
Devel-opment is limited by planning constraints such as availability of ground
water, parking capacity, and historic preservation and the Coastal Arat mandate to
preserve the "special community."

The issues surrounding Visitor Serving Accommodation are complex, and without
simple resolve. A number of long term residential units have been converted to
short term accommodation in the,recent past and the trend is to continue to do
SO.

The intent of this pl.an is toreasonably preserve the long term housing inventory
in the Town of Mendocino, and, to maintain the property rights of owners of
residential property within the Historical District; thus, changes are added to
relevant policy sections within this Plan.

Design Character

Amount of Development: Some residents believe that virtually all vacant land
in the Historic District should remain unbuilt, while others hold that well-
designed new buildings at some locations will not harm, and will perhaps improve,
the town.

Design of New Buildings: Some find new development that closely follows the
architectural style Tf the pre-1900 buildings most acceptable. Others want new
buildings to be readily distinguishable as such, but less prominent than historic
buildings.

Intensity of Development: There is no one intensity that is typical. Some
Pocks have high building coverage; others are largely open. Two-story buildings
are interspersed with one-story buildings, but most commercial buildings are two
stories. Watertowers and outbuildings, often crowded in back yards, contrast
with a vacant lot adjoining or across the street. Most houses are modest
cottages on lots 40 to 50 feet wide, but there are about a dozen mansions on
larger lots with wide yards.

Views of the Town. Public acquisition of the-headlands effectively conserves the

201 8-17-83

view of the Historical District (ione A) from Highway 1. Though each large tree
and watertower is important, the main visual concern of the plan is the ch&racte.r
of the district as seen from within the town. The asphalt expanse of the highway
is the only significant element of,discord seen from outside the town.

The less noticeable new development east of Highway 1 can be, the sharper the
definition of the old town. Existing commercial zoning along the east highway
frontage would, if unchanged, draw development seeking attention, increasing
the number of trips crossing the highway.

Views From the Town

West of Highway 1, Mendocino's gridiron street pattern and sloping site provide
marine views from most streets and from many buildings over vacant lots or low
buildings. Coastal Commission policy has been to protect views from public right
of way but to avoid restricting the use of private property to preserve private
views. Some private views cduld be preserved by regulating the location of a new
building on a lot in a view corridor, but in most instances, shifting the new
,building would block another existing or potential view. Limiting the height of
new buildings to one story would preserve some views, but would adversely affect
both town character and equity. Limiting maximum height would help to preserve
town character.

Water Supply; Sewage Disposal

In 1983, the Mendocino City Community Services District sewage treatment plant
operated at two-thirds capacity,* partially because most residents use their
limited water supply sparingly. Lack of a community water system limits
development to the satisfact.ion of some and the frustration of others. Many
wells were dry during the 1977 drought and some run low nearly every summer.
Residents endure inconvenience and are concerned that new development could
deplete their water supply. No information is available which would allow
determination of the population that can be supported by individual wells.
Although authorization for the Community Services District to provide water was
denied by the voters a few years ago., the 1979 Land Trust survey found that 56
percent of survey respondents favor a community water system.

A community water system could affect the visual character of the Historical Zone
because of future development. Lots smaller than 12,000 square feet could be
created if permitted by zoning regulations; water towers would be decorative
only; and less open space would be necessary. Vegetable gardens might become
more popular; so might lawns.

Affordable Housing

Affordable housing is scarce within the Mendocino town plan area. New affordable
units will not be provided unless specifically addressed as a housing program
within the scope of the housing element of the General Plan or accomplished
through considerations of mixed use or R+ designations. Preservation of exi'sting
affordable units may be another effective measure available to protect affordable
units. Allowing non-transient lodging houses and second units in predominantly
single family areas and requiring construction of housing as a condition of
development of commercial space would be additional ways of increasing the supply
of relatively low-priced rentals.

- 202 - 8-17-83

MENDOCINO :TOWN LAND USE CLASSIFICATIONS

Land Use dlassifications include several categories applicable only to the Town
of Mendocino, as wel;l as some common to the entire Coastal Element.' In addition
to minimum new parcel sizes, some Mendocino Town classifications: specify both
,site coverage (the proportion of the site covered by buildings) and floor area
'ratio (.total floor area in relation to lot area).
,In each land use classification, principal permitted @and conditional uses are
Jisted. Uses listed as secondary uses are those requiring some form of review,
:Such as a:conditional use permit or site specific review to assure compliance
:with specific Coastal Element and zoning ordinance criteria. , Permits for
:principal permitted uses will be subject to appeal' to the Coastal Commission only
@in appealable areas; secondary uses will be subject to appeal anywhere. The
-plan's intent statements describe the way use classifications are applied on the
Land Use Maps and will guide preparation of specific zoning regulations and the
,,zoning map@.

'.Legal parcels existing on the date of adoption of the plan by the County that are
smaller than minimum size will be developable for principal permitted and
conditional uses, subject to the same limitations as parcels meeting size
standards. Existing legal uses where all state and local permits have been
approved similarly will be considered to be legal non-conforming uses-, the
zoning regulations will assure their right to continuance and expansion
consistent with town plan policies and will also assure their right to
replacement if destroyed.

OPEN SPACE
Map Code: OS

Intent: The Open Space classification is intended to be applied to lands not
suited for development or to lands most valuable in their undeveloped natural
state. Factors limiting the development potential of land would include such
constraints as unstable soils, high fire hazard, remote location, poor access,
scenic qualities, and susceptibility to flooding. Valuable natural areas could
include rare and endangered species and habitat, riparian vegetation zones, or
wild and scenic rivers.

Principal Permitted Uses: Landscape preservation; structures normally
associated with park or open space use; grazing; recreation qualified by
passive low impact.

Conditional Uses: Recreation, active high impact; increase in intensity of
existing usi_s_@,public facilities or utilities necessary or appropriate in open
space; agricultural uses, forestry, conservation of resource lands;

RURAL RESIDENTIAL
Map Code: RR (1 acre, 2 acres, 5 acres, 10 acres)

Intent: The Rural Residential classification is intended to encourage local
small scale food production (farming) in areas which are not well suited for
large scale commercial agriculture, defined by present or potential use,
location, mini-climate, slope, exposure, etc. The Rural Residential

203 - B-17-83

,classification is not intended to be a growth area and residences should be
,located as to create, minimal impact on agricultural viability.

.Principal Permitted Uses: Residential and associated utilities, agricultural,
,home occupation.

@Conditional Uses: Cottage industry; conservation and development of natural
resources;, public facilities and utilities determined1to be necessary on Rural
.Residential lands; recreation-education.

@Parcel Sizes: 1 acre (40,000 sql. ft. net); 2 acres. (80,000 sq@ ft. net); 5
@acres; 10 acres.

Density: One dwelling per legally created parcel, 1 acre (40,000 sq. ft.
n
J-,-- 2 cres (80,000 sq. ft. net), 5 acres, 10 acres, as designated on -the
et a
Land Use Maps.

SUBURBAN RESIDENTIAL
Map Code: SR

Intent: The Suburban Residential classification is intended to be applied on
lands adjacent to existing developed communities on the urban side of the
Urban/Rural boundary, or to lands which are appropriate to accommodate future
residential growth. Land within the Suburban Residential classification
should have moderate to light constraints for residential development, should
be served by the publicly-maintained road network, and should be located
within public service districts or the logical extensions thereof. Portions
of lands within the Suburban Residential classification will be appropriate
for development of residential subdivisions. Such. areas should be developed
as major subdivisions, not minor subdivisions.

Principal Permitted Use: One dwelling unit per parcel with associated utilities
and home occupations.

Conditional Uses: Semi-public facilities, mobile home parks, mobile home
subdivisions, multiple dwelling units, cottage industries, public facilities,
public services, public assemblies, utility installations electrical
transmission and distribution lines (see Policy 3.11-9), natural gas pipeline
(see Policy 3.11-5).

Minimum Parcel Size,: Within water and sewer districts - 6,000 sq. ft.
Within water or sewer districts - 12,000 sq. ft.
Not in a water or sewer district - 40,000 sq. ft.
4,000 sq. ft. for mobile home subdivisions and
manufactured home subdivisions - 5 acres

Maximum Dwelling Density:

Within water and sewer distr icts:
6 Single Family Dwellings per acre.
10 Single Family Dwellings per acre in mobile home parks,
mobile home subdivisions and manufactured home divisions.
24 Multiple Family Dwellings per acre where designated SR

- 204 - 8-17-83

Within water or sewer districts:
3 Single Family Dwel,lings per acre.
3 Multiple Family Dwellings per acre.

Not in a water or sewer district:
1 Single Family Dwelling per acre.
0 Multiple Family Dwellings per acre.

RESIDENTIAL PLANNED UNIT DEVELOPMENT.
Map Code: SR/RR (Acres per unit) M

Intent: Planned Un'it Development shall be a conditional use M Suburban
Resi4ential and Rural. Residential 1, 2, and 5 to allow residential development of
more than one housi:ng unit on an existing parcel with site area. per unit
specified and the site plan for the parcel reviewed to ensure maximum
preservation of open space and to reduce costs of development.

Principal Permitted Uses: Agriculture; Open Space; home occupations.
Conditional Uses: Housing units, subject to the density (units per acre)
applAcable tQ the site, with units sited for maximum open space preservation,
publ'ic:and semi-public facilities and utilities.

Parcel: Size: No specified minimum. Consolidation of existing parcels is not
mandatory.

On the Hills Ranch adjoining Slaughterhouse Gulch, a Planned Unit Development
allowing 1.35 units per acre or .74 acres per unit has been approved. Other PD
areas are RR-1-PD, which allows one unit per acre.

@DEVELOPMENT LIMITATIONS
@Map Code: DL

Intentt This special combining district is intended to be used, only in
conjunction with another land use classification on parcels or portions of
parcels that according to available data have serious constraints that may
prevent or severely limit development including slope over 30 percent,
erosion, or landslide. Many parcels with this designation have suffered
severe, bluff erosion and currently may have no feasible building site
remaining. In each case on-site inspection and tests will be necessary to
determine whether *a building site exists. Wetlands, riparian vegetation,
dunes, plant or animal habitats, pygmy soils, and areas subject to flooding
are shown separately on the plan maps and are not designated DL.

Principal Permitted Use: As permitted in the classification combined with the
DL designation, provided a building site, capable of safely accommodating the
development, without significant adverse effects, as set forth in Chapter 3.4,
exists.

Conditional Uses: As allowed in the combining classification, provided a
feasible building site exists.

205 8-17-83

Parcel Size: As required by the classification combined with the DL designat:ion.
No new parcels lyin@ entirely, within a DL classification shall be created
inconsistent with policies of Ch'apier 3.4.:

,TOWN RESIDENTIAL,
@Map Code: R+
Intent: To maintain existing predominantly single family character while
@i_llowing a second unit subordinate in size, scale, scope and height 'on larcer
g
parcel.s, in keeping with an existing pattern of development. To cont,ribut6 to
the supply of low and@moderate income housJng.

Principal Permitted Uses: One or t two dwell i ngs on a parcel Home Occupati ons;
Keeping of horses, cows, and sheep, depend.ing on parcel size.
Conditional Uses: Public and seM'i-public uses; new visitor accommodation's east of
Lansing Street, subject to Town Limits as described in Table 4.13-1.

Development Requirements: Minimum new parcel size of 12,000 square feet. One
housing unit allowed per existing parcel under 9,000 square feet and two units on
parcels. of 9,,000 square feet or larger. Building coverage not to exceed 25
percent.of the parcel area.

'MULTIPLE FAMILY RESIDENTIAL
Map Code: RM

Intent: To provide areas for multi-family residential development with the
je_nsity@and the number of units per parcel limited to maintain the present scale
of the town.

Principal Permitted Uses: One to five housing units; Non-transient lodging (not
subject to transient occupancy tax): Home occupations; Keeping of horses, cows,
and sheep, depending on parcel size.

Conditional Uses: Public and semi-public uses; new visitor accommodations east of
Lansing Street, subject to Town Limits as described in Table 4.13-1.

Development Requirements: Minimum new parcel size of 12,000 square feet. One
housing,unit allowed on any new or existing parcel, and up to five units allowed
subject to minimum site area and limitations as follows:

Up to 12,000 square foot lot: 6,000 sq. ft. for 1st unit;
3,000 sq. ft. for each additional unit.

Over 12,000 square foot lot: 6,000 sq. ft. for Ist unit;
3,000 sq. ft. for 2nd unit;
3,000 sq. ft. for 3rd unit;
6,000 sq. ft. for each additional unit.

Total building coverage not to exceed 25 percent of the parcel area. One and
one-half off-street parking spaces per unit shall be provided.

- 206 - 8-17-83

MIXED USE
Map Code: MU,

Intent-. To provide a transition between the commercial devel.opment on Lansing
Tnd -Main Streets and resfdential areas; to provide space for offices and retail
uses that do not generate.'heavy automobile traffic or operate at night; to allow
owners of land formerly zoned C-2-R an opportunity for more intensive development
than is' permitted by the,residential land' use class-ifications: and to encourage
preservation and construction of moderately priced housing.

Principal Permitted Uses:! One to five housing unit's per parcel; Non-transient
7-odging; Home Occupa Offices; Limited retail shops (no 'restaurants, bars,
17
hardware stores, building': materials or major appliance sales,:service stations,
automotive sales or repaies).

Conditional Uses: Public 'and semi-public facilities;, new visitor accommodations
7--Street and west of Lansing Street as so designated on the Land
east of Lansing
Use Plan map, subject to Town Limits as descri-bed in Table 4.13-1.

Development Requirements: Minimum new parcel size of 12,000 square feet. At
least one housing unit a1lowed on any existing parcel, and up to five units
allowed subject to minimum site area and limitations as follows:

,Up to 12,000 square foot lot: 6,000 sq. ft. for 1st unit;
3,000 sq. ft. for each additional unit.

Over 12,000 square foot lot: 6,000 sq. ft. for Ist unit;
3,000 sq. ft. for 2nd unit;
3,000 sq. ft. for 3rd unit;
6,000 sq. ft. for each additional unit.

Building coverage not to @exceed 25 percent of the parcel area. Maximum floor
area not to exceed .5 square feet for each square foot of parcel area, with not
more than one-half of theltotal floor area to be devoted to non-residential use.
Residential use to occupy 50 percent of the floor area in a two-story building
and 35 percent of floor area:in a one-story building. Maximum lot coverage: 15
percent for main building; 25 percent total. Requirements for off-street parking
shall be consistent with historic preservation guidelines a.s adopted by Board of
Supervisors. (See Appendix)-

COMMERCIAL
Map Code: C

Intent: To provide an area within the town suitable for commercial development
on a scale compatible with existing commercial uses.

Principal Permitted Uses: Retail stores and services (including bars and
restaurants; banks, savings and loans, sale of building materials, appliances,
and hardware; service stations, auto repair), offices, and visitor accommodations
may be allowed east of Lansing Street subject to town limits as described in
Table 4.13-1.

207 8-17-83

Conditional Uses: ' Housing (subject to, RM density limitations); visitor
'Ec-commodations west' of Lansing Street subject to town limits, as described in
Table 4.13-1.

Development Requirements:! Minimum new parcel size of 12,000 square feet.
Building. coverage nZ-tto exceed 50 percent of the@ site area; maximum floor
.area@ not to exceed, one square foot of bu,ilding -area for each square foot of
site' area; maximum store area 8,000 square feet. Requirements for off-street
.parking shall be consistent with historic preservation guidelines as adopted by
Board of Supervisors. (See Appendix)

PUBLIC AND SEMI-PUBLIC FACILITIES
,Mao Code: PF

Intent: To designate existing major publ,ic and community serving uses that
.another use only following approval of a plan
_@h o _0 d @ b econverted to
amendment. This c-lassification is to be applied to properties which are
properly used for -or are proposed to be used for public purposes or for
specified public utility purposes.

Principal Permitted Uses: None (All require conditional use permit.)

Conditional Uses: Public -and semi-public facilities and utilities, i . e.
schools, fire stations, churches, cemeteries, sewage treatment plants, refuse
disposal site, sanitary land fills, electrical transmission and distribution
lines (see Policy 3.11-9), natural gas pipeline (see Policy 3.11-5), community
buildings, a non-profit corporation or, entity which is dedicated to public use
and to public purpose, and like public uses.

Minimum Parcel Size:

Within water and sewer d istricts 6,000 sq. ft.
Within water or sewer'districts 12,000 sq. ft.
Not in a water or sewer district 40,000 sq. ft.

208 8-17-83

MENDOCINO TOWN PLAN DESCRIPTION

RESIDENTIAL
The Land Use Plan r0ducesl,, the potential development of the present R-3 zoning.
With a few exception:s as mapped, nearly@: all of the area west of Kasten Street
north of Albion Street is@de�ignated for: residential development'consistent with
the R+ Land Use Classifi 'cation. Potential development to R+:standards ' would
allow one unit on 'existing parcels smaller than 9,000 squa@,e feet wi,th an
allowance for an additional unit subord'*nate to the main residence on p 'arcels
@greater than 9,000 square@feet. The RM :and MU1and use classifications are the
predominant residential lind'use classiffCations in the remaining portion o@ zone
:,A between Kasten Street and Highway 1. Larger Parcels of at least 24,000 square
@feet will be allowed to develop up to five units consistent with size and' style
:of the-larger existing houses that originally Were single family*homes. The use
of the MU land use classification provides an area of transition between
,residential and commercial uses by requiring a 'mix of both light commercial and
moderately priced residential units.

North of Saint Anthony's Church along the west side of -Lansing Street the plan
,shows one uni.t,per acre 'and in Point of View Estates (Palette Drive area) a
,patter! of 20,000 square foot lots is established with the exception of the Hill
'House 'property which is RM. East of Highway 1 @the plan recognizes the Hills
@Ranch Planned. Unit Development approved with 54 units on 40.6 acres and
designates 'the remaining area east of Highway 1 as one acre minimum sites.
Two large parcels totaling approximately 41 acres at the southeast boundary of
-the dtstrict Are shown as planned unit development to ensure the preservation
@of the wooded; hillside viewed from the south :side of Big River and by north
bound traffic:on Highway 1.

.COMMERCIAL

Current zoning allows commercial uses in 3/5 of Historical Zone A. The Town Plan
prescribes general commercial uses for the majority of the Main Street frontage;.
south 'tide of:.Albion Street from Howard*to Kasten,Streets and three parcels west
of Kasten Street; additional commercial use is allowed on Ukiah Street three
parcels past Kasten Street; the remaining core commercial runs north from Main
Street@ to Little Lake Street and is bounded by Howard Street on the east and
generally the depth of the parcels fronting on Lansing Street on the west. To
maintain the scale of the town and to avoid supermarket-type merchandising, the
Land Use Classifications limit the size of a single store to 8,000 square feet,
approximately the floor area of Mendosa's food market.

VISITOR SERVING FACILITIES

Hostel: Any building or portion thereof or group of buildings containing five
or more guest rooms or suites, or providing keeping accommodations for five or
more transient guests for the purpose of providing low cost public travel
accommodations to recreational travelers. The hostel shall provide a kitchen
and sanitary facilities for use by the transient guests.

Hotel: Any building or portion thereof containing five or more guest rooms or
suites each used, designed or intended to be used, let or hired out for occupancy

209 - 8-17-83

by transient guests for compensation or profit.

Inn: Any building or portion thereof or group@ of buildings containing five or
more guest rooms or suite@ each used, designed: or intended to be used, let or
h,ired out for occupancy ;by ':trans:ient guests for compensation or profit, and
where regular meals may be!provided for c6mpensation or profit.

Bed and Breakfast Accommodations: Any* building or portion thereof or group of
buildings occupied by an .owner or a long-term, tenant (over 30, days) with the
express permission of the -owner, containi,ng no more than 4 guest@:rooms or suites
,each used, designed or intended to be used, let or hired out for occupancy by
@transient guests for compensation or profit, and where breakfast meals may be
I
provided during morning hours to such @ transient guests for 'compensation or
Orofit. A use permit shall be required for' the establishment of bed and
breakfast inns.

Motel: Any building or pdrtion thereof or group of buildings containing five or
more guest rooms or suite s where such rooms or' suites are directly accessible
from an outdoor parking area and where each is 'used, designed or intended to be
used, let or hired out for occupancy by transient guests for compensation or
profit@:
.:Student/Instructor Temporary Housing: Any portion of a building (up to a maximum
.of 25%) providing temporary or intermittent housing for Students/ Instructors
enrolled in a bona-fide education program. Existing Student/Instructor Temporary
Housing is identified on Table 4.13-1. New Student/Instructor Temporary Housing
-shall require a plan amendment.

Transient Guest: Any person who exercises occupancy or is entitled to occupancy
by reason of concession, permit, right of access, license or other agreement for
a period of thirty (30) consecutive calendar days:or less, counting portions of
calendar days 'as full days.

MIXED USE

Most of the area east and west of the Lansing Street frontage that currently -is
zoned C-2-R is designated mixed use. Arts and crafts studios and professional
offices dot the area now. The intent of the plan is to continue this mix, while
maintaining an,environment that will encourage newresidential investment. To do
this, the Mixed Use classification limits non-residential floor area to 50
percent of building area and to 25 percent of lot area. Commercial uses are
limited to those that do not attract much traffic, do not regularly operate at
night, and do not handle large volumes of goods or bulky goods. The ideal use
would be an artist or artisan living on the premises and selling from a shop or
gallery, but there also will be space for a TV repair shop, a children's clothing
store, and other low impact shops. Some will meet local needs; some will tie
primarily dependent on visitors.

PUBLIC FACILITIES

The plan notes existing public facilities, such as schools, churches, cemeteries,
community buildings, and utilities, and assumes that all will remain. The
exception is the Middle School's site which is expected to be sold by the School
District when a new middle school is built on the existing Grammar School site
during the next several years. The best use of the present Middle School cannot

- 210 - 8-17-83

be foreseen how. Another public use such as a@ community center, senior citizen
government offices,'or satellite College of the Redwoods'
center, libra:ry, local' a
education center would be desirable, but no publ'ic entity is able, to make a
commi tment @ now to acq.u i re it. Reuse of :, the @Middle School site carries more
potential for changing, the character of Zone A than does the use of any other
.parcel.

-OPEN SPACE-

Acquisition of Mendocino Headlands State Park in 1975 preserved the town's
5etti ng. Gri.ndle Park on Little Lake Road, the only locally:, contro'l,led public
,open space, was deeded to the Town by the heirs:of an early res@Jdent.'

Mendocino,'s present charm is in part dependent! on the many vacant or partially
unused parcels within the town.' The plan '@calls for three approaches to
.preservation of some of this open space.

Dedication of Scenic Easements. As a condition of permit approval, the Hills
House in6 offered and the Coastal Conservancy has accepted dedication of a 2.4
.acre scenic easement -between Palette Drive and'Highway 1. On the east side of
Highway 1 the developers ofthe Hills.Ranch planned unit development@have agreed
to dedicale a 17 acre scenic easemedt. Similar offers should be required when
'development is approved on other la@ge parcels visible from the highway.-
Special site planning@'stand&prds to be written as part of the implementat ion phase
will allow property owners reasonable flexibility in the use of their land while
retaining: the open space @character. The process of mediating between the
-interests: of the town as a whole and the developer may not always result in
.preservation of the most important open space on each parcel, but it 'will go far
to preserve the town's essential character.

Acquisition: It is resident@desirelthat the Heider,Lot be acquired for community.
use Dy a : publ i c or private non-profit agency. It, is resident desire that the
present Middle School be acquired by a private non-profit or public' agency for
community@use. (See Policy 4.13-17)

AFFORDABLE HOUSING

The development of affordable housing is regulated and encouraged by the County
Housing Element and five provisions of the Town Plan:

- Allowing a second unit in predominantly single family areas by use
of the Town Residential (R+) land use classification;

- Requiring housing in Mixed Use (MU) areas;

- Allow residential units to be intermixed with commercial uses potentially
preserving the moderate income shopkeeper residence;

- Prohibiting the conversion of existing residential units to other uses
(including Bed and Breakfast units);

- Allowing for student/instructor intermittent temporary housing.

- 211 8-17-83

DESIGN GUIDELINES

Guidelines are included in the list of policies and are implicit in the land use
classifications. Implementation phase policies are intended to respond to two
broad design concerns--building siting and architectural style.,

212 8-17-83

C
sit

Full development with 25% lot
)Yk N,
coverage and new 2 story
buildings (shown cross,:hatched),
near the center of each lot.

kotA

1k
Full development with same lot korA
coverage as above but new 2 story
buildings (shown cross hatched)
located to preserve open space
character.

FIGURE 4.13-1

MENDOCINO TOWN PLAN EXAMPLE OF USE OF SPECIAL SITE PLANNING STANDARDS
TO PRESERVE OPEN SPACE CHARACTER WITHOUT REDUCING ALLOWABLE FLOOR AREA.
213 - 3-17-83

Guidelines need to be included in the policy section leading to the appropriate
implementation ordinances to protect and:pre,serve the architecture and,character
of the town of Mendocino. Policies 'need, to respond to two broad,, design
concerns--building siting, architectural style and scale in @relationship to
surrounding buildings. Similarly tituate'd parcels should be enti,tled,to the same
lot coverage,or ratio of floor area to si!te area and the MHRB or successor agency
shall continue to review applications for development on a site@ spe6ific basis.
This means that some buildings may be required to be sited close'to the street or
to a side property 'line and applicants who wish to build the maximum' floor area
may be required to design a taller:'and narrower structure thereby continuing the
open residential chara,cter of the neighborhood.

Mendocino looks as 'i tdoes becaus6 it was built without zoning regulations and
because some lots never were developed and many buildings have been moved or
demolished. The character that results from small open spaces, large yards
and vacant lots can,be.'preserved by controlling the siting of buildings.

The architectural styl@e of new buildings is a second concern. Some prefer that
they be clearly distinguishable from historic buildings; others do not. It is
more difficult, particularly for the ego, . for designers. to make new buildings
subordinate to old ones but clearly contemporary:. Mendocino's most@ successful
new buildings are those that are hardly noticed because thley employ simple 19th
century 'forms -and detail. Such-a building is easier to design well, reducing the
opportunities, for bad mistakes.,

Trees and planting als Io must be rev.iewed in the application process. Some trees
must be preserved, some areas should be left open to maintain views, and some
landscape materials or-designs are inappropriate to the town character.
Special site planning standards will'. need to'. be written as part '.of the
implementation phase to protect. views to the sea and views of historic landmark
buildings recommended as landmarks by Mendocino Historical Research, Inc. , and
designated on a Table in the Appendix.

CIRtULATION AND PARKING

The County of Mendocino Public Works Department with citizen participation shall
be responsible for the development of a Circulation and Parking Plan to be
developed within 18 months of the date of the adoption of this plan, addressing
street and parking problems. This plan should determine means of resolving both
the circulation and parking problems to those residents of the town of Mendocino
as well as the visitors and guests who presently use those facilities and will
continue to use them in the future.

Coastal Element Policies: Mendocino Town Growth Management

4.13-1 The town of Mendocino shall be designated a special community and a
significant coastal resource as defined in Coastal Act Section 30251.
New development shall protect this special community which, because of
its unique characteristics, is a popular visitor destination point for
recreational uses.

- 214 - 8-17-83

Mendocino shall be recognized as a historic@ residential, community with
limited commercial services that are important:to the daily life of the
Mendocino Coast.

The controlling goal of the Town Plan shall be the preservation of the
town's character. This- special character is .a composite of historic
value, natural setting,': attractive community appear6nce'and an unusual
blend of cultural, educational,and commercial facilities'.

The preservation of the town's: character: shall be achieved, while
allowing for orderly growth. This shall be done by careful delineation
of land uses,@provision:of community services and review and phasing of
development proposals. @ Balance @shall be sought between residential
units, visitor accommodations commercial uses. Provision of open
space and':siting of structures ta, retain public views 'of the'sea shall
be considered as part of all new-development proposals. The objective
shall be a Town' Plan which retajns as much as possible the present
physical and social attributes of the Mendocino Community.

4.13-2 The plan s.hall be reviewed after approval of 50 additional housing
units, 25,000 square feet of noh-residential floor area, o r after 5
years, whi 'chever comes first, to determine,the,effect of development,on
town character. Tfie plan shall be revised, if necessary, to further
reduce growth potential.

4.13-3 To preserve town character, commercial development shal,l be limited as
shown on the plan, though at some point the amount of commercial space
will be less than the market could support.:,

4.13-4 1. The Mendocino Town Plan designates exi-sting Visitor Serving
Facilitie's providing overnight accommodations and reserves f u tu',re
sites for' these uses on a parcel by @parcel basis by placing the
appropriate designation on the Town Plan Map, with the:exception
of 8 unspecified units west of Lansing Street, and 15 potential
unspecified units east of Lansing Street. Any additional Visitor
Serving Facilities for overnight accommodations above and beyond
these designations shall require a plan amendment. Any legally
existing Visitor Serving Facility inadvertently omitted. from the
Town map shall be corrected as a mapping error. Bed and'Breakfatt
units are identified with an asterisk "B" and all others with an
asterisk. A listing of these units appear on Table 4.13-1.

2. With the exception of those overnight Visitor Serving Facilities
for which coastal development permits have been issued or
conditionally approved prior to the adoption of this plan by the
Board of Supervisors, no inn, hotel or motel shall exceed 25
overnight units.

3. All new visitor serving facilities or expansions of existing
visitor serving facilities providing overnight accommodations
allocated under the 15 unspecified potential units east of Lansing
Street and 8 unspecified potential units west of Lansing Street,
shall be designed in scale, architecture and materials to maintain
existing character of the town consistent with the special

- 215 - 8-17-83

community designation and shall be subi
,ect to a. major conditional
use permit.

4. All existing locations approved for inns, botels, motels, hostels,
Bed 'and Breakfast units and Student/Instru@ctor housing are
r
specifically designated on the Town Plan Map.*; All new Visitor
Serving Facilities providing overnight, accommodations, over and
above! those designated : in Table 4.13-1, not specifically
designated on the Town Plan 'Map shall be. located east of Lansing
Street and shall require aland use plan amendment,.
b. Existing :residentia1 dwelling units west 'of Lansing Street shall
not be converted 'to other , uses (including Bed and Breakfast
units). Existing residential dwelling unitsi: east of Lansing
Street shall not be converted to other uses except where, a
conversion will result in continued maintenance :of the existing
housing inventory consistent with the requirements of Section
65590:of the California Government Code (SB 626-Mello).

6. The long term rental (over 30 ' days) of'a residential structure is
allowed as specified in the land use categories if rented to,
non-transient @guests,. Occupancy of ',these structures shall not
exceed their design'!,limitations. Exterior signing of the rentals
is prohibited.

7. A residential structure may only be used as a Visitor Serving
Facility after obtaining a use permit:@

(1) Use of the residential structures for Visitor serving
purposes of more than one (1) room, but less than' 4, shall
not be approved by conditional use permit in, area(s)
designated residential if the visitor serving use@ occupies
than 25% of the square footage of the residential
more.
structure or 640 square feet of the residential structure
whichever is less. The rental of one (1) room for a Visitor
Serving Facility purpose may be allowed throughout the
Mendocino Town Plan subject to all applicable codes.

(2) The use permit may be conditioned to not run with the land
thereby precluding subsequent owners from the benefits which
former owners enjoyed under the permit.
(3) The proposed use must be consistent wi-th the intent of the
Town Plan and its objectives.

8. The reservation of specific sites for visitor serving facilities
providing overnight, accommodations shall not be preempted by
conversion to other permanent uses excepting residential uses.

9. Existing Student/Instructor Temporary Housing is identified in
Table 4.13-1. Any new sites other than those identified on Table
4.13-1 shall require a plan amendment.

No more than 25% of a structure temporarily housing
Students/ Instructors may be utilized for that purpose. This

- 216 - 8-17-83

requirement does not apply:to that,housing currently identifi.ed@in
Table 4.13-1.

10. Student/Instructor, temporary and intermittent, housing facilities
provided by the Mendocino - Art Center on site are recognized '@ in
Table 4.13-1 and @hall be consistent with the limitations cited@in
Policy 4.13-4 (7) (1) limited to 25% of an existing building.
This use shall require a': County Business License and adequate
record keeping to@ensure payment of bed tax on monies grossed.from
transient occupancy (less than 30 days stay, per' occupant).

11. The renting of @4 or less :rooms in: private @residences. for
non-transient occupancy fo@ 30-or,more cpnsecutive@days and nights
shall not be considered to be a visitor serving facility @or bed
and breakfast operation 'subject to their respective permit
requirements and 'site designations. Such rooms may not be'sublet
nor may they be occupied :: beyond their' design capacity. ' There
shall be no',exterior signing advertising:the rental of rooms.

4.13-5 All existing legal uses shall be, deemed consistent with the town,plan.
Zoning regulations shall provide that if a; use that would not be
permitted under new regulations is not actively continued for: a one
year period it shall be considered to havb lap';sed and future use,of the
land or building must conform to current :regulations. Similarly,
currently legal lots shall be deemed potential building sites, subject
to the same controls as lots 12,.000 square feet or larger.

4.13-6 All persons operating Visitor Serving Facilities or Student/Instr'uctor
temporary housing as herein defined: are subject to the provisions of
Chapter' 5.20 (Uniform Transient Occupancy'Tax) and Chapter 6.04
(Business License Chapter) of the Mendocino County Code..

Coastal :Element Policies: Mendocino Town Design Guidelines

4.13-8 The Historical Preservation District Zoning Ordinance, as amended-, and
as attached in the Appendix, shall be made a part of the Mendocino Town
Plan and the Mendocino Historical Review Board shall continue to
exercise those charges-as specified by the ordinance.

4.13-9 Design review guidelines shall set criteria to ensure that new
buildings, rehabilitations and renovations to existing structures will
be consistent with the character of the town and that they shall not
degrade the setting of buildings of landmark stature as recommended by
Mendocino Historical Research, Inc. , and designated on a Table in the
Appendix. Regulations shall be consistent with the historic ordinance
and guidelines as accepted by the County Board of Supervisors. Such
criteria shall include, but not be limited to, height, dormers,
windows, structures, appurtenances, proportion, placement of
improvements on the parcel.

4.13-10 Any proposed private use of the Middle School site or changed public

217 - 8-17-83

use that would remove existing permanent buildings or would inten !s i fy
development of the site shall require .amendment of the Town Plan.

4.13-11 In addition to any desi'
gn review'related to protection of the
character of the, town,, all development shall conform to Section 30251
of the Coastal Act, and any specifically designated scenic and "view
areas as adopted, on the map. Provisions of open space and siting of
structures to retain public views shall be considered as part of all
new development p@roposals.

Coastal Element Policies: Mendocino Town Circulation and Parking

4.13-12, Improved traffic and speed controls should be immediately investigated
by Caltrans and @the County to alleviate the safety problems at the
Little Lake Road and Main Street,intersections;with Highway 1.
4.13-13 On-stree't parking'spaces' in areas other than R+ shall be'marked using
material:s that would blend in with the rural 'and historic qualfty of
the towh. Applications for new, development should be considered for
the feasibility of having off-street parking. Whenever possible,
off-street parking shall be landscaped or screened, subject to historic
ordinance guidelines, to@ perpetuate Mendocino's rural character and
historic-identity.

4.13-14 The Public Works Department, working with the residents of the town of
Mendocino, shall develop, a circulation and parking plan within 18
months after the adoption of this plan.

4.13-15 The County shall, with titizen participation, develop a plan for
optimal circulation an-,d parking of, heavy weight tourist vehicles,
(large RV's, delivery vans and trucks, tour buses) by June 1, 1984.

Coastal Element Policies: Mendocino Town Community Water Supply

4.13-16 All new development shall'be contingent upon proof of an adequate water
supply during dry summer months which will accommodate the proposed
development and will not deplete the ground water table of contiguous
or surrounding uses. The findings of the Coastal Ground Water Study of
June 1982 shall be incorporated in the Mendocino Town Plan.

4.13-17 1. A public agency or private non-profit agency, in that order, shall
be requested to acquire the Heider Lot for permanent community use.

2. A public agency or private non-profit agency, in that order, shall
be requested to acquire the present Middle School for permanent
community use.

218 - 8-17-83

TABLE 4.13-1 MENDOCINO TOWN PLAN VISITOR SERVING FACILITIES

ASSESSOR WEST;OF LANSING EAST OF LANSING
VISITOR SERVING FACILITIES PARCEL
NUMBER EXISTING POTENTIAL EXISTING POTENTIAL

I:NNS,@HOTELS, MOTELS
(5 rooms or more)

The Headlands Inn 119-250-06 5
Joshua Grindle@Inn 119-140-13 7
Hill House 119-140-04,05
119-140-29
119-080-14,15 44
Sea Gull Inn 119-250-04 10
Whitegate Inn 119-250-09 5
Vi;llage Inn 119-250--:37 13
7
Sears House 119-250-15
1021 Main Street 119-250-31 5
Sea Rock Motel, 119-030-110,13 17
MacCallum House 119-236-10 21
Mendocino Hotel' 119-238-04,05 25
R. O.Petersen (Heeser) 119-236-01 25

BED & BREAKFAST
(4 rooms or less)

10520 Howard Street 119-150-37 2
Mendocino Lookout '119-160-29 1
Kelley's Attic 119-236-03 1
Reeves 119-235-@13 1 1
Wells 119-160-33 1
Bank House 119-237-09 3 1
Soup Kitchen 119-235-09 3 1
Bay Trading Company 119-235-09 2 2
Coddington 119-235-14 1
Pier 119-217-07 1
McNamara 119-160-07 4
Udo Nittner 119-238-14 4

3TUDENT/INSTRUCTOR TEMPORARY
!NTERMITTENT HOUSING

Mendocino Art Center 119-160-32 13 6

UNSPECIFIED UNITS 8 15

SUBTOTAL 73 52 115- 15

TOTAL 125- 130

6TE: The rental of one room, consistent with Policy 4.13-4 (7) (1) is exempt from the
limits of this Table.

3TE: Assessor parcel numbers effective as of 10/1/81
- 219 - 8-17-83

5. APPEND I X

APPENDEX 1. MAPPING METHODOLOGY

Base Maps

The base maps for the area contained in U24-U27, on maps 1-5, are USGS
topographic quad sheets which were supplied by the California Coastal Commission
(CCC). Photographically enlarged USGS quad sheets reproduced on mylar sheets
from Mendocino County Planning Department were used as base maps for maps 6-31
covering U28-U40. All base maps include streams, the Coastal Zone Boundary,
roads, and topographic lines.

Property Line Overlays

Property lines were drawn from Mendocino County Assessor's parcel maps, and
updated by Blayney-Dyett using information supplied by the Coastal Commission
Staff. Distortion of the County's sepia bases necessitated interpolation of the lines;
justification was to the nearest section line. Thus, the property lines should be used
only as a general location guide. Legal descriptions and assessor's maps must be
consulted for greater accuracy.

Reprodkic-tion Method

Where necessary, mapped information was enlarged with American Optical Opaque
1000 projector tracing paper overlays. Boundaries were justified by section, aligning
township and range lines and then transferred to mylar sheets. The property line
overlay, topography/base, and Habitat/Resources sheets, Land Capability/Natural
Hazards sheets or Land Use Plan sheet were then printed together as a sepia print in
a vacuum frame print process.

MAP Wr L HAB11TATS/RESOURCES

Marine and Fresh Water Habitats

Reefs: Shown as on USGS quad sheets, 1"=2,0001.

Kelp: Mapped from CCC Marine Resources maps, 1"=2,0001, based on U2
flights in January and February 1977. Historic beds are shown as mapped by
the California Department of Fish and Game in its unpublished Atlas of Marine
Resources.

Rocky Intertidal Areas: Shown as on USGS quad sheets, 1"=2,0001.

Wetlands, Mudflats: Department of Fish and Game Wetlands Survey,
Mendocino Coastline, 1979; scales vary.

Vegetation working maps were stereo delineated on 1976 USGS ortho-photo quads
from May 1976 NASA U-2. color infrared (CIR) photos; scale 1:33,000. Data for the
area north of Westport is derived from the COAP study (33, California Department
of Water Resources) with riparian inserts. Vegetation areas of 40 acres or more
were mapped, with the exception of riparian and wetland areas, all of which larger

Al-1

6-8-8-3

than 10 acres are shown. Categories of vegetation are listed below and described in
the Blayney-Dyett Natural Environment paper (B-D, NE).

Wooded Habitats

Redwood
Coastal Forest
Woodland (coniferous; hardwood)
Hardwood Forest
Riparian
Cutover

Other Upland Habitats

Coastal Prairie Grassland
Wooded Grasslands
Scrub
Barren
Pygmy Forest
Pygmy-type Forest
Agriculture-AF and Pasture AP
Urban

Special Habitats

Marine Mammal Haulout Areas and Seabird and Marine Rookeries: Humboldt
State University Marine Resources Lab, 1m=2,000', 1979, supplemented with
CCC Marine Resources maps, 1978.

Spawning Areas, Anadromous Streams and Special Animal Resources: California
Department of Fish and Game correspondence, 1979, and California Natural Areas
Coordinating Council, 1"=2,000', 1974.

Desiganted Resource Protection Aress

Natural Areas and Areas of Special Biological Significance: California Natural
Areas Coordinating Council, 1977, 1"=2,000'.

State Parks and Preserves: USGS base maps updated with information from
California Parks and Recreation maps; 1979 reduced copies of 1"=2,000'
topographic maps.

Special Treatment Areas: California Division of Forestry, 1979; reduced copies
of USGS 1"=2,000' topographic maps.

Viewsheds: October 1979, boundaries delineated on USGS 1"=2,000' bases,, as
seen from Highway 1 and public areas, checked against draft copy of view
corridors by North Coast Regional Coastal Commission, 1979.

A1-2

MAP SET 2. LAND CAPABU=/NATUR" HAZABXS

AgricWtural Land

Prime: Kneeland loam and Mendocino loam (122, U.S. Department of
A#iculture) and sites producing at levels specified in PART 11: LAND
CAPABnX=.

Non-prime: Those lands not classified as prime which show as coastal prairie
grassland or agriculture on the Vegetation working maps.

Timberland

High Productive Capability Class I-33I/Moderate Productive Capability Class
IV: Classes for both categories were mapped as outlined on 1959 Vegetation
Soils Maps by the California Division of Forestry (currently California
Department of Forestry); scale 1:31,680.

Sage and Sage maps, prepared for the CoasW Commission, have been
supplemented with more recent and detailed information where available.
Seismic shaking, landslides, faultlines and tsunami run-up areas were mapped as
described below:

- From the Town of Mendocino south, information and scales excellent for
seismic shaking, liquefaction and individual landslides, therefore these areas
are accurately mapped.

- From the Town of Mendocino north, data very sperse and source maps at
scales making transf er very approximate-

Faults accurately mapped.

Potentially high groundwater areas are approximate due to scale of original
sourem

From Glialgla River to Schooner Gulch, all individual landslides are noted as
shaking Zone 3 in CDMGOFR 76-3 S.F. -

RegiaW data premmted (from Mendocino and Fort Bragg SSE) on seismic
shaking and landslide hazard where detailed CDMG data unavailable.

All landslide hazard areas (Zone D) exclude potential liquefaction and high
groundwater areas.

Tsunami run-up areas are approximate due to lack of topographic contours in
many areas. AU beach areas (sand 251 and less) could be inundated by
tsunami run-W although not shown on map.

AI-3

6-8-8.3

SOURCE MAPS FOR GEOLOGIC HAZARDS

MAP DATE AREA/INFO. SCALE

Williams & Bedrossian- 1976 Schooner Gulch to 1:24,000
CDMG OFR 76-3 Gualala River/
Geology & Haz.

Williams & Bedrossian 1976 Russian Gulch to 1:24,000
CDHG OFR 76-4 Buckhorn Cove/
Geology & Haz.

Gardner - Sequence of 1968 Dehaven CR to 1:126,720
Podzolic soils along Cuffy Cove (Greenwood
the coast of Northern Cr)/Terrace Deposits
California

Calif. DWR. Geology, 1956 Entire coastal zone/ 1:63,360
Hydrology and Water Geology (Bedrock,
Quality of Alluviated Terraces, Alluvium)
Arm

Jahns & Hamilton 1971 Pt. Arena/Geology 1:24,000
PG&E Mendocino Power
Plant-PSAR, Geology
of Pt. Arena & Vicinity

Boyle 1967 Pt. Arena/Geology 1:24,000
Master Thesis

Sage & Sage 1970 Entire Coast/Geo 1:24,000
Seismic Related Hazards
Hazards in the
Coastal Zone

Flooding

USGS, 1"=2,000', 1974 100-year flood delineation for Fort Bragg Area and Gualala River;
Special Flood Hazard Area maps, HUD, 1978 for all other areas.

Cliff Erosion

Assessment and Atlas of Shoreline Erosion Along the California Coast (21, Department of
Navigation and Ocean Development), 1977. Reduced USGS topographic base maps.

A1-4

6-8-83

APPENDEK 2. CAC QUESTIONNAIR RESULTS

In the fall of 1979, four citfiens groups mailed or,delivered questionnaire forms to
residents in their planning areas, hoping to obtain information on community
characteristics and preferences to guide the Citizens Advisory Committees' (CACs)
work on the County's General Plan and Local Coastal Program. The South Central
CAC tabulated the results of its survey for the CAC as a whole and for each of four
smaller areas, Caspar, Big River, Little River, and Albion. The Greenwood-Elk CAC
and the Gualala-Anchor Bay CAC, subcommittees of the South Coast CAC, each
distributed their own survey form. At, the same time, the Mendocino Community
Land Trust circulated a questionnaire among households within the Mendocino
Community Services District, gathering opinions on planning policy for the
Mendocino Historic District.

The survey results are remarkably consistent, revealing a strong preference among
local residents for policies emphasizing conservation and preservation of the rural
character of the Mendocino Coast. Of the@ 25 percent of South Central CAC
residents who responded to the questionnaire,' 96 percent indicated that "natural
beauty, rural peace & quiet" was a quality of local life "most treasured" by area
residents, followed by "small town atmosphere." Similarly, 80 percent of surveyed
residents. of the, Gualala-Anchor Bay area agreed that the "natural environmental
setting" was among the most important factors behind their decisions to locate in the
area, followed by "quietness of neighborhood" and "country atmosphere."

Natural beauty and an uncrowded, rural setting were most commonly cited by
residents of the Greenwood-Elk area as considerations in their decision to settle
nearby.

The Land Trust Questionnaire results confirm the strength of this feeling, showing
that over 80 percent of those surveyed desired planning for the Historical District to
emphasize the residential community rather than tourist services, and that 70
percent felt that maintaining the residential character of the town was one of the
most important needs in the District.

The limited-growth attitude of Mendocino Coast residents appears and reappears-in-
the questionnaire results. The most cited problems in South Central communities are
overdevelopment, the cost of housing, traffic and noise. Gualala-Anchor Bay
residents demonstrated a preference for no improvements over augmentation of such
basic amenities as improved transportation, roads, utilities, education and police
protection, as did one-half those responding to the Greenwood-Elk survey. Eighty-
four percent of the inhabitants of Mendocino Town surveyed indicated that streets
should not be widened or improved in any way that would diminish the town!s rural
character. One improvement approved by town residents in the questionaire,
construction of a community water system, failed a few years ago to gain voters'
support as an authorized function of the Mendocino City Community Services
District.

A2-1

6-8-83

APPENDIX 3. GEOTECHNICAL EVALUATION REQUIREBIENTS

The Hazards Maps incorporated in the Land Use Plan show geotechnical hazards in
the coastal zone. The extent of additional geotechnical study needed before
approval of 'a project depends on both the site and the type of project. Potential
projects are ranked according to suitability for accepting risk,, with those requiring
the greatest caution listed first-

Land Use and Bulifing TYPIPS

Type 1: Public, High'. Occupancy and Critical Use, including:

Hospitals
Fire and Police Stations
Communication Facilities
Schools
Auditoriums, Theaters
Penal Institutions
High-rise Hotels, Office and Apartment Buildings (over 3 stories)
Major Utility FacWties

Type 2: Low Occupancy, including:

Low-rise Commercial and Office Buildings (1-3 stories)
Restaurants (except in high-rise category)
Residential (over 8 attached units and less than 3 stories)

Type 3:. Residential (less than 8 attached units) and

Manufacturing and Storage/Warehouses (except where highly toxic
substances are involved which should be evaluated on an individual basis
with manditory geotechnical review)

Type 4: Open Space, Agriculture, Golf Courses,,- etew--

Potential Hazards

Fault Rupture. Presently available geologic maps defining active or potentially
active fault traces within the San Andreas fault zone have.been used to determine
special studies zones called for by California Public Resources Code, Sections 30000-
30900. Before proceeding with any Type 1 development,, published' geologic
information should be reviewed, the site should be mapped geologically, and aerial
photographs of the site and vicinity should be examined for lineaments. Where these
methods indicate the pcssibility of faulting, a thorough investigation is required to
determine if the area contains a potential for fault rupture.

A3 -1

6-8-83

Seismie-Related Ground Failis Suggested site investigation requirements for
seismic-related ground failure potential of the four land use/building types listed
above are described in the following table:

Seismic Related Ground
Failure Zones
(From Hazard Maps)

Land Use/' High Moderate Low
Building Types i (Zone 3) (Zone 2) (Zone 1)

Type 1 D C B
Type 2 C C A
Type 3 B B A
Type 4

A. Current building code requirements must be met, as well, as other existing
state and local ordinances and regulations. A preliminary geotechnical.
investigation should be made to determine whether or not the hazards zone
indicated by the maps is reflected by site conditions.

B. In addition to. A, geotechnical investigation and structural analysis
sufficient to determine structural stability of the site for the proposed use
is necessary. It may be. necessary to extend the investigation beyond site
boundaries in order to evaluate the shaking hazard. All critical use
structure sites require detailed subsurface investigation.

C.. In addition to A and B, surface and/or subsurface investigation and analyses
sufficient to evaluate the site's potential for- liquefaction and related
ground failure shall be required.

D. In addition to A, B and C, detailed dynamic ground response analyses must
be undertaken.

Dangerous or unspecified land uses should be evaluated and assigned categories
of investigation on an individual basis.

Ts@n@ Land Use Types 1., 2, and 3 should be disallowed in tsunami-prone areas.
Development of harbors and Type 4 uses should be permitted, provided a tsunami
warning plan is established.

Undsliding. Because of the high potential for landsliding in almost all of the coastal
zone, all development plans should undergo a preliminary evaluation of landsliding
potential. The eff ect of the development on the landslide potential must be taken
into account, because slides can result from excavation, drainage changes, and
deforestation. If landslide conditions e3ist and cannot be avoided, positive
stabilization measures should be taken to mitigate the hazard.

A3-2

6-8-83

Erodim Sh
Coastal Erosion. Planning for an: oreline (#17, California Coastal
Commission) describes areas requiring special studies Sa-sed on bluff configuration.
The Statewide Interpretive Guidelines for Geologic Stability of Bluff Top
Development provide further development guidelines.

Source: Harding-Lawson Associates, Engineers, Geologists, and Geophysicists, 1979.

A3-3

6-8-83

APPENDIX 4. BIBLIOGRAPHY

B-D, NE Blayney@Dyett, "Natural Environment," November 1979.

B-D-, SA Blayney"Dyett, "Shoreline Access," December 1979.

B-D:t EPD Blayney .. Dyett, "Existing and Potential Development," January 1980.
B-D' OC Blayney-Dyett, "Op4ons' Considered, Sketch Plan Proposals," April 1980

1. American Geological Institute, Glossory of Geologic Terms 1972.

2. Barrett, James R., Moores Associates, Draft EIR for Irish Beach Unit No. 9
Manchester, California, September, 1976.

An Environmental Impact Report concerning a residential development,
extension of an agricultural preserve, and recreational use.

3. The '*Big River" Citizens Advisory Committee, The Mendocino Town Plan
April 22, 1980.
Proposed Land@ Use Classifications for town of Mendocino based, upon
meetings, questionnaire, and letters from local residents.

4. Boyle, M.W., The Stratigraphy, Sedimentation and Structure of an Area near
Point Arena, California, unpublished M.A. Thesis, University of
'C@oRa, 1967.

5. Brown, R.D., Jr., and E.W. Wolfe, Map showiz*, recently active -breaks along
the San Andreas fault between Point' Delgada and Bolinas Bay,
California: U.S. Geological Survey, Miscellaneous Geologic
Investigations Map 1-692, scale 1:24,000, 1972.

,6. Brown, S.,, M.M. Brinson, and A.E. Lugo,, "Structure and Function of Riparian
Wetlands," U.S. Forest Service, Strateeies for Protection and
Management of Floodplain Wetlands 92' Other Riparian Ecosy-stems
symposium proceedings, Callaway Gardens, Georgia, 11-13 December
1978.

7. California Coastal Commission, Commission Actions, undated.

A collection of precedential permit and appeal cases pertaining to coas-
tal issues in general and specifically within the Mendocino Coastal Zone
boundary.

8. California Coastal Commission, Smith Williams, Design Guidelines for the
Seecial Coastal Community of Mendocino SFuth Pasadena, April 29-,
1975.

Evaluates no-growth, controlled growth, and uncontrolled growth.
Describes types of organizations which would buy land as a public trust.
Town edges described.

A4-1

6-8-83

9. Calffornia Coastal Commission, Designation of Coastal Zone Areas Where
Construction of an Electric Power Plant Would Prevent Achievement of
the Objectives of the Calif ornia Coastal Act of 1976 1978.

10. California Coastal Commission, Draft Memo on Agricultural Policies 1978.

Staff memo on Coastal Act policies on agriculture and framework for
draft Exclusive Agricultural zone provisions.

11. Calif ornia. Coastal Commission, Energy Element - Findings and Policies
(Draft), May 1974.

-Draft findings and proposed policies for all aspects@of energy question -
:electricity supply and demand, tanker facilities, alternative energy
-sources (nuclear, geothermal), conservation, etc.

12. California Coastal Commission, First Draft of Model Ordinances California
Coastal Commission, 1978.

:Staff memorandum containing first drafts of model ordinances dealing
with-.
Steep slope and watershed protection.
Agricultural'zoning.
Coastal shoreline development overlay zone.
13. California Coastal Commission, Ground Water and Qualily Conditions in
Inglenook Pen Watershed, 1979.

Memo taken from report by State Department of Water Resources.

14. California Coastal Commission, by DeLeuw, Cather & Company, Highway 1
Capacit y Study-, Final Report, December 1979.

15. Calif ornia Coastal Commission, Local Coastal Program Manual, July 22, 1977,
Supplemented September 30, 1977, updated July 25, 1979.

Assistance for local governments preparing LCPs to meet regulations of
the Coastal Commission. Discusses relationship of LCPs to overall
planning, sources of funds.

16. Calffornia Coastal Commission, Local Coastal Program Regulations May 17,
1977, revised, February 1. 1980.

Procedures for preparation, submission, approval, appeal, certification,
and amendment of any local coastal program.

Methodology to prepare and determine scope of LCPs
-Zchedule to process LCPs.
Recommended uses of more than local importance that should be
considered in preparing LCPs

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17. California Coastal Commission. Planning for an Eroding Shoreline 1978.

18. California Coastal Commission, Public Hearing Draft of Interpretive
Guidelines for Coastal Planning and Permits February 11, 1977.

Statewide and localized idelines for permit applications.
gul

19. California Coastal Commission, by J.E. Bodovitz, Public hearing on draft
proposal for forestry special treatment areas memo, 1977.
20. California Coastal Commission, Staff Recommendation on Designation of
Coastal Areas Where Power Plants Would be Inconsistent With Coastal
Act Policies, December 1977.

Attempts to balance need for plants with preserving resources, with
greater emphasis on! compact, contiguous development vs. a specific
wildUf e habitat area.
21. California Coastal Commiss@ion,, by Michael. Fisher, Staff Recommendations of
Revisions to the Commission Designation of Coastal. Areas Where Power
Plants Would be Inconsistent with Coastal Act Objectives June 1979.

22. California Coastal Commm-on; Statewide Interpretive Guidelines, 1979 and
1980.

State guidelines on access, condominium and stock cooperative conver-
sions, draft wetlands interpretive guidelines, blufftop development,
public trust, siting new development.

23. California Coastal Commission and the California. State Coastal Conservancy,
Coastal Access: Standards and Recommendations, 1980.

24. California Coastal Commission and Mendocino County Department of Health,
by Steve Howe, Unpublished raw data on water wells for Mendocino
Ground Water Study, in progress, 1979.

25. California Coastal Conservancy, by Del Davis Associates, Draft
Environmental Impact Report: Proposed Whiskey Shoals Restoration
Trqject, March 1979.

Environmental Impact Report on redesign of a residential subdivision
south of Point Arena. Impact assessment includes coastal zone data.

26. California Coastal Zone Conservation Commission, California Coastal Plan
1975.

27. Calif ornia Coastal Zone Conservation Commission, North Coast Region.
California Coastal Plan: Preliminary Implementation: Russian Gulch,
Stillwell Point, Mendocino County 1976.

Coastal development, appearance, land envirorunent, marine
environment; public access, transportation, coastal resources, energy,
education and recreation in area.

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28. California Coastal Zone Conservation Commission, by Sage and Sage.
Identification of Seismic Related Hazards in the Coastal Zone 1977.

29. California Coastal Zone Conservation Commissioni by Sage and Sage.
Identification of Seismic Related Hazards in the Coastal Zone,
Addendum, 1978.
30. California Native Plant Society, Inventory of Rare and Endangered Vascular
Plants of California: 1974.

31. California Natural Areas Coordinating Council, Inventory of Calif ornia
Natural Areas, 1977.
32. Calif ornia State B 'oard of @Forestry, Report of the Board of Forestry to the
Water Resources Control Board June 11,1980.

Identification of silviculturally-related nonpoint sources of water
pollution with procedures and methods to control, to the extent. feasible,
such sources.

33. California State Department of Conservation, Division of Forestry, A Fire
Hazard Security Classification System for California Wildlands April
1973.

Discussion of criteria for, identifying fire hazard areas, the fire hazard
almification system, and @recommendations for land use policy.

34. California State Department of Conservation, Division of Forestry, Alquist
Priolo Special Studies Zones Maps 1972.

35. California State Department of Conservation, Division of Forestry, Geologic
Map of California, Santa Rosa Sheet, 1963.

36. California State Department of Conservation, Division of Forestry, Legends
and Supplemental Information to Accompany Vegetation-Soil Maps of
California, August 1951.

37. California State Department of Conservation,. Division of Forestry, Wildland
Soils and Associated Vezetation of Mendocino County, Californ! 1963-
64.

Results of extensive 1947-50 soil survey. Since study, logging and fire
have changed vegetation patterns, but extent of change is unknown.
Technical soil survey.

38. Calif ornia. State Department of Conservation, Division of Mines and Geology,
by J.W. Williams and T.L. Bedro&sian, "Coastal Zone Geology Near
Guelabs, California," in California Geology, February 1977.

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39. California State Department of Conservation, J.W.. Williams and T.L.
-Bedrossian, Division of Mines and Geology, "Coastal Zone Geology Near
Mendocino, Calif ornia," California Geology (October 1976).
A report on a reconnaissance of geol6gipal hazards and mineral
resources within a 25 square mile area between Russian Gulch and
Buckhorn Cove. This popular recreation area was chosen as a test site
to study landslides, sea cliff retreat, liquefaction', earthquake shaking,
tsunami inundation, and mineral resources.

40. California State Department of Conservation, Division of Mines and
Geology. California Geology Volume 32, #6, Sacramento, June 1979.

Soil erosion in the Coast Forest Districts. Erosion and sedimentation
can be very severe but can be reduced by early -recognition and the, right
engineering practices. Article 1 is general; article 2 concerns Coast
Forest District.

41. California State Department of Conservation, Division of Mines and Geology,
C.W. Jennings, Fault Map of California with Locations of Volcanoes,
Thermal Sprines, and Thermal Wells Geologic Data'Map Series, Map No.
1:75 000, 1975.

42. California State Department of. Conservation, Division of Mines and Geology,
by Bailey, E.H., W.P. Irwin, and D.L. Jones, Franciscan and Related
Rocks, and - their Significance in the Geology of -western California-
Bulletin 183, 196T.

43. California State Department of Conservation, Division of Mines and Geology,
by J.W. WiUiams and T.L. Bedrossian, Geologic Factors -in Coastal Zone
Planning, Russian Gulch -to Buckhorn Cover,. Mengo"cino County,
California, Open File Report 76=4, 1976.

44. California State Department of Conservation, Division of Mines and Geology,
by J.W. WHUams and T.L. Bedrossian, Geolojoc Factors in Coastal Zone
Pk -Schooner Gulch to Gua= River. Mendocino County,
California, Open Y"lle Report 76-3,,1976.

45. California State Department of Conservation, Division of Mines and Geology,
Geol6gic Map of Californ* Ukiah Sheet., 1960.
46. California State De6@rtment of Conservation, Division of Mines and Geology,
by G.B. Cleveland, Landsliding in Marine Terrace Terrain, Special
Report U9,. 1975.

47. California State Department of Comervation, Division of Mines and Geology,
by C.E. Weaver, Point Arena-Fort Ross Region, Bulletin 118, 1943.

48. California State Department of Fish and Game, "A Report on California's
Endangered and Rare Fish and Wildlife," At the Crossroads 1978.

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49. CaliforTfla:'State Department of Fish and Game, by Gruen Gruen & Associates,
A Socio-Economic Analysis of California's Sport and Commercial FishinE
InLustries, 1972.

Describes complementary methods of evaluating the economic impact of
fishing on California, presents gross quantitative estimates of impact,
and suggests ways of improving California!s data collection

50. California State Department of Fish and Game,,.Fish_and Wildlife Resources
Information for Mendocino County Sacramento, 1979.

51. California State Department of Fish and Game, Fish and Wildlife Resources
RelationshiRs and Water Quality Requirements; Basin 1B-North CoastLilj
TAR K Ur -1 U-4 9 1 U-1 Z..

52. California State Department of Fish and. Game, Environmental Services
Branch, -by T. Stone and F. Reynolds, Protection of Osprey Habitat in
Calif ornia. Administrative Report 77-4, 1977.

53. California State Department of Fish and Game, Various Reports and Surveys.

Collection of documents on fish resources; includes Fish and Game Code,
Study of the Effect of Sinkyone State Park on Access for Abalone
Diving, wetlands maps from 178-79 study, survey reports of anadromous
fish streams, and Fish and Game's response to the Big River Estuary
Environmental Assessment.

54. California State Department of Housing and Community Development,
Limited Density Owner-Built Rural Dwellinc Regulations (Draft Cabin
Regulation ) June 7,.1979.

Laws, amendments, and legal interpretations regarding rural cabins.

55. California Department of Justice, Land Law & Public Resources Sections,
Office of the Attorney Gener Im Rlied Dedication and Prescriptive
Rights Manual Relatinc to
MU'lornia. Coastal u0nimission Matters
Sacramento, undated.

Procedures fcr investigation of implied dedication intended for use by
the California Coastal Commission. Discusses legal bans and method for
investigation. Appendix includes related case law.

56. California State Department of Justice, Land Law Section, Office of the
Attorney Genera4 Manual of Procedures and Criteria Relating to
Imelied Dedication and Public Prescriptive R@fits Sacramento,
CaLifornia, August 26, 1977-.

Procedure for investigation of implied dedication and public prescriptive
rights intended for use by the California Department of General
Serview. Discusses legal bans and method for investigation. Appendix
includes related awe law.

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57. California State Department of Navigation and Ocean Development,,
Assessment and Atlas of Shoreline Erosion Along the California Coast
Sacramento, July lF7-7.-
Includes description of shorelines, littoral cells, man's influence, coasi
description, problem areas, as weU as bibliography, maps, photos, and:
diagrams.
58. dalifornia State Department of Parks and Recreation, Bicycling in California'.
An Element of the California Recreational Trails Pl!m
.j 1978.
This report examines bicycling demand, needs, funding for bicycle:
projects, trail development, support facilities for bicyclists, and plan
coordination with other agencies.
59. California State Department of Parks and Recreation, Boating Trails for
California Rivers - An Element of the California Recreational Trails
P an, 197-8.

Boating; access; safety; trail criteria, for both flat water and white
water.

60. California State Department of Parks and Recreation, California Coastline
Preservation and Recreation Plan, Sacramento, 1971.

Overview, conservation, 0iota, recreation activities, history, and action
plan, glossary and bibliography. Extensive maps and charts.

61. California State Department of Parks and Recreation, Hiking and Equestrian
Trails in California - An Element of the California Recreational Trail
Plan, 1978.

Includes historical perspective of trails in California, different types of
users,, identification of demand@ an inventory of existing facilities, the
plan for California: goals, rules, opportunities, legal issues,
transportatioN volunteerism, etc.

62. California State Department of Parks and Recreation, by James Berry and
Evert F. Schlinger, eds., Inglenook Fen: A Study and Plan, June 1977.

Ecological study of and suggestions for preservation. of Inglenook Fen as
mandated by SB 191 (1972)

63. California State Department of Parks and Recreation, Mendocino Headland
and Bisr River Beach Feasibility Study, February 1970.

Feasibility study for preserving the Mendocino Headlands and Big River
Beach. ,

64. California State Department of Parks and Recreation, Off-Highway Vehicle
Recreation in California - An Element of the California Recreational
Wial-s-plan, 1978.

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65. California State Department of Parks and Recreation, Preliminary Plan:
Calif ornia Trails and Hostels 1975.

Recommendations for hostels and equestrian, hiking, and bicycling trails;
discussion of pilot projects and outline of implementation strategy.

66. California State Department of Parks and Recreation, Recreation Outlook in
Planning District 1 Sacramento, June 1979.

Describes the types of recreational areas available, their adequacy and
ownership. Makes recommendations, including tourism expansion.
Appendix includes quantitative data, including projected demand and
inventory of facilities.

67. California State Department of Parks and Recreation, State Park.Sy2tem Plan
1980 (Draft) 1979.

Discussion of history, objectives and problems of state park system
today with outline of policies, priorities and program for the 1980s.

68. California State Department of Parks and Recreation, Summary: California
Recreational Trails Plan 1978.

Summary of four plan elements; Hildng/Equestrian, Bicycling, Boating,
and Off Road Vehicle use.

69. California State Department of Parks and Recreation, Underwater Parks
Master Plan, Sacramentog May 1979.

Categorization and description of underwater resources. Park
establishment,, use levelst and operations are covered.

70. California State Department of Parks and Recreation, User's Guide to PARIS
Parks and Recreation Information �ystem Sacramento, August, 1978.

PARIS computerizes the inventory of existing recreational facilities and
identifles demand. Three elements are involved: (1) demand
subsystem,, (2) supply subsystem, (3) demand/supply deficiency
evaluation.

71. Calif ornia State Department of Water Resources, GeoL=, BIqLplogy and
Water Quality of Alluviated Areas in Mendocino County and
Recommended Standards of Well Construction and Sealing, Water
Quality Investigations Report No. 10, 1956.

72. California State Department of Water Resources, Northern District, Inventory
of Water Problems in the Mendocino Coastal Area 1971.

73. California State Department of Water Resources, Land and Water Use in
Mendocino Coast HydroRraphic Unit, Division of Water Resourc
Bulletin No. 94-10, vols. I and 11, 1964.

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74. California State Department of Water Resources, Land Use Within the
California Coastal Zone
Sacramento, 1978.

Land use classification system and land use maps' for the California
Coastal Zone. Mendocino County survey data dated 1972.
75. Calif ornia State: Department of Water Resources, Qualit@ of Water: Russion
River and Mendocino Coast Hydrographic Units Division of WaReUr
Resources,. 1963.
76. California State;' Department of Water Resources, Aecom mended Water Well
Construction and Sealing Standards Mendocino County Bulletin No. 62,
958.

77. California State Department of Water Resources, ten Counties Investigation,
Municipal. Industrial and Avicultural Water Demand in Colusa, Glenn,
Humboldt, TE e _ Marin, Mendocino, Napa, Solano, Sonoma and Yolo
Counties, Bulletin. No. 184, 197 1.

78. California State Department of Water Resources, Unpublished water quality
data.

79. California State Lands Division, Draft Environmental Impact Report - Two
Marinas on the Albion River; Mendocino County, Sacramento, August 26,
19

Floating dock. marina projects at two Albion - River, sites are evaluated..

80. California State Office of Administrative Hearings, Department, of General
Services, California Administrative Code, Title 14 Natural Resources,
Division 5.5 California Coastal Commission Sacramento,, California,
Uune 11,.1977.

State law applicable to the California Coastal Commission and
development permits.,

81. California State Office of the. Governor, Office of Planning and Research,
Historic Preservation Element Guidelines. September 1976.

82. California State Office of the Governor, Office of Planning and Research
Office- of Appropriate Technology, Rural Wastewater Disposal
Alternatives Final Report - Phase L September 1977.

Report to the State Water Resources Control Board discussing non--
co nventional methods for waste disposal in rural settings.

83. California State Protected Waterways@ Program, California Protected
Waterways Wdtial Elements) Sacramento,, February 24, 1971.

Includes: Urban land requirements, minimum water needs, waterway
problems, classifying waterways,, scenic waterways, final plan
development, appendices concerning specTic rivers, select. waterways
needir* "priority action".

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84. California State Public Resources Code, Division 20 - California Coastal Act
of 1976, Sections 3000-30900.

85. California State Public Resources Code, Alquist Pri6lo Special Studies Zone
Act of 1972 1972, 1974, 1975.:

86. Calif ornia State Transportation Board, Recommended Statewide
Transportation Goals, Policies and Obje ti
c ves. 1,97

Policy element of State: Transportation Plan. Includes basic principles,
institutional policies, environm-ental policies, transportation policies and
implementation.

87. California State Water Resoi 'irces Pontrol Board, A Method of Regulatiny,
Timber Harvest and Road Construction Activity for Water Quality
-fr-Otection in Northern =ornia, IT7_3.

88. California State Water Resources Control Board, Water Quality Control
Plan: North Coastal Basin 1975.

89. California State Water Resources Control Board and'Regional Water Quality
Control Board, Administrative Procedures XI.B.2-, 1972.

90. Carpenter, Aurelius 0., A History of Mendocino County, California, Los
Angeles@ Pacific Rim Research,, Mendocino, 1977 :(Reprint).
A history of Mendocino County, with photographs added and a new index,
reprinted in 1977 by Pacific Rim.

91. Clark, John, Coastal Ecosystem: Ecological Considerations for Management
of the Coastal Zone The Conservation Foundation in cooperation with
I V
U.S. National ceanic and Atmospheric Administration, 1974.

92. Coro Foundation, Mendocino:. -An _ Incorporation - Feasibility, Study@ ---San.--- -
Francisco,, Fe6ruary 1975.

Research report on incorporation feasibilitr, public finance; and service
implications.

93. Colwell, W.L., Jr.,, Soil - Vegetation Maps of California, Pacific S, W, Forest
and Range Experiment Station, Forest Service, Berkeley, 1974.

Legenc4 symbols and terms used on soil maps. See map index.

94. Delso4 Louis G. Directory: Mendocino County Schools 1979-1980. Ukiah:
1979.

Index of schools, statistics detailing size of individual schools, lists of
faculty at all schools.

95. Ecke4 E.B., ed., Landslides and Engineering Practice, Highway Research
Board Specig -Report 29, 1958.
86.a. California State Resources Agency, Department of Water Resources,
Northern District, Mendocino County Coastal Ground Water Study,
June, 1982

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-96. Esselstyn, T.C., Public Access in the -Cabrillo Conservation Area Cabrillo
Conservation Association, Mendoc_1"n_o_,=.
Purposes of the Cabrillo Conservation Association, type of home
construction in area, build-out, organization-of subdivisions, discussion
of access and hazards.

97. City of Fort Bragg, by Robert WiWains Associates/Moore Research, Fort
BraRz Economic and Development Alternatives. April 1979.

Discussion of physical, envirlonmental,@ economic and social
considerations of city's development alternatives categorized as four
different. growth patterns.
98. City of Fort Bragg, Fort Bragg General Plan Draft 'August 1979.
General Plan including nine mandatory elements, economic and
development alternatives, goals and objectives and communit Iy analysis.
Includes reduced copy of General Plan map at:approximately 1: = 16001.

99. City of Fort Bragg, by Williams, Robert Associates and Moore Research, Fort
Bragg Interim Goals and Objectives, 1979.

Goals for social, cultural, institutional, economic,. mid housing
development as well as-, environmental preservation, traffic control and
the role of government.

100. City of Fort Bragg, by R.C. Fuller Associates, Fort Bragg Shopping Centem.
Draft Environmental Impact Report March 1980.

101. Fox, WUUam. "Pygmy Forest, an Ecological Staircase," California Geology 29
(1976): pp. 1..-24.
102. Gardner, R.A., Secjue@e of Podzollc Soils Along the - Coast of Northern
California; -unpublished -Fh.D. dissertat on, University of Californii4
1967.

103. Geologic Society of Sacramento, Geoj2Mc Guide to the Northern Coast
Ranges, Lake, Mendocino, and Sonoma Counties Califorma, 1972.

104. Georgia Pacifle Corporation, Draft on Big River Estuary 1979.

Georgia Pacifl&s comments an and criticisms of the Environmental
Assessment of the Big River Estuary done by English for the U.S. Fish
and WUdUf e Swvice..

105. Goldman, George David Strong, Economic Considerations of Calif ornia
CoasW Akriculture (Draft). Sacramento: 1979.

University of California Extension Service studies an the viability of
coastal agriculture, commissioned by the CCC to aid in application of
Coastal Act policies.

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106. Greensf elder, R.W., Ma@dmum Cred ible Rock Acceleration from Earthquakes
in Calif ornia Calif ornia Division of Mines and N3 Rogy Map Meet 23,
1:2t5OO,OOO, 1974.

107. Grobey, John H.,, et al., Redwood National Park Tourism Study: Economic
Impacts of Alternative Park DeveloDment -Plans, California: Humboldt
State University Foundation, April 1979.

Projections of tourism related to Redwood National Park to 1990,
description of capacities of. visitor facilities, discussion of impact of
tourists, and Redwood National Park expenditures on region.

108. Harding-Lawson Associates, Geologic Investigation, Proposed Messing
Residence, Iverson Point, Mendocino County, California 1975.

109.1 Stephen D. Heckerott4 Navarro Ridge Study, 1978.

Focussed on with self-sufficiency, homesteading-, includes perceptive
studies on the site and its resources, history, climate, hydrology, soils,
land use, geology, agriculture.

110.: Hofweber, Tom, Moe Stauhezer, and Joan Jackson, A.Citizen's Guide to the
California Coastal Act of 1976, University of Southern Califomia
Institute for Marine and Coastal Studies, San Francisco, August 1977.

Discussion of regional and state Commissions, Local Coastal Programs,,
and summary of Coastal Act (1976).

l1l.: Institute of Urban and Regional Development, Collaborative Land-Use
Planning For The Coastal Zone: Volume Il Half Moon Bay Case Study
undated.

Fragmented land use monograph gives rules for calculating full buildout
and "Geographically Specific Policies" with their coastal plan policy
numbers.

112. Jahns and Hamilton,, PG&E Units 1 and 2, Mendocino Power Plant Preliminary
Safety Analysis Ree2rt.,
ppendix 2.5A, 1971.

113. Jenks,, Bonnie, Jens Sorensor4 and James Breadon, Coastal Zone Bibliography
University of California Institute of Marine Resources, La Jolla, 1976.

References to 1,700 documents on coastal planning, resource
management, and impact assessment.

114. Jenney, Hans, R.T. Arkley, and A.M. Schultz, "The Pygmy Forest: Podsol
Ecosystem and its Dune Associates of the Mendocino Coast," Madrono
(1969): pp. 60-74.

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115. Kneisel, Rob@rt, Economic Impacts of Land Use Control@s: The California
Coastal Z6-ne Conservation CommjEion Davis, titute of
Governmental Affairs and Institute of Ecology,- February, 1979.

Discusses inconclusive findings of zoning's impact on 'land values, and
concludes that this is a result of improper model selection. Describes
potential, needed research projects.
116. Koenig, J.B., Geologic Mar) of. California,__ Santa Rosa !She!", Cal if ornia
Division in and Geologyq 1:250,000,1963.

117. Kuhn, Coastal Zone Geology and Related Cliff Erosion, University of
California, San Diego, 197 7.

118.. Landsman, David, ed., Mendocino County Historic Annals - Vols. No.land 2,
Pacific Rim Research, Mendocino, 1977.

A collection of -materials pertaining to Mendocino's history. Re-p@rinted
original essays, poems, and stories about Mendocino.

119. Landsman, David, ed.,, Mendocino: Past and Present Pacific Rim Research,:
Mendocino, 1977.

Text and contemporary and historic photos in a casual narrative of'
Mendocino's history.

120. Lawson, A.C., et al., The California Earthqmke of April 18, 1906: Report of
the State Earthquake Inve6tiation Commission, Carnegie Institute
Wastungton ruoucation. 67, 3 vols., 1908.

121. Levene, Bruce, with William Bradd, Lana Krasner, Gloria Petrykowski, and
Rosalie Zucker, Mendocino County Remembered - An Oral History
Volume I (A-L), The Mendocino County Historical Society, Mendocino
County., 1976.

Oral recountings of peoples' memories of Mendocino County.

122. Mendocino City Community Services District, An Engineering R port
Concerning the Feasibilitv o constructing a Community Water SMem
Tor -the Mendocino City Community -Services District. December 1977.

Recommendation for water system meetin community needs at price
community will tolerate.

123. Mendocino Co&,;td Research Group, The Mendocino Coast - A Vanishing
Resource, Wester Interstate Commission for Higher Education, Boulder,
Colorado,, 1972.

Summary of a study of subdivision development on Mendocino coast,
1971, later expanded into this book. Non-technical, except for appendix
data.

124.. Mendocino Community Land Trust, "The Future of Mendocino: What are the
Choices?", 1979.

Z,
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125. Mendocino County, by Del Davis Associates, Draft Environmental Impact
Report: Proposed Turner Subdivision, Mendocino'. County, California
April, 1978.

Environmental impact report for a residential development partially
within the coastal zone. Adjoins Pygmy Forest State Ecological Reserve
and Jackson State Forest. Impact assessment includes coastal zone
data, provides background data on pygmy soil types',

126. Mendocino County, by Del Davis Associates, Draft Environmental Impact
Report: Pygmy Soils General Plan Amendment Phase 1,, 1978.

Description of pygmy soils ecosystem; environmental evaluation for
natural and cultural features of area.

127. Mendocino County, Del Davis, Associates, Environmental Reconnaissance -
Proposed Hills Ranch Residential Development -Town of Mendocino,
Mendocino County, October,1977.

Environmental impact report for a 40-acre residential development
adjoining the, Town of Mendocino.

128. Mendocino County, by. Del Davis Associates, Incorporated, Environmental
Reconnaissance, Pygmy Soils General Plan Amendment Phase I and II
Mendocino County, California, September 1979.

Generalized area study of Pygmy Soils General Plan Amendment; map
scales vary., Maps delineate General Plan categories, zoning, TPZs,
existing parcels, Designated Natural Areas, vegetation zones, soils,
geology and hydrology.

129. Mendocino County, by Veronica Kun, Griffin and Associates, 'Final
Environmental Impact Report - Manchester Anticline Petroleum Project,
Mendocino County, California, February 1978.

Environmental impact report on an exploratory petroleum production
well In the Manchester area.

130. Mendocino County, by Del Davis Associates, Ing,, Final Environmental Impact
Report- Proposed Glenhaven Estates Subdivision,Mendocino County,
California, November, 1978.

Environmental impact report on 110-acres residential subdivision partly
within Coastal Commission jurisdiction.

131. Mendocino County, General Bikeway Plan, undated.

Collection of maps showing bike routes through Mendocino County.

132. Mendocino County, General Plan/Environmental Impact Report (DRAFT)
January 1980.

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133. Mendocino County, Key to Zoning Maps undated.

Maps of coastal area overlaid with zoning- categories.
134. Mendocino County, by David: Hancock, Donald R. Dotters, and William W.
Randolph, Land Use Study for Economic/Employment Impact, August,
1977.

Part A addresses nature and status of rural land use in Mendocino
County. Part B considers alternative land use policies. Part Q evaluates
the adequacy of institu'tions/arrangements which su`p_p_o_r7_ economic
growth/ stability with minimum economic impact. Describes develop-
ment mechanisms.
1135. Mendocino County, Mendocino County Zoning Ordinance - Chapter 20 of the
Mendocino County Code, May, 1977.

County zoning regulations, including Historical Preservation District for
the Town of Mendocino, Timber Preserve and Agricultural Conservation
Districts.

136. Mendocino County, by Gennis and Associates, Noise Contours,, Noise
Monitoring Data and Noise Exposure Inventory for-the Noise Eleme-n-t-o7
the Mendocino County General Plan Ukiah, California, 1979.

Includes noise measurement data for three coastal locations.
13i. Mendocino County, by Gennis & Associates, Safety Element of the Mendocino
County General Plan, Statement of Tevelo2ment PoliciS F bruary
1979.

Consultant's recommendations for protection of community from fire
and geologic hazards including flooding.

138. Mendocino County, by Williams, Platzek, and Mocine, Scenic Rio=
Element of the Mendocino County General P Uldah, California,
Apri4 1977.

Analysis of scenic resourm and recommended scenic highway policies
for State Route 1.

139. Mendocino County, by Williams and Mocine, City- and Regional Planning,
Seismic Safety Element of the Mendocino County Plan 1974.

General description of hazards and possible policy and mitigation
actions.

140. Mendocino County, by Gennis and Associates,, Seismic Element of the
Mendocino County General Plan - Statement 71-5eveI02ment Pblicies'
Uldahq 1U79.

Statement of development policies relating to fire, flood, landslides, and
seismic and geologic hazards.

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141. Mendocino County, by Gennis and Associates, Seismic Sa ety Element of the
Mendocino County General Plan - Statement pf Development Policies;
References and Appendices, Ukiah, 1979.
References and appendices material relating to geologic hazards. Policy
statements differ from companion publication.

142. Mendocino County, Special District List. 1978.
List and description of special districts within Mendocino County.

1416 Mendocino County, Board of Supervisors- by E.F. Carpenter, Preliminar
Report on Water Use and Water Needs in Mendocino County 1974.

144. Mendocino County Chamber of Commerce, Visitor Profile Survey, Uldah@
1979.

Survey results from Mendocino County Visitors Profile Survey.;
Quantitative data on-point of origin, travel, length of trip, reason for
trip, demographics, effects of ged, shortage, etc.

,145.: Mendocino County Code, Mendocino County Environmental Review
Guidelines May 1979.

Implements CEQA and State EIR Guidelines.

.146. Mendocino County Development Board, by W.C. Madden, Jr., Overall
Economic Development Program Progress Report 1973,

1972 progress report required by the federal Overall Development
Program. Contains discussion of committee accomplishments and
changes in local economic situation.

.147. Mendocino County Pl=ing Department, Equestrian and H119im Trail Plan -
An Amendment to the Mendocino county UeHeral Plan Recreation
Element Mendocino County, undated.

Stress is placed on establishing a unified system of hiking, bicycle, and
horse trails. Main concern is coordination with existing or future
systems planned by other government agencies. Both separate.trails and
road allgmment-shoulder facilities are considered.

148. Mendocino County Planning Department, Local Coastal Program Draft Work
Program, January 1978.

Issues summary and draft work program for local coastal plan.

149. Mendocino County Planning Department, LCP Draft Work Program for Phase
May, 1978.

Contains sections on identifying issues, geology, climate, hydrology,
biota, soils, lot sizes, land use, tranportation, low cost housing area-by-
area. Also includes future outlook, a policy checklist, and summarized
key issues.

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6-8-83

150. Mendocino County Planning Department, Mendocino County General Plan
Revision ;-Program Budget 1979.

Presents Budget and Work, Program for Phase I of the General Plan
update; land use, housing, noise, seismic and public-safety and CEQA
requirements.
151. Mendocino Co4nty' Planning Depatment, Mendocino County General Plan -
Citizens Advisory Committee Guidelines Mendocino County, 1977.
Guidelines and bylaws for Citizens' Advisory Committees@ for Phase I of
the County General Plan update.

152. Mendocino County R@source Conservation District: Long Range Development'
Program,, October 1979.
Long term: guide for prevention of soil erosion and water quality
degradation, in district.

153. Mendocino County Transportation Planning Agency, Mendocino County
Coastal Access Study, Draft Report July, 1978.

Earlier version of December 1978 draft report.

154. Mendocino County Transportation Planning Agency, Mendocino County
Coastal Access Study Draft Report, December, 1978.
Summary of highway, public transportation,, and other access to coastal
zone; discussion of transportation needs, recreational trave4 parking,
and implications of Coastal Act provisions.

155. Mendocino County Transportation Planning Agency, Regional Transportation
Plar4 1978. .

In accordance with AB 402@ this plan contains a policy element, an
action element, a financial element and an environmental assessment.

156. Mendocino County with Caltrans, District 1 and the.City of Fort Bragg,
Circulation Study of the City of Fort Bran (DRAFT), April 1980.

157. Mendocino Historical ReseareN Mendocino Historical Review, Summer 1978.

Issue of local historical journal focussing upon Westport.

158. Nason, R., "Seismic Intensities in the 1906 Earthquake Fault Zone,"
Earthquake Notes 49 (1978).

159. National Academy of Sciences, The Great Alaska Earthquake of 1964,
Washington, D.C.,, 1971.

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160. :National Model Cities Community Development Directors Association, A
Guide @ to Preparing Environmental Assessments for Communify-
Development, Washington, D.C-., 1975.

A general guide to assist cities in incorporating environmental
assessments in community development decision-making.
161. 'North Coast Citizen Advisory Committee, Mendocino County General Plan,
Work as completed by the North Coast Citizens Advisory Committee,
3pring:1980.

Issues,: goals, policies and findings on environmental, setting and plan
components.

162. North Coast Regional Commission, Access Study, undated.
General descriptions of state parks.'

163. North Coast Regional Commission, A Preliminary Recreational Use Survey of
the Bic River, Mendocino, 1975.

Initial accumulation of data on river recreational use.@ Conclusions are
primarily, about the study, not about the river area per se

164. North Coast Regional Commission, Land Division and Lot Development in the
Mendocino County Permit Zone September 1975.

Statistically based discussion of lot creation and subdivisions in area.

165. North Coast Regional Commission, Mendocino Subregional Supplement of
California Coastal Plan 1975.

Coastal Plan Supplement for Mendocino County. Includes traffic and
parking study for Mendocino City, October, 1975.

166. North Coast Regional Commission, Mendocino Work ProMm Memorandum
July 3, 1978.

Staff memorandum on Mendocino LCP Work Program, LCP issue
identifileation, and staff summary and recommendation.

167. North Coast Regional Comm . Preliminary Intensity of Development
Element, North Coast Regi (Revised) Eureka, August 30,,1974.

Findings and policies section of the 1974 Intensity of Development
Element of the General Plan. Describes regional character,
urbanization, land use, economic factors. Proposes development policies
and guidelines for development in non-urban areas.

168. Oakeshot,4 G.B., San Andreas Fault.- "Point Delgada to Fort Ross," Geologic
Guide to the Northern Coast Ranges, 1972.

169. O'Day, M. and J.C. Xramer, The Coastal Belt of the Northern California
Coast Ranges, Geologic Society of Sacramento, 1972.

A4-18

170. O'Rourke & DeLoach,@ The California Fresh and Frozen Fishery Trade
California: University of California Division of Agricultural Sciences,
June 1971.

Examines structure of California fisheries industry and its economic
performance.

171. Pacific Gas and Electric Company,' Mendocino Power Plant Units I and 2:
Amendment No. 3 1972.

172. City of Point Arena & North Coast Regi@xW Coastal Commission, by W.W.
Randolph & Associates, Point Arena Coastal Plan.

LCP for Point Arena containing 13 work elements of study as mandated
by the California Coastal Act., To be used as basis for the City's Coastal
Land Use Plan.

173. Redwoods Community College District, by Winzler Kelley, Draf t
Environmental Impact Report: Collece of the Redwoods Mendocino
7' -oast center Eureka, May 1979.,

Environmental impact report on the Mendocino Coast Center, College of
the Redwoods, south of Fort Bragg. In addition to extensive site-related
environmental data and analysest, the report includes population and
economic data for the collegeser.vice area.

174. Redwood Community College District, Mendocino Coast Center, The Office
of the Superintendent/President,- Vice President-Instruction, Education
and Facility Specifications (Draft),. 1979.

Description of educational needs and preferences of Mendocino Coast
Service area population and implications for programs and facilities of
Planned Mendocino Coast Center.

175. Redwood Community College District, by Winzler & Kelley, Mendocino Coast
Center 1978.

Expansion and munmary of Smdings on preferred site for proposed
Center.

178. Redwood Community College District, by Winzler & Kelley,, Mendocino Coast
Center: Feasibility Study 1979.

Study to Ifidentify the educational needs and outline the subsequent
educational facility specifications leading to the establishment of a
permanent educational center on the Mendocino coast."

177. Redwood Community College District, by Winzler & Kelley, Mendocino Coast
Center: Site Selection Study, Phase 1 1978.

Field and environmental invest igation, research into sewage disposal,
zoning and water availability of 11 potential center sites.

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6-8-83

178. Redwood Community College District,: by Winzler;& Kelley, Mendocino Coast
Center: Site Selection Study, Phase 11, 1978.

In-depth analysis of three most promising potential Center sites.

179. Reganold, John P. and Michael J@ Singer, Defining Prime Avicultural Land in
California, UC Davis,; Institute of, Governmental Affairs, October, 197 8.

Discusses lack of agreement an which soils deserve protection;@ proposes
scientific soil analysis rather than economic criteria. Reasons for
preserving agricultural land and alternativesto preservation. Technical
soil definitions' variance is discussed, leading to complex economic
disparities depending on soil-rating criteria.
180. Seed, H.B., "Soil Problems and Soil Behavior," Earthquake Engineering R.L.
Weige4 ed., Englewood Cliffs, New Jersey, 1970.

181. Smith,, E.J. et al., Coastal County Fish and WUdlife Resources and their
utilization, University of California Sea Grant Marine Advisory
'Program, 1976.

182. Sonoma County Community and Environmental Sevices Planning Division,
Sonoma County Local Coastal Plan Traffic Study January 1980:.
Review of existing transportation characteristics, traffic forecasts, and
recommendations for upgrading transportation network.

183. Sonoma County Department of Plannin , Coastal Plan (HEARING DRAFT)
93
May 1980.

184. Sonoma County Farm Bureau, Position Paper on Land Use (Preliminary Draft),
May 1979.

Review of land use conflicts stemming from opposing interests of
farmers and non-farming rural residents from farming perspective.
Farm bureau position on zoning, agricultural lands and open space.

185. TwelM Coast Guard District, by Moore Research, Community Housing Assets
in Fort Bram California Sacramento, January 1978.

Analysis of housing availability, detailed socio-economic and community
facilities in the Fort Bran coastal area related to possible Coast Guard
personnel expansion at Noyo Harbor. Study includes area between
Rockport and Manchester.

186. U.S Department of Agriculture, Soil Conservation Service, Soil Survey of the
Mendocino County Bottomlands 1973 (reprint 1979). -

Detailed maps of bottomland soils, with chapters on Soil Descriptions
and Use and Management of Soils.

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:187. U.S. Department of Commerce, Office of Coastal Zone Management, State of
California Coastal Management Program and Final EIS, Washington,
D.C., 4ugust 1977.
Discusses program history and objectives, CCC, LCPs, port facilities,
federal. regulations, funding, citizen participation.

188. U.S. Department of Commerce, ffTsunami: The Story of the Seismic Sea-Wave
and Waining System," Coast and Geodetic Survey 1965..

189. U.S. Department of Housing and Urban Development, Flood-Prone Area Maps

190. U.S. Department of the Interior, Bureau of Land Management, King RV
.@Xe
National Conservation Area Proposed Management Program, voL: 2,
1974.

191. U.S. Department of Interior, Bureau of. Reclamation, Fishery Improvement
Study - Concluding Report, Eureka Division, North Coast Project
Sacramento, June 1974.

As a result of declining fish populations, development of a pilot project
to -improve fisheries used the preliminary data in this report. Floods,
fires, and other human activity caused much of the low. Environmental
baseline data and potential facilities are included.

192. U.& Department of Interior, Bureau of Reclamation Mid-Pacific Region,
Mendocino County Appraisal Study Working Document Part IV Coastal
Fort Bragm-Mendocin Sacramento, April 1977.

Preliminary results of various water supply alternative 's analyzed to date
(April 1977) for the Coastal area between Fort Bragg and Mendocino.

193. U.S. Department of the Interior, National Park Service, b@ Godfrey, Paul J.,
Stephen R. Leatherman, and P.A. Buckley, Impact of Off-Road Vehicles
on Coastal Ecosystems, undated.

Evaluation of ability of beach and dune strand plants,, heathland and salt
marsh plants, and marine fauna ecosystems to regenerate from impact
of' off-road vehicles. Effect of ORV on nesting seabirds, feeding
shorebirds and sand transport also reinewed.

194. U.S.. Department of the Interior, National Park Service, The Economic Impact
of Possible Additions to a Redwood National Park in Humboldt County,

195. U.S. Department of the Interior, National Park Service, The Impact of the
P!@pqsed Redwood National Park on the Economy of Del Norte co
1966.

-Statistically supported analysis of the park's economic impact on public
and private sectors.

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196. U.S. Department of the Interior, National Park Servi6e, The Local Economic
Edect� of a Redwood National Park in the Calif o'rnia--R-eTw-oods 1964.

Projected impact of park development,, staff employment, and visitors
attracted on local economy.

197. U.S. Environmental Protection Agency, Office of Research and Development,*
Impacts of Construction Activities in Wetlands of the United States
1976.

198. U.S. Fish' and Wildlif e Service, An Environmental Assessment of the Bi@ River'
Estuary, Mendocino County, California Sacramento, 13 December:1979.

Discussion of several methods of protection of Big River Estuary.

199. U.S. F is h, and Wildlif e Service, Endangered and Threatened Plants, 197 6.

200. U.S. Fish and Wildlife Service, Final Draft Environmental Assessment for
Protection of Big River Estuary, Mendocino. County, California,
Sacramento, lV7V.

Environmental impact report on the controversial protection study for
Big River estuary. Lists alternative methods of protection for the
predominently privately owned area. Includes generalized cost-benefits
of alternatives. Provoked response by Georgia Pacific.

201. U.S. Fish and Wildlife Service, Managing Oil and Gas' Activities in Coastal
Environments, 1978.

202. "U.S. Forest Service, Fish Mitigation and Fish Passage: A Practical Guide to
Solvinz Fish Passaze Problems 1974.

203. U.S. Forest Service, by Charles F. Schwarz, Edward C. Thor, and Gary H.
Elsner, Wildland Planning Glossary Berkeley, California, 1976.

Contains several thousand terms and a good list of sources.
204. U.S. Geological Sizvey, by T.L. Youd, Liquefaction, Flow, and Associated
Ground Failure, 1973.
205. U.S. Geological Survey, Maps of Flood Prone Areas, Gualala and Ft. Bran
1:24,000, 1974.

206. Water Resources Engineers, Mendocino County Comprehensive Soil and Water
Plan, Comprehensive Area Plans for Water and Sewer Systems, 1970.

207. Weaver, C.E., "Geology of the Cretaceous (Gualala Group) and Tertiary
Formations Along the Pacific Coast Between Point Arena and Fort Ross,
California," Washington State University Publications in Geology 6
(1944): pp. 1-:29.

208. Wentworth, C.M., GeoLoj4c Map of the Gualals, Coastal Area, Fort Ross to
Schooner Gulch, California, 1:24,000, unpublished.

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209. Wentworth, C.M., "Geology, San Andreas Offset, and Seismic Environment of:
the Guilala Block-Sono'ma' -and Mendocino Counties, 'California,",'
Geologic! Society of Sacramento (1972): pp. 95-108.

.210. Wentworth, C'.M., The Upper Cretaceous and Lower Tertiary Rocks of the,
Guy]-gla Area, Northern Coast@RangW, ---California, unpublished Stanford':
7-M-er-s-Ity Ph.D. dissertation, 1967.
21i. Wiegel, R.L., "Tsunamis," EarthtAmke Engineering Englewood Cuffs, New'
Jerseu,, 1970.

212. Winzler and Kelley, A Summary @of Knowledge of the Central and Northern',
California Coastal Zone and Offshore Areas., Vol 1, Physical Conditions
Eureka, California, August 1977.

Part of original report discussing runoff, wasteloads, and anadromous,
fish cycles and general habitats. Gives information on water quality for,
specific Mendocino rivers.

213. Winzler and Kelley, A Summary of Knowledge of the Central and Northern
California Coastal Zone and Offshore- Areas Vol 2, Book 2:
"Socioeconomic Conditions." Eureka, California: 1977.

Thorough and well-documented description of air and water pollution in
the area.

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COMMUN ITY WATER SUPPLY"'SAD SEWAGE DISPOSAL. SYSTEMS

1) is Lri r, t Current Service Unused Capacity Total Capacity Adequacy/Coniftents by Disti ict

Westport County Water: 54 connections 41 connections 95 connections System designed to serve all lots M
Water District Sewage: 54 connections 41 connections 95 connections to district; no expansion planned
F-)
Fort Bragg Water: 1.94 MG/D ><
Municipal Improve- 5.500 pop. 7 500 -pop. 13j000 pop.- Need additional-water storage capacity-
ment District Sewage: .68 MG/D 1. 5 MG/D 2.2 MG/D Wil' not accept septage from outside V1
5,500 pop. 11,800 pop. 17.300 pop. disErict

C)
Caspar South Water: 42 connections 53 connections 95 connections C)
Water District buildout
Sewage: 32 connections Undertennined 85 connections Existing on-site community septic dis-
to community septic buildout posal system Is Inadequate; alterna-
system; 10 individual tives are being investigated using a
systems Clean Water Program facilities p)anninq --A
grant

Surfwood Mutual Water, 55 connections 26 connections 81 connections Need additional improvements to
Water Corporation current SYStEM before service expan-
slon can be accommodated

Mendocino City Sewage: 350 connections* 100 connections' 1,050 connections Annexation of small area to north is in V)
Conimunity Services 100.000 G/D 200,000 G/D process; no plant capacity expansion
District 3J)00,000 G/D planned

Albion Mutual Water: 25 connections 5-6 connections 30 t connections Upgrade completed
Wdter Company D>

Pacific Reefs Water: 10 connections 16 planned 26 connections District Is uncertain whether supply
> California Water Dist. will meet need at buildout V)
M
60-70 connections Undetermined source
I Elk County Sourre imay tid-abli! 16 fiandib more
Water District capacity use; pipes to storage are at capacity >
G')
M
Irish Beach Calif. Water: 104 connections 316 connections 420 connections Water supply not adequate for buildnut
Wdter District 0SWMD: 104
C/)
Point Arena Water Water: Approx. 150 Not. de tarml tied Treatment _sy*(efki jAipr9vements needed 0
Works (Private) connections

City of Point Arena Uncertain 250 1 connections System to be repaired, Improved
Sewer System & Waste- 1980-1961 V)
Water Treatment Plant _<
V)

Point Arena County None Water supply and Uncertain rri
Waterworks 02 selAic system planned ::K
Whiskev Shoals for 72 units; 50 units
proposed

Avichor Hav Countv Sewer: 20-25 coitnections 5 connections 30 connections New system to Le built using CDBG
Waterworks 02 10,500 G/0 funds; area.currently is under
building permit moritorium because
sVstem is inadellUate

North Gualiala Water: 500 connectitnis 15 '(00 pop.
Waterworks (CompanV)

MG/D @ Million yallons per day
00 G/D @ lidllon% pet, day
I 0SWI-11) = fin Site WdStewater Mana(jvuient District
00 Sourco: bistricl. Managers, 1-lendocinu County Health 1),'par

APPENDIX 6

C 0 U N T Y 0 F M E N D 0 C I N 0

D I V I S 1 0 N O F E N V I R 0 N M E N T A L H E A L T H

LAND DIVISION REQUIREMENTS

Revised January 1, 1982

890 North Bush St. MAILING ADDRESS 790-A So. Franklin
Ukiah, Ca., 95482 Courthouse Fort Bragg, Ca. , 95437
468-4466 Ukiah, Ca., 9S482 964-4713

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INDEX

INTRODUCTION - - - - - - - - - - -
- - - - - - - - - - - - - - - -

INDIVIDUAL WATER SUPPLY SYSTEMS 2
7 - - - - - - - - - - - -
Instructions for Conducting Quantity Evaluation - - - - - - - - 2
Standards:for "Proof of Water" for Divisions - - - - - - - - - - 4

PUBLIC WATER:SYSTD1S STANDARDS - - - -- - - I- - - - - - - - - - - - 5

Well Test: Procedures for Community Water Wells - - - - - - - - - S
Quantity and Storage Requirements - - - - - - - - --- - - - 6

INDIVIDUAL SEWAGE DISPOSAL SYSTEMS (No...Coast Basin Plan Req.)-
Site-evaluation Criteria 7 - - - - - - - - - - - - 11
Subsurface Disposal - -- - - - - - - - - - - - - - - --- -
Ground Slope, Soil Depth, Depth to Groundwater,
Percolation Rates - - - - - -- - - - - - - - - - - - - - - 12
Setback Distances, Replacement Area, Cumulative Effect - - -13
Site Evaluation Methods - - - - - - - - - - - - - - 13
General Site Features,-Soil Profiles, Depth to Ground
Water Determinations - - - - - - - - - - - - - - - - - - - 14
Soil Percolation Suitability (Percolation Testing,
Soil Analysis) - - - - - - - - - :@ - - - - - - - - - - - - - - is

MENDOCINO COUNTY POLICY AND REQUIRBEENTS - - - - - - - - - - - - - 16

Soil Test Requirements (Option A or B, Slake Test) - - - - - - - 16
Percolation Test Procedures - - - - - - - - - - - - - - - - - 16
Soil Hydrometer Tests - - - - - - - - - - - - - - - - - - - - 18
Wet Weather Testing - - - - - - - - - - - - - - - - z. - - - -18
Soil Depth - - - - - - - - - - - - - - - - - - - - - - - - - - 18
Depth to Ground Water Where Impermeable Layers are Encountered -19
Intercept or "French" Drains - - - - - - - - - - - - - - - - - - 19
Wisconsin Mounds - - - - - - - - - - - - - - - --- - - - - - - -19
Land Development Criteria (Lot Size, Buildable Area) - - - - - - 20

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INTRODUCTION

,This publication is@a compilation of laws, regulations, and policies that affect
:divisions of land in Mendocino County., It is intended primarily for consultants
,engaged in the Environmental Health aspects of land,'divisions; however, it has
:also been written so as to be understandable by others.

Although most of what is included is law,,both State (Basin Plan) and County
Code, some of the standards are policy'decisions made by the Division of
Environmental Health in response to mandates of County Code. A good example would
be@!the'discussion of lot sizes under the "Land Development Criteria" heading. The
intent:of the lot'size charts is :to.provide a guide for those who do not wish to
provide extensive engineering and evaluation reports for their land division. Where
lan'd division proposals meet the lot sizes in the chart, relatively simple soils and
water evaluation, if they pass, will gain an approval. However, we also recognize
that some areas may have unusually good soil and water conditions, In this latter
instance, approval may be gained for smaller lot sizes if evaluation shows favorable
conditions. More ex 'tensive testing, such as proof of water on each lot, and proof that
individual sewage disposal systems,can be installed on each lot, will be required.

So, please use this publication as intended, as a compilation of the law, and where
the laws are not specific, policies which represent good engineering practices.

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INDIVIDUAL WATER SUPPLY, SYSTEMS

Objective

To provide an individual water supply system wh ich will assure; (a) adequate
supply of s'afe and palatable water, (b) reasonable, durable and economical
operation and maintenance,'; and Cc) be located and constructed to avoid con-
tamination by any existing or proposed sewage disposal systems, or other source
of contamination. In'order to meet these objectives, a subdivider shall submit
evidence that water':systems will comply@with water quality requirements as out-lined.
in the following paragraphs.

Water Quality

Water quality shallImeet the chemical and bacteriological standards of the
California Domestic Water Regulations. !As a minimum, the Division of Environmental
Health will require a general chemical analysis, performed,by,a certified laboratory.
Other analyses may be'required where specific chemicals are known to occur.

Water Quantity

To confirm the presence of@water availability, at least one (1) test well shall be
provided on each subdivision in an area that is indicative of what to expect on
other lots. It may be necessary to provide more than one (1) well on the subdivision.
if the terrain in the subdivision is not:uniformly distributed on all parcels, one (1)'
well may need to be provided, on each different ter-rain type. Where subdivisions are
greater than ten (10) lots, one well per ten (10) lots and any fractional lots thereof
will be required. Location(s) of well(s) may be designated by the Environmental Health
Division.

Land divisions in areas which have a history, or are known to be@:water short, shall be
required to prove water on all parcels. The water test(s)-must be conducted during
@the July IS.- October IS period.

INSTRUCTIONS FOR CONDUCTING QUANTITY TESTING

OF WATER WELLS AND SPRING FOR WATER EVALUATION.

WATER WELL MAY BE TESTED BY ANY OF THE FOLLOWING METHODS

Well tests shall be conducted during the period of July 15 - October 15 for all shallow
wells; deep wells may be tested any time.

Shallow wells -Wells usually shallower than 30 feet and which obtain their water
predominatly from cracks and fissures in the underground rock
formation.

Deep wells Wells deeper than 30 feet and which usually obtain their water
predominantly from cracks and.fissures in the underground rock
CP
formation.

All water quantity reports shall be submitted on forms provided by the Division of
Environmental Health.

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Well tests made on an individual lot may.be measured by a qualified Registered
Sanitarian, qualified Registered Geologist, qualified Registered Engineer or
qualified licensed Land Surveyor.

1. 'PUMP TEST IMETHOD - Water well is to be pumped at 5 gpm for a minimum of fo ur (4)
:hours. ToTa-idrawdown and@ rate of recovery (as calculated on Mendocino County
'Health Department form #04's) must be.reported, or the report will not be accepted.

As an option, you may pump the' well at any chosen pump rate until dry, @or ;Lmtil
.1,200 gallons have been pumped from the well. Drawdown and recovery mist be
@reported as above.

2. :SUSTAINED YIELD You may also pump test'a well and report the sustained rield
,Tpump rate-at which water level is not lowered any further) after 1,200 allons
-have been pumped.

3. :BAIL TEST METHOD. - The well may be bailed at any bail rate until dry, or tuitil
1,200 gallons nave been bailed from the well. Drawdown and recovery must be
reported as above.

4. CERTAIN SEALED WELLS - In certain instances, it may be impossible to measure
drawdown and recoveFy rate,because of construction features of the well. In this
'case, the following procedures may be used:

A. WELLS WHERE A WELL LW IS AVAILABLE

la. Calculate the total water available in the casing and gravel pack,.
assuming the well is completely full.

24. Pump the well to obtain at least 1,500 gallons in 24-hours after
subtracting twice the quanti.ty calculated in step la.

3a. The person conducting the test must submit a statement the well is, in hi!
opinion, indicative of water feasability on the division.

B. ALTERNATIVE, IF NO WELL LOG IS AVAILABLE

lb. Calculate the total water available in the casing and gravel pack, assumir.
the well is completely full.

2b. Pump the well to obtaiii at least 1,SOO gallons in 24-hours after subtract!
twice the quantity calculated in step lb. This step is to be repeated in
24-hours after the first pump test.

5b. The person conducting the test must submit a statement certifying that the
well is, in his opinioi%, indicative of water feasability on the division.

S. SPRING TESTS - From time-to-time, a spring test may be acceptable. The following
condition must be met:

A. Developable spring must be located on each parcel.

B. Spring test must be performed in late slimmer (July 15th - October 15th).

.A-6-5

6-.8-83

Where wells fail to produce the required:five (5) gallons per minti,te, storage
requirements may be supplemented as -L-ollows::

WATER PRODUCTION STOPUGE REQUIREMENTS-

5 gpM None
4 gpm :1,000 gallons;
3 gpM @1,000 gallons
1 or 2 gpm 1,500 gallons:

Water production of less than 1' gallon/minute will not be acceptable as water'
feasability for the Land Division.
If the result of'the water quantity test is below one gallo n/minute, then it will
serve as the water evaluation on that parcel,.but will not:be acceptable as the
water feasability for the Division. Another well, on a different parcel, must be
developed and tested. If that well produces more than one'gallon/minute, then that
well will serve as the water evaluation for the Division; if, however, that well is
less than one gallon/minute than another well;on a different parcel must be developed
and tested. This is done until either;-1) .a well with greater than one (1) gallon/
minute production is developed; or 14) every pircel. in the Division has one (1) developed
well on it.

WELL CONSTRUCTION

Well construction is to comply with local codes.

Springs or other water source construction shall comply with the Health Department
requirements.

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PUBLIC WATER SYSTEM STANDARDS

A Public Water System is:

A system, regatdless of type of ownership, for the provision of piped
water to the public for domestic use, if such system.has at least five
(5) service connections or regularly serves'an avera.ge@of at least 25
individuals daily at least 60 days of the year.

Objective

To provide water supply facilities which will deliver, under adequate pressure,
a satisfactory continuous supply of water which c6mplies with chemical, physi@al,
and bacteriological standards of the Safe Drinking Water Act (Pl 93-523) and which
will be palatable without being excessively hard or corrosive.

All Community Water Systems shall be designed by a California Registered Civil
Engineer and shall comply with the "Pure Water Law", "Water'Distribution",
"California Water Works Standards",
"California Safe Drinking Water Act",,
"CaliTo-Tnia Domestic Water Quality and Monitoring Regulations" and applicable!
local ordinance. Copies o@ thes@er_egulations are available at the Division of
Environmental Health offices.

Well tests conducted on a well that is to be used for a Public Water Supply will
be accepted only when conducted by a California Registered Civil:Engineer or Sy a
California Registered Geologist with a specialty in Hydrology.

Well Test Procedure for Community Water Wells

1. Sustained Yields for Non-hard Rock Wells: The conditions of,a pump test used
to determine sustained yield-of a-well shall be acceptable to the Health
Department and shall include:

A. Constant rate of water discharge from the well during the pump test.

B. Continuation of the pump test until at least four (4) measurements of
water level drawdown in the well and the elapsed time since the beginning@-
of the pump test, yield a straight line when drawdown is plotted against
the logarithm of the elapsed time.

C. Elapsed time shall not be shorter than 72-hours.

D. Where the capacity of a source varies seasonally, the source capacity
shall be the capacity at the time of maximum day demand. (July 15 - Oct. 15).

2. Sustained Yield for'Hard Rock Wells: Hard rock wells shall be tested for
sustained yield by either method A or B.

A. N Reservoir Capacity (gallonsi
180 days

1. 180-day test period shall be the months of June through November. At
other times of the year, the groundwater is accumulating rather than
depleting.

2. N is the number of connections.

At 7

6-8-83

3. f is the gallons per conn.ection per day.-

4. To determine the Reservoir Capacity: A meter is installed on the
well (with low level@cont'rols)@and the total amoLmt of water Dumped
out of the well is the Re:servoir Capacit@.
B. Sustained yield may be calcuLated as per our'testihg procedure for non-hard
rock wells with the only difference being: Only 25% of the obtained sustain-
ed yield can be used in production.calculations for the water system.

Quantityand Storage Requirements

The following four (4) charts are to be us6d to design Community Water Systems.'
Be sure to use the appropriate chart depending on whether the water system will.
be metered or not. If you can provid.e proper documentation of lower@daily sumner-
time usages in similar areas and developments, then the Division of Environmental
Health can approve of lesser quantity and storage requirements. In the absence of
sufficient, applicable documentation,,the following charts will be used as the design
criteria:

A-6 - 8

.6-8-83

CHART I
MAXIMUM DAY DEMAND -METERED --WATER- SYSTEMS-:------------

50.000

MAXIMUM AVERAGE
'M0't4!HCY ''AIR-" fEM'PtRATURE 100-000
80a F (27' C) a HIGHER
70*
0. F (216. C)
10,000 6 F( I CC)
5eF(lo C) a LOWER
5,000
UJI

Ld
10,000

1,000
w
lr_
CA (L 500 tlj

U)
z 1,000 U)
0 Ir
Lj

100
0

50
0 ct
ci 100

1-tt-I I I I I I-A-i I if -1 1 1111
I Ill- --fill 111 -1
co -5-00 ''1 _000 10.000
1 2 3 45 10 50 - _100-

SERVICE CONNECTIONS

H A R'T 21

RATE WATER - S'v STEMS
MAXIMUM DAY DEMAND FLAI

50,000
MAXIMUM AVERAGE
MONTHLY AIR TEMPERATURE
100.000
80*F(27'C) a HIGHER
700 F (2 1' C)
GO" F 160 C)
10,000

w 5,000
10.000 Ld

1,000 L7.

iL 500 ILI
>
al
1,(JOO
z U)
0 Cr-
ILI

100
-j

50
0 cy
Cy 100

10
cn AILL
i I lit -!Ali
2 3 45 10 50 100 500 1.000 10,000
SERVICF CONNECTIONS

CHART 3
NEEDED STORAGE VOLUME WHEN Q Q -METERED WATER SYSTEMS
0

100.000
MAXIMUM AVERAGE
MONTHLY AIR TEMPERATURE
10,000,000
.80*@F(27*-C)-a HIGHER
5,000,000 70*F(210C)
.60OF(16:C)
500F(10 C) a LOWER
io,000

U)
cn 1,000,000
z
0 LLI
500,000
cn _j

1,000

0
> 100,000

0
>
50.000

100

10,000

5,000

10
2,000
I fill 1 11111
1 2 3 45 10 50 100 500 14000 10,000

.SERVICE CONN ECTIO NS

CHAR f 4
NEEDED STORAGE VOLUME WHEN Q Qo -FLAT RATE WATER SYS TEMS

loopoo-
M A X I MUM AVERAGE
MONTHLY AIR TEMPERATURE
10,000,000 60- F (27- C.)
70* F (2 1 0-C"i
5,000,000 60' F I Go C)
500 F 1W C) a LOWER
10,000

U) 1-40001000 ut

Ld
cn 500,000

1,000

100,000

50.000

100

10,000

5,000

1111 A
00 2 3 4 5 10 50 100 500 1,000 .10,000

INDIVIDUAL SEIIIAZ DISPOSAL SYSTDIS

Objectives
Safe disposal of all human and domesti:c wlaste' is-necessary to proiect the, health
of the individual family and the community and to prevent the occurrence of
nuisances. To accomplish satisfactory results, such waste must be' disposed of
so that it;

1. will not contaminate any drinkiiig:water supply.

2. will not,give rise to a,public health hazard by being accessible to insects,
rodents or other possible carriers which may come into contact with food or
drinking,water.

3. will not give rise to a public health hazard by being accessible to persons,
or animals that come in contact with persons.

4. will not violate state or local laws or regulations,governing water pollution
or sewage disposal.

S. will not pollute or contaminate the water of any bathing beach, shell fish
breeding.gTound, or any stream.

6. will not give rise to a nuisance due to odor or unsightly appearan ce.

The first step in the design of a subsurface sewage disposal system is to determine
whether the soil is suitable for the absorption of septic tank effluent and, if so,
how much area is required. The soil must have an acceptable percolation rate with-
out interference from ground water or impervious-strata below the level of the
absorption system.

site Evaluation Criteria and Methods

Excerpts from "Policy on the Control of Water Quality with Respect to Indiv__i'a-u'__a_*l
Waste Treatment and Disesal Practices", a publication of the California Water
Ity rControl Board, follows:

1. Criteria

The following site criteria are considered necessary for the protection of
water quality and the prevention of health hazards and nuisance conditions
arising from the subsurface discharge of wastes from individual waste treatment
aud disposal systems. They shall be treated as region-wide standards for
assessing site suitability for such systems.

A. Subsurface Disposal

Individual waste treatment and disposal systems shall be located.,*,designed,
constructed, and operated in a manner to ensure that effluent does not
surface at any time, and that percolation of effluent will not adversely
affect beneficial uses of waters of the state.

A&- 13

6-8-83

B.. Grotmd Slope

Natural ground slope in all areas to be used for effluent disposal shall
not be greater than 50 percent. Nhere less than five feet of soil exists
below the trench bottom (see Cbelow), a und slope shall not exceed
rq
20 percent.

C. Soil Depth

Minimum soil,depth immediately below the bottom of the leaching shall not
be less t#an five (5) feet. A minimum depth of three (3) feet shall be
permitted.where:grotmd slope is less than'20 percent,.

Lesser soLl dep@hs may be:g-ranted only as@a waiver for Alternative Systems.
I
"Soil dept hII is.measured vertically to the point where bedrock, hardpan,
impermeable.soils or saturated soils are encountered.

D. Depth to Groundwater
Minimum depth to the anticipated highest level of groundwater below the
bottom of the leaching trench shall be determined ac cording to soil texture
and percolation, rate as follows:

Soil Texture* Depth to.Groundwater
Percent Silt + Clay Below Leaching Trench Cft.)

S or less 40
6 to 10 20
11 'to ls 10
Greater than 15** S
Greater than 15 2***

Where groundwater is determined to be non-usable (see definitions) and
soils contain greater than 15 percent silt and clay or have a percolation
rate slower than 5 MPI, a minimum depth to groundwater of three (3) feet
below the leaching trench shall be permitted without need for waiver.

E. Percolation Rates

Percolation test results in the effluent disposal area shall not be less
than one inch per 60 minutes (60 MPI) for conventional leaching trenches
and one inch per 30 minutes (30 MPI) for seepage pits. Percolation rates
up to one inch per 120 minutes (120 MPI) may be considered only for Alter-
native Systems.

Must exist for a minimium of three (5) continuous feet between the bottom of the
leaching trench and groundwater.
Or a percolation rate slower than 5 MPI
Granted only as a waiver or for Alternative Systems.

A6-14

F. Setback Distances

Minimum setback distances for various features ofindividual waste treatment@
and disposal systems shall be as shown in Table 1,.

Table I

MINI@01 SETBACK DISTANCES

Cut Banks,
Perennially :Ocean Natural Bluffs
;and Sharp Changes
Flowingl/ Ephemeral,@/ Lake or3@
Facility Well Stream- Stream Reservoi-r. in Slope

Septic Tank 100 100 so so 25

Leachincr
Field 100 100 so 100 2Si/

Seepage
4/
Pit 150 100 so 100 25-

G. Replacement Area

An adequate replacement area equivalent to the initial effluent-disposal
area shall be reserved at the time of site approval. Inc@,ompatible uses
of the replacement area shall be prohibited.

H. Cumulative Effects

Possible cumulative effects on ground and surface waters shall be evaluated
and considered in the regional Board's review of subdivision developments
and other facilities utilizing subsurface sewage disposal systems.

2. Methods of Site Evaluation

Site evaluations are required in all instances to allow prooer system design
and to determine compliance with the preceding site suitability criteria prior
to approving the use-of individual waste treatment and.disposal systems. The
responsible regulatory agency (local Health Department or Regional Board)
should be notified prior to the conduct of site evaluations since verification
by agency personnel may be required. Site evaluation methods shall be in
accordance with the following guidelines:

l/ As measured from the line which defines the limit of 10 year frequency flood.
T/ As measured from the edge of the water course.
As measured from the high-water lines.
Where soil depth or depth to groundwater below the leaching trench are less
than five (5) feet, a minimum setback distance of 50 feet shall be required.

A6@1 5

6-8-83

A. General Site Features
Site features to be determined by@inspection@shall include:

1. Land area available for primary disposal'system and replacement area.
2. Ground slope in the effluent disposal and replacement area.
3. Location of cut banks, natural:bluffs, and sharp changes.in slope
within 50 feet of the disposal'and replacement area.

4. Location of wells, inItercept drains, streams, 'and other bodies of
water on the property in
questions and within 100 feet oTi adjacent
properties.

B. Soil Profiles

Soil characteristics shall be evaluated by soil profile observations. One
backhoe excavation in the primary disposal field and one in the replacement
area shall be required for thaiprupose. A third profile shall be required
if the initial two profiles show dissimilar conditions.
Augered test holes shall be an acceptable alternative, upon determinati . on
of the Health Officer or Regional Board: (a) where use of a 'backhoe is,
impractical because of access, (b) when necessary only to verify conditions
expected on the basis of prior soils investigations, or Cc) when done in
connection with geologic investigations. Where this method is employed,
three test holes in the primary,disposal field and three in the replacement
area shall be required.

In the evaluation of new subdivisions, enough soil profile excavations shall
be made to identify a suitable disposal and replacement area on each proposed
parcel.

The following factors shall be observed and reported from ground surface to
a depth of at least five (S) feet below the proposed leachfield system:

1. Thickness and coloring of soil layers and apparent United States
Department of Agriculture (USDA) classification. -

2. Depth to and type of bedrock, hardpan, or impermeable soil layer.

3. Depth to observed groundwater.

4,. Depth to soil mottling.

S. Other prominent soil features such as structure, stoniness, roots and
pores, dampness, etc.

C. Depth to Ground Water Determinations

The anticipated highest level of groundwater shall be estimated:

1. As the highest extent of soil mottling observed ia the examination of
soil profiles; or
2. By direct observation of groundwater levels during "wet weather"
conditions.

A6-16 .6-8--83

Where a conflict in the above methods of estimation exists, the direct@
observation shall govern and the extent of soil mottling shall be considered
the height of saturated soil for the purpose of determining soil depth.,

In those areas which, because of parent materials, soils lack the neces'sarY,
iron' compounds to exhibit mottling, direct observation during wet wea,th 'er :
conditions shall be required. Guidance in defining such areas shallibe pro@_
vid6d by the Regional Board for each county within the Region.

D. Soil Percolation Suitability

Determination of a site's suitability for percolation-of effluent shall', be
by either of the following methods:

1. -Percolation Testi:hg

@Percolation testing shall be in accordance with methods specified b
the local regulatory agency. For soils with greater than 20@percentl
@clay content, testing shall be conducted during "wet weather" conditions@.

for soils with clay content of 20 percent or less testing may be conducted
in non-wet weather conditions provided presoaking of the test hole is
,accomplished with (a) a continuous 12-hour presoaking, or (b) a mini'
@of four (4) complete refillings beginning during the day prior to that of
,the conduct of the test. In all cases, percolation testing shall be conducted
,in the soil layer occurring at the proposed trench bottom depth.

2. Soil Analysis

Soil from the limiting soil layer observed within the excavated soil
,profile shall be obtained and analyzed for bulk density and texture
according to methods prescribed by the Regional Board. The results
:shall be plotted on the soil textural triangle of Figure-1, as per the
indicated instructions.

'(a) Soils falling within the "coarse" range (zone 1) shall be considered
to have minimal filtration capabilities, requiring increased depths to
groundwater as per Table 1.

(b) Soils falling within the "acceptable" (zone 2) range shall be con-
sidered suitable for effluent disposal without further testing.

(c) Soils falling within the "marginal" range (zone 3) shall require
percolation testing as per (1) above to verify suitability for effluent
disposal..

(d) Soils falling within the "unacceptable" range (zone 4) shall be con-
sidered unsuitable for conventional effluent disposal methods.

A.6 -17

.6 -:@8-7.81.3

MENDOCINO COLNITY POLICY ANT REQUIMMIITS

Soil Test Requirements'

In order to meet the requirements of the Basin Plan, the following procedures are
to be followed:-

OT)tion A

.(backhoe excavations) and six (6) acceptable
Two (2) acceptable soil profiles.
percolation tests must-be submitted for each lot of a proposed land division.

Cne (1) soil profile is to be conducted in the area where the leach field is expected
to be installed and one (1) in the replacement area. Profiles are to be dug to a
minimum depth of eight (8) feet, and not'less than five (5) feet below the bottom of
the proposed leach trench.

The six (6) percolation tests are to be performed and located throughout both areas.

Option B

Two (2) backhoe excavations are to be conducted; one (1) in the proposed leach field
area and one (1) in the proposed',replacement area. If both excavations exhibit
acceptable soil characteristics,.then a.sample will be taken at each soil layer in the
-area between the top ofthe effluent pipe and three feet below the leach trench as shown
in figure 7 o 'f "Soil Evaluation for On-site Sewage Disposal" (April 1980). If one or
both excavations show acceptable soil characteristics., then additional excavations(s)
will be needed. The analysis shall consist of a Slake Test* and, if acceptable, a
Hydrometer test and a Bulk Density (for all zones sxcept sand, loamy sand or sandy loam).

*Slake Test A soil aggregate slakes when it is placed in water and begins to fall
apart as a result.of the water destroying its structural integrity.
Place the aggregate in a glass jar filled with tap water. Allow the
aggregate to soak., while occassionally giving the jar a gentle swirl.
The aggregate should soak for an hour or two. If the aggregate is soil
it will slake (fall apart) within the two hour period (however, sometimes
slaking will take'up to 24 hours). If the material does not slake, then it
is not considered soil and cannot be tested by the hydrometer method.

Percolation Tests -- Shall be Conducted According to the Following Procedure:

1. Location

Test holes shall be located in an area that complies with the Division of
Environmental Health Building site criteria. Test holes alonside roads or in
areas-where leach lines cmmot be installed will not be accepted.

2. Type of Hole

Dig, or bore a hole of post hole width (4-inches to 12-inches in diameter), to a
depth of 30-36 inches. Carefully scratch the sides of the hole to remove any
smeared soil to provide a natural soil surface. Remove all loose material and
add two (2) inches of coarse sand or fine gravel to the hole. Upon this gravel,

-A6-18

6-8-83

you may rest a three (3) or four k4) inch diameter section of perforated@pipek
and the @annulaT 'space between the outside of the pipe and the'wall of the hole
may be filled with the same material used in the bottom of the hole.
At all times, petcolation tests:aT*e,to be performed at the leVel of the sewage
disposal,leach field., It may be #ecessary to conduct percolation tests below,the
;30-36 inch depth'. If a deep leach field is planned, then the percolation tests
must be performed down to the, deeper level so the percolation test data accurately
.reflects the percolation rate f6r.the leach field.

3. :Presoak

In order to approximate a subsurface effluent disposal field in operation' during
'the winter, it,is necessary to presoak the
test hole to assure that the soil
surrounding the hole is both saturated and swelled. Saturation means that.the,
void spaces between soil particles are filled with water, while swelling is: the
process by which water intrudes.into the individual soil particles. The la: tte'r
process is quite slow, especially.in clay type soils, and is the reason for a
24-hour presoak period.

4. Percolation Rate Measurement

Due to the variations in s9il,found in Mendocino County, slight variations in
percolation rate measurement are necessary.

A. If Water Remains in Ti6st.Hole

If water remains in test hole after the 24 hour presoak period, add clear
water to a depth of six (6) inches above the gravel. From a fixed reference
point, measure the drop in water level over a 60-minute period. The drop in
this 60-minute period is the percolation rate.

B. If No Water Remains in the Test Hole

Add clear water to a depth of six (6) inches above the gravel. Frcm a
fixed reference point, measure the drop in water level hourly for at least
four (4) hours, adding water each time to bring the level up to six (6) inches
above the gravel. The amount of"drop that occurs in the fourth (4th) or final
period will be used to calculate the percolation rate.

C. If Water Seeps Away in Less Than 60-Minutes

Add clear water to a depth of six (6) inches over the gravel, and make
measurements at regular intervals (e.g., 10, 15 or 30 minute intervals)
whatever is necessary to establish the true rate.

D. In all cases, tests must be run until a stablized percolation rate is reached.

All test holes must be dry within 24 hours of beginning measurements. It must be
pointed out that final approval of a site as acceptable for individual sewage disposal
systems depends on several factors, and not solely on a percolation test result. A
final determination as to the suitability of the particular site will be made by the
Division of Environmental Health.

A6-T9

6-8-83

All soii testing shall be certified by a 4ualified California Registered Engineer,
qualified professional Soil Scientist, qualified Registered Sanitarian or qual-ified
Registered Geologist to be in substantial:compliance with County Regulations a-aid good
engineering practices.

Individual sewage disposal systems will, be constructed in compliance with the County
Code as prescribed on the permit.

Soil Hydrometer Tests-

Soil Hydrometer samples shall be taken at.each soillayer in the area between the
top of the.offluent pipe and three (3) feet below the leach trench as shown in
figure 7 of,"Soil Evaluation for On-site Sewage Disposal'. @(April 1980)
sufficient material shall be collected to: provide for a Slake test, Bulk Density
test (except for soils falling in the zone of sand,11oamy sand or sandy loam) and
the Hydrometer test.

Only Water Quality Control Board approvedlaboratories may perform the testing, and
all test results shall indicate the results of the Slake test and Bulk Density test
along with the Hydrometer readings.

Coarse particle adjustments shall be made-for gravel and cobbles only. Coarse particle
adjustment may not be made -for fractured rock.

Soil Hydrometer data submitted for zones outside of,'the sand, loamy sand or sandy loam
designat'ions and not accompanied by Bulk Density data will not be accepted by the
Division of Environmental Health. It will be necessary for consultants to use the
paraffiri-coated clod method if the core sampler method cannot be used.

Soil Hydrometer tests which fall into zone 3 of the:Soil Textural Triangle, must be
wet weather percolation tested"to determine their acceptability. The percolation tests
are to be performed down to the depth of the zone 3 material, and to be found acceptable,
a minimm percolation rate of one (1) inch per hour,must be obtained.

Wet Weather Testing

Soils which display high or moderate shrink-swell characteristics, or are over 20 percent
clay must be tested either by performing wet weather percolation tests or performing
soil Hydrometer tests; standard percolation tests will not be acceptable. Soil Hydrometer
test results which fall into zone 4, are unacceptable and results which fall into zone 3,
are required to be wet weather percolation tested. The wet weather testing period is any
time after 20 inches of rain has fallen in the Fal , up to April 15th of the following
Spring. The April lSth date may be extended in the event of unusually heavy Spring rains
by written authorization of the Director of Environmental Health.

Soil Depth

Soil explorations are to be extended to a minimum depth of eight (8) feet, and
descriptions of soil encountered are to be submitted on forms provided by the Division
of Environmental Health. The description should include general soil characteristics,
e.g., sand, gravel, clay, bedrock, etc., the depth at which impermeable layers or water
are encountered and depth to which mottling is observed. Five (S) feet of soil depth
immediately below the bottom of the leach trench is required. A minimum of three (3)
feet of soil below the leaching trench may be permitted where ground slope is less than
20 percent and there are no other limiting factors.

A-6.@ 2 0

.67.8-18 3

Depth to Groundwater 111here Impe='eable Layers Are Encountered

Under certain conditions, a continuous hardpan, or a continuous impermeable layer may
reduce the required depth to groundwater to three (3) feet below the leach line.
In order to make the'determination thatl:a hardpan or an imp6rmeable layer is continuou.,
first the area of the disposal field is@delineated (see next paragraph below); second,
post holes or auger holes are dug at a distance qf 15 feet out from the disposal field
area on all four sides and if all test holes encountered-the hardpan at approximately
the same depth, then the hardpan can be considered continuous.

To determine.the size of the area to be tested, calculate the sewage disposal field
size using the standard'soils test data. Use either the:Hydrometer sewage field sizin@
chart or the manual of $eptic Tank Practices (to percolation data) chart and include
the area for both the primary and replacement field in@calculating total area needed.

Please note: :B.ackhoe excavations are not to be made in the hard pan, only a post
hole digger or hand auger is to be used. This is to assure minimum disruption of the
"impermeablell.hard pan thus keeping it's impermeability to ground water intact.

Percolation Rates

Soil percolation rates in the disposal area shall,not.be less than one (1) inch in
60 minutes. If seepage pits are proposed, the rate shall not be less than two (2)
inches in 60 minutes.

Intercept or "French" Drains

The use of intercept drains to lower the level of perched groundwater in the immediat,
leachfield area shall be acceptable under the following conditions:

1. Natural ground slope is greater than five (S),percent;

2. Site investigations show groundwater to be perched on bedrock, hardpan, or an
. ermeable soil layer;

S. The intercept drain extends froin ground surface into bedrock, hardpan, or the
impermeable soil layer.

In no case shall the previous section of an intercept drain be located less than
1S feet upgradient or SO feet laterally from any septic tank or leachfield, or 25
feet from any property line.

Where all of the above conditions,cannot be met, detailed engineering plans must be
supplied or actual performance of the intercept drain demonstrated prior to approval.

Wisconsin Mounds

The North Coast Regional Water Quality Control Board prohibits the use of Wisconsin
Mounds as grounds for approval of now Land Division. No Land Division is to be approvt
on the basis of the use of a Wisconsin Mound. (As of August 1981 Revision).

AS -2 1.
6-8-83*

LAND DEVELOPMENT CRITERIA

Lot Size

The determination of ultimate lot size in any particular area-depends upon many
factors, including sewage disposal area (depends upon soil percolation): building
area, drainage area, slope and water availability. The folloi4ing charts show lot
sizes which are sized according to average conditions, and will be recommended by
the Division of Environmental Health. If the developer wishe@ to propose smaller
i.ot sizes where he feels that soil and-water conditions are better than. average, he
may do so provided additional testing and documentation can be presented which justifie2
s.maller lots. E.g., proof of water on each parcel will eliminite the w;a,@ter availability
questions.

The followina lot sizes are,recommended:

A. Public Water:System, Individual Sewage Disposal Systems

'Slope Lot Size
1 - 12,000 ft 2
1
.3 - S% 15,000 ft 2
.5 - 8% 18,000 ft
.8 - 1000. 20,000 ft
over 10% 24,000 ft@

B. Individual Water a-Aid Sewage Disposal Systems

Average Slope Lot Size

50% or greater .40 acres
30 - SO% 20 acres
20 - 30% 10 acres
10 - 20% Sacres 2
up to 10% 40,000 ft.

In addition, the following recommendations are made:
2 acres - Noyo Soil Series
5 acres - Blacklock Soil Series

Lots that do not meet the above recommendations will, at a minimum, be required to
show water on each lot or parcel.

Buildable Area

On all parcels, especially larger parcels of one (1) acre Or more, a "building area"
meeting the requirements of Table A above must be shown.

Drainage ways, utility easements, front and sideyard setbacks, slopes, soil per-meabilityP
and other factors may affect the buildable area required.

Other Design Criteria

For other design criteria, -refer to the North Coast Basin Plan Requirements.

A6-22

@6-8,783..

22.12.ulO LAND USAGE 22.12.020
22.12.020 LAND USAGE 22. 12.030
CHAPTER 22.12 NATIVE AMERICAN
ARCHEOLOGICAL SITES.
provided, however, that a project for which an environmental impact report
DIVISION I GENERAL would be required except for the issuance of a nee ative declaration shall be C
deemed a CEQA *project for the--pufpose- of requiring the. preparation. of an
Sec. 22.12.010 Purpose and Findings. -archeoloizical element if the ArcheoloSicat Commission has determined that
the project mav have a siimificant effect on archeolovical resources and has
objected in wniting to the negative declaration within_xk time provided by
The Board of Supervisors of the County of Mendocino hereby finds and law for members of the public to respond to the finding of a negative -de clara-
declares that there exist in the County of Mendocino areas of great impor- tion that a proposed project will not have a significant effect on the enfiron- r
tance for the study of the past of the native Indian of California, hereinafter ment. 'CEQA project' shall not mean a timber harvesting plan adopted pur-
' said areas hereinafter referred to as 'Native
referred to as 'Native American, suant to the Z'berg-Negedly Forest Practice Act of 197i (Public Resources
American archeological sites,' and that such sites are unique, irreplaceable Code, commencingo@ith Sec'tion 4511) nor any timber harvesting authorized
phenomena of significance in the history of the County and in the under- by @uch.plan. (Ord. No. 1.68.1 -, ado.pied- 1-976.) ri
standing of the cultural heritage of our land and of all humankind; that the .. . ... :3
character of such sites has attracted and can attract visitors and scientific (D) Public Lands. 'Public lands' shall mean lands owned by, leased IN
interest to the County, thereby augmenting the economy and general welfare by, or otherwise under the jurisdiction of, the state, or any city, county, r%
district, authority, or public corporation, or any agency thereof. (Ord. No.
of the County and its residents; that such sites constitute a precious archeo- 168 1, adopted 1976.)
logical, paleontological, paleoecological, and historical heritage which is fast
disappearing as a result of public and private land development and other (E) Interment. 'Interment' shall mean the disposition of human
undertakings of land modification, and as a result of excessive and uncon- remains bv inurement, entombment, or burial. (Ord. No. 1681, adopted
troHed excavations for Native American artifacts-, that the total efforts of 1976.)
government to preserve and salvage these sites and resources is fragmented (F) Human Remains. 'Human remains' shall mean the body of a
and uncoordinated; that the preservation and enhancement of these sites is deceased -human being -and shall- -include - the - body -in - any stage of- decom- ri
essential to the economic and cultural life of the County; and that, in order to position, including one or more bones only. (Ord. No. 1681, adopted 1976.)
promote the public welfare, it is necessary to provide regulations for the pro- (G) Burial. 'Burial' shall mean the placement of human remains in a
tection, enhancement, and perpetuation of such sites. (Ord. No. 1681, grave inside or outside a burial park- (Ord. No. 1681, adopted 1976.) 0
adopted '1976.) ;%
(H) Knowingly. 'Knowingly' shaR mean and import only a know-
Sec. 22.12.020 Definitions-. Jedge that the facts exist which bring the act or omission within the provisions :r
Of this- Chapter 'and 'do e-s- no- t requArie any knowledge of'the unlawfulhess'of :Z
For purposes of this chapter, the following definitions shall apply: such act or omission. A person who disturbs, excavates, or causes to be
disturbed or excavated a Native -American archeological site shall be deemed
(A) Native American Archeological Site. A'Native American archeo- to have done so 'Knowingly' if he actually knows, observes on the site, would C
logical site' shall mean any mound, cave, midden, place of settlement, burial as a reasonable person know, or has brought to his attention, the following:
ground, ceremonial ground, rytine, trail, rock art, or other feature or location That the site contains or is likely to contain evidence of the presence oca C
which in fact contains the human or cultural remains or artifacts of native :Native American archeological site, including artifacts. flakes of stone, fire- r
California Indians in existance prior to the year 1876. Whenever in this Chap- fractured rocks, bones,discoloured soil, paintings or carvings on rock surfaces, C
ter reference is made to one hundred (100) years of age, such date shall be G
mounds, and caves. (Ord. No. 1681, adopted 1976.)
calculated from the effective date of this Chapter, to wit, 1976. Whenever C,
the word 'site' or the phrase 'archeological site' is used in this chapter, it Sec. 22.12.030 Archeological Commission @t
shall be deemed to mean a Native American archeological site. (Ord. No. r
1-681, adopted 1976.) (A) Ilere is hereby established the Mendocino County Archeological
Commission, hereinafter referred to as 'Commission.' The Commission shall
(B) Person. 'Person' shall mean any individual, firm, corporation, consist of seven (7) regular members and one (1) alternate member, each
partnership, joint venture, association, society, fraternal organization, trust, P
concert of interest, conspiracy, or any other group or combination acting member to serve without compensation except for travel and other out-of- (.0
as a unit. (Ord. No. 1681, adopted 1976.) pocket costs. The County Administrative Officer or a representative
designated by him shall serve as the executive officer of the Commission. The
(C) CEQA Project. 'CEQA project' shall mean any project for which Board of Supervisors shall appoint the following persons to the Commission:
00 an environmental impact report is req'uired by the Califoxiia Environmental (1) The Director of the Iviendocino County Museum. (Ord. No..,
I Quality Act (Public Resources Code, commencing with Section 21000), by
00 168 1,- adopted - 1976-- a@ 'amended by Ord -No -18'50,-adopted
the State EIR Guidelines, or by County regulations adopted pursuant thereto; 1977, as amended b; Ord. No. 3221, adopted 1978.)

22.12.030 LAND USAGE 22.12.030 22. 12. 0 3 0 LAND USAGE 22. 11040

(2) A Native American who is a resident of the County of 1976, as amended by Ord. No. 1850. adopted 1977, as amended by Ord. No.
,Mendocino and has an interest in the knowledge of the protec- 3221, adopted 1978.)
tion of Native American archeolocical sites. (Ord. No. 1681. (D) The Commission may appoint or designate representatives to act
adopted 1976, as amended by Ord. No. 1850, adopted 19-17, as in the name of the Commission 'whenever such representatives are authorized
amended by Ord. No. 3122 1, adopted 1978.) to act by the provisions of this Chapter. Each such representative shall be
(3) The Chief Planner of Mendocino County. (Ord. No. 1681, subject to removal by the Board of Supervis .ors upon good cause shown.
adopted 1976, as amended by Ord. No. 18507, adopted 1977, as (Ord. No. 168 1, adopted 1976, as amended by Ord. No. 322 1, adopted 1978.)-
amended by Ord. No. 3221, adopted t978.) (E) Appeals from the action of the Archeological Commission may be
(4) A qualified, professional archeologist as determined by the made only to the Board of Su pervisors. Appeals must be riled with the der k
standards set by appropriate professional societies, if such pe*rson of the Board within thirty (30) days of the action. (Ord. No. 3"" 1. adopted
is not available', the Board of Supervisors may appoint, in lieu 1978.)
thereof, a person having professional training in the field of ar-
@heology. (Ord. No. 1691, ad,3pted 1976, as amended by Ord. DIVISION It EXCAVATION REGULATIONS
No. 1850, adopted 1977, as amended by Ord. No. 322 1 ., aaopted
1978.) Sec. 22.12.040 Projects requiring permits.
(5) Three (3) representatives of a Native American Tribe, coun- (A) Any" person who proposes to, or in fact does, excavate or disturb.
cil, or group in Mendocino County, one of which shall be desig-
a earth, either during the course of a CEQA project, or on public lands, or for
nated by the Board as an 'alternate member', to serve when a archeological purposes, shall first obtain an excavation permit as provided for--
regular Native American at-large representative -is unable for any by this Chapter. (Ord. No. 1681, adopted 19716, as amended by Ord. No.
reason to attend or participate in Commission proceedings. (Ord. 3221 adopted-1987.)- -
No. 168 1, adopted 1976, as amended by Ord. No. 1850, adopted ?
1977, as amended by Ord. No. 322 1, adopted 1978.) '(B) It shall be unlawful. prohibited, and a inisclemeanor for any of the
(6) A representative of an industry such as timber, cattle, sheep, following persons knowingly to disturb, or cause to be disturbed, in any
fashion whatsoever, or EO excavate or cause to be excavated, to any extent
or other type likely to be affected by this Chapter. (Ord. No. whatsoever, any Native American archeological site unless done in strict com-
N) 1681, adopted 1976, as amended by Ord. No. 1860. adopted phance with an excavation permit which has been issued in advance by the.-
1977, as amended by Ord. No. 3221, adopted 1978) Archeological Commission:
(B) The Commission shall consult with, and keep advised, the (1) A -person whose disturbance or excavation occurs during
Mendocino County Sheri ff-Corone-r and the Mendocino County Superintend- the course of CEQA project. (Ord. No. 1681, adopted 1976,
ent of Schools. The Commission shall make all rules and regulations neces- as amended by Ord. No. 3221. adopted 1978.)
sary or convenient for carrying out its duties and powers under this Chapter.
Such rules and regulations shall, within six (6) months after the effective (2) A person engaged in such disturbance or excavation for
date of this Chapter, inClUde a standard for determining whether or not a archeological purposes oy'as part of an archeological project,
Native American archeological site is one of 'archeological significance.' Any (Ord. No. - 1681, adopted 1976, as amended by Ord. No. 3221,
person aggrieved may appeal from the adoption of any rule or regulation by adopted 1978.)
filing, within thirty (30) days thereafter, a letter with the Clerk of the Board (3) A person engaged in such disturbance or excavation on
of Supervisors specifying the rule or regulation appealed from and the grounds public lands. (Ord. No. 1681, adopted 1976i as amended by
for appeal; no rule or regulation shall go into effect until the lapse of thirty Ord. No. 3221, adopted 1978.)
(30) days or, if hppealed, upon approval by the Board of Supervisors. The
Board of Supervisors may appoint an alternate for each member of the (C) Any act committed unde r 'the- a- u- th-or'i't'y' of -an' -excavation permit
Commission, such alternate to represent the same interest or organization as issued hereunder shall be in accordance with its terms and conditions,
the respective member. Unless otherwise required, all actions of the Commis- including those pertaining to removal of artifacts of human remains. (Ord.
sion shall require an affirmative vote of four (4) members. A decision of the No. 1681, adopted 1976, as amended by Ord. No. 3221, adopted 1978.)
Commission may be made by telephone or othet verbal. agreement if there is (D) It shall be unlawful, prohibited, and a misdemeanor -for- any
insufficient time for a meeting to be called; any decision so made shaU be person to proceed under any excavation permit in a manner which consti-
deemed effectiye unless the Commission fails to ratify the same at a regular tutes a material variance from the terms of the permit or any representation
M or special meeting within thirty (30) days thereafter. (Ord. No. 168 1, adopted in the application for said permit. In the event of such variance or violation,
1 1976, as amended by Ord. No. 3221, adopted 1978.) the oermit mav be cancelled fhrth@vith hv fhe ArrhPiAnoirni rnmmic'Zinn n,
(C) All members of (he Commission except for the Director of the upo@ their reierral,_b_`y__ thi-e-B-o-ar-d- of Supervisors. (Ord.- No.- -1681, adopted- -
00 Mendocino County Museum and the Chief Planner of Mendocino County 1976, as amended by Ord. No. 3221, adopted 1978.)
shall be appointed for a term of two (2) years. At the first regular meeting
follovv;-,z January I of each year the Commission members shall elect from

22.12.040 LAND USAGE 22.12.050 22.12.050 LAND USAGE 22. 12. 0 5 0
(E) Any person who encounters an unanticipated archeolo2ical site (B) Upon being notified or otherwise becoming aware of the dis-.
T
covery of any evidence of a Native American archeolooical site. the Sheriff-
during the Course of construction or excavation activities for which an exca- Z,
vation permit has been issued pursuant to this section shall halt. and order to Coroner shall forthwith notify the Executive Office,- of the Archeolo-iical
be halted, all further work in the area within two hundred (200) feet of the Commission and whatever designated representative; of the Coinmissio-n fie
discovery and shall not resume work in the area until he has followed the deems appropriate. The Commission shall arrange for an on-site inspection of
same procedures as are required of a person making a discovery under Section the area of discovery by one or more of its representatives within seventy-
two (72) hours'of the time of such notification of the Sheriff-Coroner. The
22.12.050 of this Chapter. The Archeological Commission shall, in such case Commission shall give notice of the time of the on-site inspection to the
follow the same procedure as required of it in Section 22.12.050 of this owner, or other person who made notification of the-discov'erv,- who-shill-,
Chapter. (Ord. No. 1681, adopted 1976, as amended by Ord. No. 32:1,
adopted 1978.) be entitled to accompany the Commission representatives at all times on the
property in question. the purpose of the inspection shall be to determine
(F) Excavations or earth disturbance on public lands for utility pur- whether the site is one of archeological significance. In the event that such
poses only shall be exempt from this section and from the requirement of inspection does not take place within such seventy-two (72) hour period
obtaining an excavation permit. (Ord. No. 1681, adopted 1976. as amended and the Commission has not, within such time, issued an order to cease and
by Ord. No. 3221, adopted 1978.) desist for a longer period of time,. the-excavation and disturbance of 'the site
( G.) Excavations or earth disturbances on public lands conducted ot- may be resumed; provided. however, that if a human remain was discovered.
approved by the County of Mendocino or other governmental entities which no further excavation or disturbance of the site may take place until specifi-
do not consititute a CEOA project, as defined in this Chapter, shall be exempt cally authorized by the Sheriff-Coroner.
from this section and from the requirement of obtaining an"excavation permit. (C) If the Commission determines that the site of the discovery is
(Ord. No. 1712, adopted 1976, as amended by Ord. No. 322 1. adoptett 197&) one of archeolovical sianificance. it shall, within seventy-two (72) hours of
being notified olf the d1scovery, notify the person making the discovery of
Sec. 22.12.050 Discoveries Generally such determination. the apparent boundaries of the site. and its specific
recommendations for the preservation of the site from destructive disturbance
or excavation; and Elie Commission shall issue an order to cease and desist
(A) Any person who. at any time in the preparation for Or Process Of
from all further excavation or disturbance of the site for a specified period of
excavating or otherwise disturbing earth. discovers any human remains of any time not to exceed thirty (30) days; p rovide d,. however, that the period may
age, or any artifact or other evidence of a Native American archeoloeical by extended up to forty-five (45) additional days by minute order of the
site which reasonable appears to ixceed one hundred (100) years of age, iliall Board of Supervisors. In issuing such a cease and desist order, the Commission
take all of the following actions: shall take into account both the need for preserving Elie site and the need for
(1) Cease and desist from all further excavations and distur- avoiding unnecessary financial hardships to any person engaged in construc-
bances within two hundred (200) feet of the discovery. (Ord. No. tion work on the site. The cease and desist order shall be subject to whatever
1681, adopted 1976, as amended by Ord. No. 3221, adopted conditions the Commission determines will promote the purposes of this
1978.) Chapter. During the period such ceasi and desist order is in effect, the site
(2) Arrange for staking completely around the U-N Of dis- shall- be -open to @ physical- -inspection, photographing, supervised excavation,- -
covery by visible stakes no more than ten (10) feet apart, form- study, and all other reasonable related activities by any person duly authorized
ing a circle having a radius of no less than one hundred (100) by the Commission or by the Sheriff-Coroner. The landowner. or the,person
feet from the point of discoverv; provided, however, that such making the original. notification of discovery, shall be kept advised of the
times at which any such duly authorized person is on the site and shall be
staking need not take place on adjoining property whose owner I
or person in possession does not authorize such staking thereon. given the opportunity to accompany any person while on the site. (Ord.
No. t681.- adopted 1976, as amended by Ord. No. 3121,. adopted 1978.)
in which case the boundary line within such circle shall be staked. . - - - @ - - -- - I - - .. . 7
(Ord. No. 1681, adopted 1976, as amended by Ord. No. 3221, (D) The Archeological Commission shall, for the purpose of giving or
adopted 1978.) receiving notifications under this Chapter, designate as its representatives one
(3) Make notification of the discovery t& the Sheriff-Coroner. or more residents of each Siiperviso'ri@l dist'rict having expertise or experience
(Ord. No. 168 1, adopted 1976, as amended by Ord. No. 322 1. in the evaluation of Native American archeological sites. A list of such
adopted 1978.) representatives and their telephone numbers shall be provided to. and kept
available with, Elie office of the Dispatcher Unit of the Sheriff-Coroner. (C@d.
(4) Grant any duly authorized representative of the Commission No. 1681, adopted 1976, as amended by Ord. No. 3221, adopted 1078.)
00 or the Sherif@-Coroner permission to enter onto the lands of the
I
00 discovery which are under the jurisdiction of the person making
the discovery and to take all actions consistent with this Chapter
and otherwise permitted by law. (Ord. No. 1681, adopted 19716,
as amended by Ord. No. 32-21. adopted 1978.)

222. 12. 0 5 0 LAND USAGE 22.12.060 22.12.060 LAND USAGE 22.12.060
(E) It shall be unlawful. prohibited. and a misdemeanor for any within the custody of the Sheriff-Coroner under the laws of the State of
California. If (lie Sheriff-Coroner determines he does have jurisdiction. lie
person knowingly to disturb. or cause to be disturbed. in any fashio" what- shall take such remains into his custody or make such other order as will
soever, or to excavate. or cause to be excavated, to anv extent whatsoever, a
Native American archeological site without complying .with the provisions of insure the preservation of such remains. The Sheriff-Coroner may designate
this section. (Ord. No. 1681, adopted 1976, as amended by Ord. No. 322- 1, any Native Americans who are affiliated with recognized tribes or councils..
adopted 1978.) and who have been specifically authorized by the Commission for such pur-
pose, to reinter such remains in their own burial grounds or to otherwise act
(F) It shall be unlawful, prohibited, and a misdemeanor for any as his agent in the removal, storage, and preservation of such remains. (Ord.
person knowingly to disturb, or cause to be disturbed, in any fashion what- No. 1681, adopted 1976.- )
soever, or to excavate, or cause to be excavated, to any extent whatsoever, (E) All human remains of any age discovered as part of a Native
any Native American archeological site (1) in violation of any order to cease American archeological site shall be subject to the jurisdiction and custody
and desist issued pursuant to this section or (2) during the sevenn,-two of the Sheriff-Coro-ner, who may designate the Archeological Commission to
(72) hour period commencing from the time of the required notlAcation of take such human remains into custody for scientific analysis and reiriterment.
discovery. (Ord. No. 168 1, adopted 1976, as amended by Ord. No. 321_2 1. to the extent no Native American, or tribe or council of Native Americans,
adopted 1978.) has a legal claim thereto. The owner or other person claiming lawful title to
(G) The owner. or other person in lawful possession. of land. on or possession of the land on which such human remains are @ound shall not.
which a discovery of a Native American archeological site has been made by that fact alone, be entitled to keep or possess such remains. The Sheriff---
shall grant a license for entry thereon by every person authorized by the Coroner and the Commission may submit human remains in their respective
Archeological Commission or Sheriff-Coronet. University of California or other similar recognized institution
(Ord. No. 1691, adopted custody EQ the
1`976, as amended by Ord. No. 3221, adopted 1978.) for scientific analysis before reinterment. (Ord. No. 1681, adopted 1976.)
Sec. 22.12.060 Discoveries of Human Remains. (F) It shall be unlawful, prohibited, and a misdemeanor for anv
person to mutilate, disinter. or remove from the place of interment an'Y
human remains without first obtaining the approval of the Sheriff-Coroner
(A) The provisions of this section shall apply in addition to the pro-
visions of Section 22.12.050 of this Chapter whenever any human remains and all other permits required by the California Health and Safety Code and
are discovered. (Ord. No. 1681, adopted 1976.) this Chapter and Without first notifying in writing the Archeological Com--
rnission. (Ord. No. 168 1, adopted 1976.)
(B) Any person who, while excavation or otherwise disturbing earth,
discovers any bones or other human remains, whether or not as part of a
Native American archeological" site, shall immediately cease and desist from
all further excavation and disturbahce and shall immediately telephone or
otherwise notify the Sheriff-Coroner of Mendocino County. If a Native
American archeological site is involved, the Sheriff-Coroner shall thereupon
notify a designatei representative of the Mendocino County Archeological
Commission 6 the particular geographical area involved. (Ord. No. 1681.
adopted 1976.)
(C) It shall be unlawful, prohibited, and a misdemeanor for any
person not specifically authorized by the Archeological Commission or its
designated representative to do so, to excavate or otherwise disturb any such
area of discovery within one hundred (100) feet of the point of discovery
until the lapse of thirty (30) days or written approval of the Commission,
whichever occurs first. The Commission may extend the period of thirty
(30) days by written order, in which c= all persons having actual notice
thereof shall be prohibited from any further excavation or disturbance within
such 100-foot area- (Ord. No. 1681, adopted 1976.)
(D) The Sheriff-CoroneT and the Commission representative shall
0) make, and are authorized to enter onto the lands where the discovery was
I made to make. an on-site inspection, for the purpose of deterimining ""
I I - ti)
Co wheth@r such human remains are less than one hundred (100) years old and
I
00 (2) whether they are the result of any criminal or other act bringing such

APPENDIX 8 - CALIFORNIA COASTAL COMMISSION STATEWIDE INTERPRETIYE GUIDELINES (5-5-81)

APPENDIX 0. TECHNICAL CRITERIA FOR; IDENTIFYING AND 'MAPPING WETLANDS AND OTHER
WET MIMROMENTALLY SENSITIVE HA.BITAT AREAS

The:puirpose of this discussion is to provide gu@dance in the practical ap-
plicati6n of the definition of "wetiand" contained In the Coastal Act. The
Coastal:Act definition of "wetland" is set forth in,Section 30121 of t@he Act which
states:

SEC. 30121

"Wetland" means lands within the:ccastal zone which
may be covered periodically or permanently with
shallow water and include salt-dater marshes,
freshwater marshes, open or closed brackish water
marshes, swamps, mudflats, and fens.

This is t1he definition upon which the Commission relies to identify
"wetlands." The definition refers to lands which may be periodically or
permanently covered with shallow water :However, due to highly variable
environmental conditions along the lengi--h of the'California coast, wetlands may
include a variety of different types of habitat Areas. For this reason, some,
wetlands may not be readily identifiable by simple means. In such cases, the.
Commission will also rely on the presence of hydrophytes and/or the presence of
hydric soils. The rationale for this in general,is that wetlands are lands where
saturatlon with water is the dominant factor determining the nature of sail ;
development and the types of plant and animal communities living in the soil and
on its surface. For this reason, the single feature that most wetlands share is
soil or substrate that is at least periodically saturated with or covered by
water, and this is,the feature used to describe wetlands in the Coastal Act. The
water creates severe physiological problems for all plants and animals except
those that are adapted for life in water or in saturated soil, and therefore only
plants adapted to these wet conditions (hydrophytes) could thrive in these wet
(hydric) soils. Thus, the presence or absence of hydrophytes and hydric soils
make excellent physical parameters upon which to judge the existence of wetland
habitat areas for the purposes of the Coastal Act, but they are not the sole
criteria. In so-a cases, proper identification of wetlands will require the
skills of a qualified professional.

The United States Pish and WilAli e Service has officially adapted a wetland
classification system* which defines and classifies wetland habitats in these
terms. Contained in the classification system are specific biological criteria
for identifying wetlands and establishing their upland limits. Since the wetland
definition used in the classification system is based upon a feature identical to
that contained in the Coastal Act definitions, i.e., soil or substrate that is at
least periodically saturated or covered by water, the Commission will use the

Classification of Wetlands and Deep-Water Habitats of the United States." By
Lewis X. Cowardin, et al, United States Department of the Interior, Fish and
Wildlife Service, December 1979.

A8-1

6-8-83

classification system as a cuide in wetland identification. Applying the same siet
of biological criteria consistently should help avoid confusion and assure
certainty in the regulatory process. This appendix discusses the adapation of
this classification system to the Coastal Act definition of "wetland" and other
terms used in the Act, and will form the basis of the Commission's review of
proposals to dike, fill or dredge wetlands, estuaries or other wet habitat areas.

1. U.S. Fish and Wildlife Classification System: Upland/Wetland/Deep-water
Habitat Distinction

The United States Fish and Wildlife Service.classification is hierarchical,
progressing from systems and subsystems, at the most general levels, to classes,
subclasses, and dominance types. The term "system" refers here to a complex of
wetland and deep-water habitats that share the influence of one or more dominant.
hydrologic, geamorphologic, chemical, or bioloiitcal factors.

The Service orovides general definitions of wetland and deep-water habitat and
designates the boundary between wetland and deep-water habitat and the upland
limit of a wetland. The following are the Services' definitions of wetland and
deen-water habitats:

A. Wetlands

"Wetlands are lands transitional between ter-
restrial and aquatic systems where the water
table is usually at or near the surface or the land
is covered by shallow water. For purposes of
this classification, wetlands =st have one or more
of the following three attributes: (1) at
least periodically, the land supports
predominantly hydrophytes; (2) t-he substrate is
predominantly undrained hydric sail; and (3) the
substrate is nonsoll and is saturated with water or
covered by shallow water at some tim during the
growing season of each year.

wetlands as defined here include lands that are
identified under other categories in some
land-use classifications. For example,
wetlands and farmlands are not necessarily ex-
clusive. Many areas that we define as wetlands
are farmed during dry periods, but If they are
not tilled or planted to crops, a practice that
destroys the natural vegetation, they will support
hydrophytes.

For the purposes of Identifying wetlands using the technical criteria con-
talzed in this guideline, one 3' mited exception will be made. That is, drainage
ditches as defined herein will not be considered wetlands under the Coastal Act.
A drainage ditch shall be defined as a narrow (usually less t-han 5-feet wide),
manmade nont-4dal ditch excavated from dry land.

A8-2

6-8-83

Drained hydric soils that are now incapable
of supporting hydrophytes because of a
change in water regime are not considered
wetlands by our definition. These drained
hydric soils furnish a valuable record of
historic wetlands, as well as an indication
of areas that may be suitable for restora-
tion.

The upland limit of wetland is designated as
(1) the boundary between land with
predominantly mesophytic cover and land
with predominantly mesophytic, or xerophytic
cover; (2) the boundary between soil that is
predominantly hydric and soil that is
predominantly nonhydric; or (3) in the case
of wetlands without vegetation or soil, the
boundary between land that is flooded-or
saturated at Some time each year and land
that is not.

Wetlands should be identified and mapped only after a site survey by a
qualified botanist, ecologist, or a soil scientist (See section III.B.of the
guideline for a list of required information)*.

B. Deepwater Habitats

"Deepwater habitats are permanently flooded
lands lying below the deepwater boundary of
wetlands. Deepwater habitats
include environments where surface water
is permanent and often deep, so that
water,rather than air, is the principal
medium within which the dominant organi ms
live, whether or not they are attached to
the substrate. As in wetlands, the
dominant plants are hydrophytes; however,
the substrates are considered nonsoil
because the-water is too deep to support
emergent vegetation (U. S. Soil
Conservation Service, Soil Survey Staff
1975)."

Further details regarding the standards and criteria for mapping wetlands
using the Service's classification system may be found in the following, "Mapping
Conventions of the National Wetland Inventory," (undated), published by the
U.S.F.W.S. The document may be obtained from the U.S.F.W.S., Regional Wetland
Coordinator, Region 1, Portland, Oregon.

A8-3

6-8-83

"The boundary between wetland and deep-water
habitat in the Marine and Estuar4 ne Systems
(i.e., areas subject to tidal influence)
coincides witlh@the elevation of the extreme
low-water of spring tide (ELWS); permanently
flooded areas are considered deep-water
habitats in these systems. The boundary
between wetland and deep-water habitat in
the Riverine, Lacustrine and Palustrine
Systems lies at a depth of 2m (6.6 ft.)
below low-water; however, if emergents,
shrubs or trees grow beyond this depth at
any tim , their deep-water edge is the
boundary."

Wetland/Estuary/Open Coastal water Distinction

For the purposes of mapping "wet-lands" under the Coastal Act's definition of
wetlands,'and of mapping the other wet environmentally sensitive habitat areas
referred to in the Act, including mestuaries," "streams," "riparian habitats,"
"lakes" and "open coastal water," certain adapations of this classification system
will be made. The following is a discussion of these adantations.

"Wetland," as defined in Section 30121 of the Coastal Act, refers to land
covered by "shallow water,* and the examples given in this section include fresh,
salt and brackish water marshes, mudflats and fens. A distinction between "wet-
land" and the other habitat areas in the Act, for example, "estuary," must be made
because the Act's policies apply differently to these areas, and because the Act
does not define some of these terms (such as "estuary"). A reasonable distinc-
tion can be made between 'wetland" and "estuary" on the basis of an interpretation
of the phrase "shallow water." Using the service's classification system, "shallow
water" would be water that is above the boundary of deep-water habitat, which
would be the line of extreme low-water of spring tide * for areas subject to
tidal influence and 2 meters for non-tidal areas. Therefore, wetland begins at
extreme low-water of spring tide and "estuary" or "open coastal water" is anything
deeper. The Coastal Act definition of "wetlandsa would include the wetland areas
of Estuarine, Palustrine, and Lacustrine ecological systems defined by the Fish
and Wildlife classification system.

While the Service's classification system uses "extxeme low-water of
spring tidem as the datum to distinguish between "shallow-water" and "deerz-water
habitat," such datum is not readily available for the California coast.
Therefore, the lowest historic tide recorded on the nearest available tidal bench
mark established by the U. S. National Ocean Survey should be used as the datum.

Data for such bench marks are published separately for each station in
loos&-leaf form by the National Ocean Survey, Tideland Water Levels, Oat-am and
Znformation Branch, (C23), ".Riverdale, M 20840. These compilations include the
description of all bench marks at each tide station (for ready identification an
the ground), and their elevations above the basic hydrographic or chart datum for
the area, which is mean lower low-water on the Pacific coast. The date and length
of the tidal series on which the bench-mark elevations are based are also given.

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6-8-83

For the purposes of @ the Coas:tal Act, an "4stuary" is a coastal water body usu-
ally semi-enclosed by land, but:which has open, Partially obstructed, or
intermittent exchange with the open ocean and:in,which ocean water is at least
occassionally diluted by fresh @;ater runoff from:the land. The salinity may be
periodically in@_-reased 'above th:at of the open 'ocean' by evaporation.

"Open coastal water".or "c6astal water" as used-in the Act refers to the open
ocean overlying:the continental:shelf and its 'as'sociated coastline with extensive
wave action. Salinities exceed'30 parts per thousand with little or no dilution
except opposite@mouths of estuaries.

111.1 Wetland/Riparian Area Distinction

For the purpose of interpreting C oastal A# policies, another important dis-
tinction is between "wetland" and "riparian habitat." While the Service's clas-
sification system includes riparian areas as a .kind of wetland, the intent of the
Coastal Act was to distinguish these two.areas,. ."Riparian habitat" in the Coastal
Act refers to riparian vegetation and the animal species that require or utilize
these plants. The geographic extent of a riparian habitat would be the extent of
the riparian vegetation. As used in the'Coastal Act-, "riparian habitat" would
include the "wetland" areas associated with Palustrine ecological systems as
defined by the Fish and Wildlife Service classication system.

Unfortunately, a complete and universally acceptable definition of riparian
vegetation has not yet been developed, so determining the geographic extent of
such vegetation is rather difficult. The special case of determining consistent
boundaries of riparian vegetation along watercourses throughout.California is
particularly difficult. In Southern California these boundaries are usually ob-
vious; the riparian vegetation grows immediately adjacent to watercourses and only
extends a short distance away from the watercourse. In Northern California, how-
ever,the boundaries are much less distinct; vegetation that occurs alongside a
stream may also be found on hillsides and far away from a watercourse.

For the purposes of this guideline, riparian vegetation is defined as that
association of plant species which grows a@jacent to freshwater-watercourses,
including perennial and intermittent streams,,Iakes, and other freshwater bodies.
Riparian plant species and wetland plant species either require or tolerate a
higher level of soil moisture than dryer upland vegetation, and are therefore
generally considered hydrophytic. However, riparian vegetation may be
distinguished from wetland-vegetation by the different kinds of plant species. At
the end of this appendix, lists are provided of some wetland hydrophytes and
riparian. hydrophytes. These lists are partial, but give a general indication,of
the representative plant species in these habitat areas and should be sufficient
to generally distinguish between the two types of plant communities.

The upland limit of a riparian habitat, as with the upland limit of vegetated
wetlands, is determined by the extent of, vegetative cover. The upland limit of
riparian habitat is where riparian hydrophytes are no longer predominant.

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6-8-83

As with'wetlands, riparian habitats should be, identified and mapped only after
a site survey by a qualified botanist, freshwater,ecologist, or soil s'cientist.*
(See pp'. 6-9 of the guideline@for a list oil information which may be required of
the aop,,,Iicant).

IV. Veinal Pools

Sen;@te Bill No.'1699 (Wilson) was approved by the Governor on September 13,
1980 and the Bill added Section 30607.5 to the Public Resources Code to read:

30601.3. Within the City of San Diego, the commission shall not impose
or adopt'any-requirements in conflict with the provisions of the plan
for the protection of vernal pools approved and adopted by the City of
San Diego on.June 17, 1980,-fol-lowing consultation with state and
Lederal agencies, and approved 'and adopted by the United States Army
Corps of Engineers in coordinat ion with the United States Fish and
Wildli f e. Service.

The Commission shall adhere@to Section 30607.3 Of the Public Resources Code in all
permit and planning matters involving vernal pools within the City of San Diego.

All vernal pools located within the city of San Diego in the coastal zone are
depicted,on a map attached as Exhibit I to a letter from Commission staff to Mr.
James Gleason, City of San Diego (4/29/80). While "vernal pool" is a poorly
defined regional term, all information available to the Commission suggests that
all vernal pools in the coastal zone are located in the City of San Di;go. it is
important to point out, however, that vernal pools are distinct from vernal ponds
and vernal lakes, which exist in other parts oil the coastal zone (e.g. Oso Flaco
Lakes in San Luis Obispo County). The Commission generally considers these
habitat areas to be wetlards for the purposes of the Coastal Act, and therefore
all applicable sections of the Coastal Act will be applied to these areas.

Identification of riparian habitat areas in Northern California presents
peculiar difficulties. While in Southern California riparian vetetation generally
occurs in a narrow band along streams and rivers, along the major rivers in
Northern California'it may be found in broad floodplains, abandoned river channels
and the bottoms adjacent to the channels. In forested areas, the overstory of,
riparian vegetation may remain similar to the adjacent forest but the understory
may contain a variety of plant species adapted to moist or wet substrates. For
example, salmonberry, bayberry, willow, twinberry and lady fern, may all be more
common in the understory of riparian habitat areas than in other types of forest
habitat areas.

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6-8-83

V. Representative Plant Species in wetlands and Riparian Habitat Areas

This is a list of "representative" species that can be expected to be found in
the various habitat areas indicated. Not All of them will be found in all areas
of the State, and there are numerous others: that could be included., However, this
'list should suffice to generally distinguish between these types of plant
communities.

A. Salt Marsh

Pickleweed (Salicornia virgica)
Glasswort (S. subterminalis)
Saltgrass (Distichlis spicata)
Cordgrass (Spartina foliosa)
Jaumea (jaumea carnosa)
Saltwort (Batis maritima)
Alkali heath (Frankenia grandifolia)
Salt cedar (Monanthochloe littoralis)
Arrow grass (Triglochia maritimum)
Sea-blite (Suaeda caliornica var pubescens)
Marsh rosemary (Limonium californicum var mexicanum)
Gum plant (Grindelia stricta)
Salt Marsh fleabane (Pluchea purpurescens)

B. Freshwater Marsh

Cattails (Typha spp.)
Bulrushes (Scirus spp.)
Sedges (Carex spp.)
Rushes (Juncus spp.)
Spikerus (Heleochais palustris)
Pondweeds (Potamogeton spp.)
Smartweeds; Polygonum
Water lilies (Nuphar spp.)
Buttercup (Ranunculus aquatilis)
Water-cress (Nasturtium officinale)
Bur-reed (Sparganium eurycarpum)
Water parsley (Venanthe sarmentosa)
Naiads (Na

C. Brackish Marsh

Alkali bulrush (Scirpus robustus)
lush (juncus balticus)
Brass buttons (Cotula coronopifolia)
Fat-hen (Atriplex patula var hastata)
Olney's bulrush (Scirpus olneyi)
Common tule (Scirpus acutus)
Common reed (Phragmites communis)

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6-8-83

D. Riparian

willows (Salix spp.)
Cottonwoods (Populus spp.)
Red alder (Alnus rubra)
Box elder (Acer negundo)
Sycamore (Platanus racemosa)
Blackberry (Rubus Vitifolia)
So. Black walnut (Juglans californica) (So. Calif.)
California Bay (Umbelularia californicum) (So. Calif.)
Bracken fern(Pteris aguilinum) (Cen. Calif.)
Current (Ribes spp.)
Twinberry (Lonicera involucrata) (No. Calif.)
Lady fern (Athyrium felix-temina)
Salmonberry (No. Calif.)
Bayberry (No. Calif.)

E. Vernal Pools,

Downingia (Downingia sp.)
Meadow-foxtail (Alopecurus howellii)
Hair Grass (Deschampsia danthonioides)
Quillwort (Isoetes sip.)
Meadow-foam (Limnanthes sp.)
Pagogyne (Pogoqyne sp.)
Flowering Quill-dart (Lilaea scilloides)
Cryptantha (Crypantha sp.)
Loosestrife (Lythrum hyssopifolium)
Skunkweed (Navarretia so.)
Button-celery (Eryngium sp.)
Orcutt-grass (Orcuttia sp.)
Water-starwort (Callitriche sp.)
Waterwort (Elatine sp.)
Woolly-heads (Psilocarpus sp.)
Brodiaea (Brodiaea sp.)
Tillaea (Crassula acuatica)

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6-8-83

ORDINANCE NO. 3335
APPENDIX 9
:AN 00INANCE ESTABLISHING CRITFRIA
FOR TIMBERLAND 'PRESERVE ZONING (,rpz)

The Board of Supervisors of tile County of Mendocino, State of

California, do ordain as follows:

Delete Article XLI AGRICULTURAL PRESERVES of the Mendocino

County Code;
Amend title of Section 22.08 to re ad: RESOURCE PRESERVES;

Add Section 20-5 (iii), to read:

TIMBERLAND. Privately owned land, or land acquired for

sta.te forest purposes, which is devoted to and used for

groviing and harvesting timber, or for growing and-harvest-

ing timber, and compati ble uses, and 'which is capable of

growing an average annual volume of wood fiber of at least

15 cubic feet,per acre.

Add Section 2.9.08.010--(D) to read:

(0) The legislature of tile State of California in enacting

AB 1258-Z'berg-:'@,4ar-t,en-Keetle-CoI 'tier Forest 4*axation

Reform Act of 1976, found that the forest resources and

timberlands of the state are among the most valuable of

the natural renewable resources of the state.

It is essential to the objectives of the Forest Taxation

Reform Act of 1976 that an orderly system be established

whereby property within Mendocino County may be incorporated

into Timberland Preserves by individual property owner

request.

The Board of Supervisors of the County of Mendocino concurs

with the findings of the.California State Legislature.

Add Section 22.08.020 (3) to read:

(B) Property within the County of Mendocino may be incorporated

into Timber Land Preserves through tile following
proc-edures:

1. Applicants shall file, oi- cause to be filed, an

application for rezoning pursuant to the Mendocino

County Code.
A9-1 6-8-83

2. In addition, applicant shall sUblilit, pursuant to

California Government Code, Sbction 51113:

a. A map showing the legal description or the

Assessor's parcel number:of the property to

be zoned.

b. A plan for forest manage@;nent for the P@opeky
prepared or approved as io content by a
registered professional iorester. Such

a plan shall provi;de for:eventual harvest of

timber within a reasonable period of time, -as
*detennined by the :preparer of the plan.

C. 'An affidavit signdd both by applicant(s) and

registered professional fore@ter stating the

parcel(s) under consideration currently meets

timber stocking standards as set forth in

Section 4651 of the California Public Resources

Code and the forest practice rules adopted by

the State Board of Forestry for the district in

whiLh the parcel is located.

d. If condition 2c cannot be immediately met, owner

shall sign an agreement with the Board of Suparvisors

to meet suc4stockin g standards and forest practice

rules by the'fifth:anniversary of the signing of

the agreement. At that time, condition 2c shall be

met. Upon'the fifth anniversary of the signing of

such an agreement, the Board shall determine whether

the parcel meets the timber stocking standards in

effect on the date the agreement was signed. If

the parcel fails to meet the timber stocking

standards, the Boardshall immediately rezone the

parcel and specify a new zone for such parcel which

is in copformance with the county General Plan and

whose primary use is other than timberland.

e. Applicant shall sign and file an affidavit for the

parcel(s) Linder consideration stating the ownership

is of one person as defined in Section 38106 of the

A9-2 6-8-83

Cal ifornia Revenue and Tdxation@ Code, and said

parcel(:,/' are comprised of single or, contiguous

parcel s.

Before appl-Ication is presented to the Planning Conmiission,

said application shall be circulated for review and

congiient to the County Fann Advisor, the County Assessor,

the County Agricultural CouNnissioner, and the California

Department of Forestry.

4. Prior to rezoning pursuant to this section, all uses

on property shall in compliance to those uses as

established under Section 20.10.4, et seq, which govern

permitted and compatible uses.

Am.end Section 22.08.040 to read:

Section 22.W.04O TIMBERLAND@PRESERVE;

Timberland (z@s defined in (Sec. 20-5 (iii)) eligible for incorpo-

ration into a Timber Preserve shall ITK_%ot each of the followino

qualifications to site quality class as such terms are defined

in Rule 1021 Title 18 (Public Revenues), California Admministrative

Cude.

(A) The ownership shall contain at least 40 acres of Site

Quality III or better.

(B) Those ownerships of greater than 80 acres shall contain

at least 50% of the property under consideration in Site

Quali,V III or better.

M Parcels zoned as timberland preserve (TPZ) shall be zoned

as.such for an initial term of ten years-. On the first

and each subsequent anniversary date of the initial zoning,

a year shall be added to the initial term of ten years

unless a notice of rezone has been given in accordance to

(D be low.

(0) Rezoning.

1. if an owner desires in any year to rezone a parcel

f rom its current timberland preserve zone, those

procedures as detailed in SecLion 51120 et seq of

the California Government Code shall be applied.

A9-3 6-8-83

2. If an owner desires to rezone from a Timberland
Preserve zone immediately, those procedures as
detailed in Section 51130 et seq of the California
Government Code shall be applied.
Add Section 22.08.045 to read:
T-P Zoned Property-Restricted Uses
With respect to property under Timber Preserve (T-P) Zoning,
all regulations listed under Section 20.10.4, et seq, which
govern permittec and compatible uses shall apply.
The above ordinance was introduced by Supervisor de Vall,
seconded by Supervisor Crofoot, and Passed And Adopted This
10th day of March 1981, by the following vote of
the Board of supervisors of the County of Mendocino, State of California:
Ayes: Supervisors Crofoot, Hamburg, Cimolino, de Vall, Eddie
Noes: None
Absent: None
Wherupon, the Chairman declared said Ordinance passed and adopted and
So Ordered.

Chairman OF Said Board Of Supervisors
Attest:
Albert P. Beltrami
Clerk of the Board of Supervisors

By:_______________
Deputy Clerk

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6-8-83

APPENDIX 10

LIST OF EXISTING PRIVATE VISITOR ACCOMMODATIONS IN :THE
COASTAL ZONE OF MENDOCINO COUNTY AS OF AUGUST, 1982

LCP Assessor's Number of Over-
Name Designations@ Parcel Nos. E-Rht Units

Howard Creek Ranch *5, RMR-20 13-850-03 7
DeHaven Valley Farm *1, RMR-2Q 13-890-02 7
Wage's Creek Beach
Campground *3, RMR-20 13-240-34 250*
Westport Inn RV 13-280-14 .6
Cobweb Palance Inn RV 13-300-16 7
Cleone Lodge RV 69-152-13 9
Cleone Grocery and
Campground RV 69-153-20 30
Greenacres RR-2 69-161-15 61
Hi-Seas Motel C 69-241-05 14
Oceanview Lodging C 69-241-06, 12
Beachcomber Motel C 69-241-09 22
Anchor Lodge, FV 18-140-12 14
Salmon Inn FV 18-140-18 6
Dolphin Cove Marina FV 18-330-02 56
Harbor Trailer Park C 18-440-20 49
Shoreline Motel C 17-140-13 11
Hidden Pines Campground C 17-140-14 60
Coast Motel C 17-140-15 20
Pomo Campground *3, RR-2 17-160-75 104
,/Woodside Trailer Park *3, SR-MH 17-080-22 104
Pine Beach Inn *2, RR-1 17-360-03/04/07 51
Jug Handle Farm *1,*3, RMR-20 17-250-30 12
Caspar Beach Trailer
Park *3, RR-1 118-120-03 89
Point Cabrillo Cottages
and Campground *2,3C,RR-5-PD 118-160-18 16
Ames Lodge *1, FL 119-480-04 6
Blackberry Inn *2, RR-5 119-010-19 13
Big River Lodge *2, RR-5 119-300-05 23
Mendocino Campground *3, RR-5 119-310-02/03/04 60
Glendeven Inn *1, RR-2 121-260-28 6
Little River Inn *5, RR-2 121-090-12/13,
121-280-01/02,
121-290-09/26 42
Fools Rush Inn. *2, RR-2 121-290-04 9
The Victorian Farmhouse *1,4, RMR-20 121-020-03 4
School House Creek Inn *1,4 RMR-20 121-020-02 12
Sea Foam Lodge *1, RR-5 121-050-10 30
Andiron Lodge *1, RR-5 121-040-21/24 12
Heritage House *5, RR-2 121-130-08/09/10/11
13/14, 123-010-02/03/
04/05/16/18 62

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LIST 0
F EXISTING PRIVATE VISITOR ACCOMMODATIONS IN THE
COASTAL ZONE OF MENDOC:INO COUNTYAS OF AUGUST, 1982 (con't)

LCP Assessor's Number of Over-
Name Desi
- _gnations Parcel Nos. night Un ts

Albion River Inn *2, RMR-20 123,-050-02 6
Albion Flat RV'Camp-
ground F, 1@3-170-01 101
Schooner's Landing FV 1@3-060-14 12
Mendocino'Chri:stian
Camp FL 123-020-17 30
123-320-04 12
Navarro@Rfdge Inn RR-10
Sandpiper Guest House RV 127-160-06 5
Harbor House Inn RV 127-170-08 9
Greenwood Lodge RY 127-181-06 6
Elk Cove Inn - . RV 127-240-03/04 3
Greenwood Pier@ RV 127-18148/10 5
Green Dolphin Inn RV 127-232-04 2
Manchester Beach,,
KOA Campground@ *3, RR-2 133-010-08 97
Point Arena Campground *3, RR-5 27-010-12 30
Anchor Bay Campground C 144-020-03 76
Mar Vista Motel *5, RR-1 144-010-13 12
Whale Watch *1, RR-5 144-011-14/15 5
Serenisea Motel *2, RR-10 144-100-13 4
Re-Newell Center *2, RR-2 144-130-34 7
St. Orres *1, RR-2 144-130-05 11
Old Milano Hotel *1, 145-262-24 9
Gualala River Redwood
Park *3 145-270-29 142
Surf Motel C 145-262-22 17
Gualala Hotel C 145-262-03 15

'ADDITIONAL EXISTING VISITOR FACILITIES DESIGNATED WITH *4

Name

Stone Painting Museum
Catch a Canoe ,
The Ledford House
Gregory's Restaurant
The Sea Urchin

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APPENDIX 11 RESOURCE PRESERVES

ORDINANCE 3428

ORDINANCE AMENDING CHAPTER 22.08 OF THE MENDOCINO
COUNTY CODE - RESOURCE PRESERVES

The Board of Supervisors of the County of Mendocino do ordain as

follows:

Chapter 22.08 of the Mendocino County Code is amended to read as

follows:

"RESOURCE PRESERVES

Section 22.08.010 DECLARATION.

(A) The legislature of the State of California, in enacting
the California Land Conservation Act of 1965 also known as the
Williamson Act End -subsequent amendments, tound that the preserva-
tion of a ma um. amount of a limited supply of prime agricultural
land is necessary to the state's economic resources; that the
discouragement of premature and unnecessary conversion of prime
agricultural land to urban uses is a matter of public interest;
that in a rapidly urbanizing society agricultural lands have a
definite public value as open space; that the @reservation of a
maximum amount of the limited supply ot agriciltural land is
necessary the maintenance ot the agricultural econo@o the
state and tor an assurance of adequate, healthtul and nutritious
food for future residents of 1-11 --- --f-at-P and '-he nat1on;_t_K_at_=e
agricul-tural work force is vital to sustaining agri-c=utural
productivity and Ehat land within a scenic highway corr! or
wildlite habitat has a value to the state because of its scenic
beauty and its location ad]acen!E to or within the view of a state
scenic hi2ftwa or because it is of great impo tance as hgFi-tat
ya conm
for wildlife an butes to =9 preservation or enhancement
thereof.

(B) The Board of Supervisors of the County of Mendocino
concurs with the findings of the California State Legislature.

(C) It is essential to the objectives of the California
Land Conservation Act of 1965 also know as the Williamson Act
that an orderly system be established whereby property within
Mendocino County may be incorporated into agricultural preserves
and the owners of said property may, by contract, further
restrict the use of their property to exclusively agricultural,
recreational or open space purposes.

Section 22.08.020 CREATION OF PRESERVES.

(A) Property within the County of Mendocino may be incor-
porated into agricultural preserves, and property within any
agricultural preserve may be further restricted by contracts
between the County of Mendocino and the owners of said property
pursuant to the following procedures and not otherwise:

(1) An agricultural preserve shall consist of no less than
100 acres; provided that, in order to meet this requirement,
two or more.parcels may be combined if they are contiguous

A11-1 6-8-83

or if they are in common ownership; and further provided
that no parcel containing less than 100 acres shall be
combined for this purpose with any parcels subject to an
existing agricultural preserve contract unless the owners of
all parcels included within the agricultural preserve have
indicated their approval in writing on the petition. an
agricultural preserve may contain land other than agricultural
land, but the use of any land within the preserve and not
under contract shall within two (2) years of the effective
date of any contract on land within the preserve be restricted
by zoning or other suitable means in such a way as not to be
incompatible with the agricultural use of the land, the use
of which is limited by contract in accordance with this
chapter. Agricultural preserves of less than 100 acres may
be established if the Board of Supervisors finds that
smaller preserves are necessary due to the unique character-
istics of the agricultural enterprises in the area and that
the establishment of preserves of less than 100 acres is
consistent with the General Plan of the County.
(2) A petition for the formation of an agricultural preserve
containing 100 or more contiguous acres shall be filed with
the Mendocino County Planning Department. Said petition
shall be executed by all property owners within the proposed
preserve and shall contain the following:
(a) Names and addresses of all parties of record title
within the preserve.
(b) A 'statement of intent' for the property to be
incorporated into an agricultural preserve as defined
by the California Land Conservation Act of 1965 also
known as the Williamson Act and subsequent amendments.
(c) A legal description, or the assessor's parcel
number, of the land which is proposed to be included
within the preserve and a statement that it covers a
minimum of 100 or more acres.
(d) A description, of the general character and current
use of the property.
(3) Said petition shall have affixed thereto a map of
sufficient size to adequately reflect the following:
(a) Exterior boundaries of the proposed preserve and
approzimate acreage.
(b) All individual parcels within the proposed preserve,
approximate acreage of each, and assessor's parcel
number.
(c) Names of the owners of each parcel.
(4) No property shall be incorporated into an agricultural
preserve unless the Board of Supervisors finds that it meets
the eligibility qualifications established by this chapter
for prime agricultural land, timberland, *** rangeland,
recreational use, land within a scenic highway corridor,
wildlife habitat, salt pond, a managed wetland area, or
submerged area. An agricultural preserve consisting primarily
of prime agricultural land shall be classified as Type I.
an agricultural preserve consisting primarily of rangeland
or forest land shall be classified as type II and all other
reamining agricultural preserves shall be classified as Type
III.
(5) A public hearing shall be held by the Planning Commission
pursuant to legal notice, and within 30 days after receiving
the petition, the Planning Commission shall submit a report
thereon to the Board of Supervisors, provided, however, that

A11-2 6-8-83

the Board of'Supervisors may extend the time allowed for an
additional period not to exceed 30 days.

During said public hearing, any interested person may appear
and present evidence. All relevant evidence shall be
received and considered by the Commission.
(6) The Board of Supervisors, upon receipt of the Planning
Commission report, shall hold a public hearing on the
petition for the the agricultural Preserve and the Planning
Commission's report. Notice of the hearing shall be published
for one time in a newspaper of general circulation in -
Mendocino County and shall include a legal description, or
the assessor's parcel number, of the land which is proposed
to be included within the preserve. If the Board decides to
establish the * * * preserve, it shall do so by a resolution
which shall determine the boundaries of those areas within
which Mendocino County will be willing to enter into
agricultural preserve contracts.

(7) Property shall be deemed contiguous although not
actually touching if the only division is caused by a
railroad, roadway, public throughfare, or private easement.

(8) No agricultural preserve may be established or approved
by the Board of Supervisors unless the property within the.
proposed preserve boundaries has been approved by the Board
of Supervisors for the following restrictive zoning:
Agricultural (A-G), Rangeland (R-L), Forestland (F-L) or
H
n all2wim;recreatlonal use' or lo gMs :c use, as
entl7grtn in chapter. The Flanning S!on and the
Board ot Supervisors may consider petitions for rezoning,of
said property at the same time it considers the petition for
the formation of an agricultural preserve for said property.
No agricultural preserve contract may be executed on behalf
of the County until the ordinance rezoning the property
covered by said contract to the aforesaid restrictive zoning
has become final.

(9) The fees for the processing of agricultural preserves
shall be as set forth in the schedule adopted by resolution
of the Board of Supervisors.

Section 22.08.021 DEFINITIONS.
The following definitions shall ap@ly with MPH the
eligis@-111 of any land proposed to be incorporat ntotoan
agricultural preserve:
(A) 'Agr'cultural commodity' meanjoany and al p ant and
.animar products produced in tHis state r commercial purposes.

(B) 'Agricultural use' means use of land for the purpose of
producing n agricultural commodity for commercial purposes.

(1) All land which qualifles-for rating as''Class-I or Class
11 in the Soil Conservation service land use capabirl-ty
classilications.

(2) Land which sualifies for rating 80 through 100 in the
Storie Index Rating.

(3) Land which supports livestock used for the production
of food and tiner and wnicn HaS an annu=-carrTing capacity

A11-3 6-8-83

equivalent to at least one (1) animal unit per acre as
defined herin.
(4) Land planted with fruit or nut-bearing trees, vines,
bushes or crops which have a nonbearing period of not less
than five (5) years and which will normally return during
the commercial bearing period on an annual basis from the
production of unprocessed agridultural plant production not
les than two hundred dollars ($200) per acre.
(5) Land which has returned from the production of
unprocessed agricultural plant products an annual gross
value of not less than two hundred dollars ($200) per acre
for three (3) of the previous five (5) years.
(D) 'Agricultural preserve' means an area devoted to either
agricultural use, as defined in subdivision (B), recreational use
as defined in subdivision (K), or open-space as defined in
subdivision (L), or any combination of such uses and whichis
established in accordance with the provisions of this chapter.
(E) 'Compatible use' is any use determined by the County
administering the preserve or by the California Land onservation
Act of 1965 also known as the Williamson Act to be compatible
with the agricultural, recreaional, or open-spce use of the
land within the preserve and subject to contract. 'Compatible
use' includes agricultural use, recreational use or open-space
use unless the board finds after notice and hearing that such use
is not compatible with the agricultural, recreational or open-space
use to which the land is restricted by contract pursuant to this
chapter.
(F) A 'scenic highway corridor' is an area adjacent to, and
within view of, the right of way of:
(1) An existing or proposed state scenic highway in the
state scenic highway system established by the legislature
puruant to Articel 2.5 (commencing with Section 260) of
Chapter 2 of Division 1 of the Streets and Highways Code and
which has been officially designated by the Department of
Transportation as an official scenic highway; or
(2) A county scenic hgihway established pursuant to Article
205 (commencing with Section 260) of Chapter 2 of Division 1
of the Streets and Highways Code, if each of the following
conditions have been met:
(a) The scenic highway is included in an adopted
General Plan of the county or city; and
(b) The scenic highway corridor is included in an
adopted specific plan of the county; and
(c) Specific proposals for implementing the plan,
including regulation of land use, have been approved by
the Advisory Committee on a Master Plan for Scenic
Highways, and the county highway has been officially
designated by the Department of Transportation as an
official county scenic highway.
(G) A 'wildlife havitat area' is a land or water area
designated by the Board, after consulting with and considering
the recommendations of the Department of Fish and Game, as an
area of great importance for the protection or enhancement of the
wildlife resources of the state.
(H) A 'salt pond' is an area which, for at least three (3)
consecutive years immediately prior to being placed within an
agricultural preserve pursuant to this chapter, has been used for

A11-4 6-8-83

the solar evaporation of sea water in the course of salt production
for commercial purposes.
(I) A 'managed wetland area' is an area, which may be an
area diked off from the ocean or any bay, river or stream to
which water is occasionally admitted and which, for at least
three (3) consecutive years immedieately prior to being placed
within an agricultural preserve pursuant to this chapter, was
used and maintained as a water fowl hunting area or game refuge
for an agricultural purpose.
(J) A 'submerged area' is any land determined by the Board
to be submerged or subject to tidal action and found by the Board
to be of great value to the state as open-space.
(K) Within a type I or Type II agricultural preserve,
'recreational use' is the use of the land for any of the
following: walking, hiking, picinicing, camping, swimmin)

boating, fishing, hunting, or other outdoor games or

swimming, boating, fishing, hunting, or other outdoor games or
sports for which facilities are provided for public participation.
Any fee charged for the recreational use of the land ad defined
within a Type III agricultural preserve shall be in a resonable
amount and shall not have the effect of unduly limiting its use
by the public. The landowner may designate reasonable times and
dates for use by the public for any recreational use provided,
however, that the landowner provides a minimum of ninety (90)
days of such use per year and sets forth such use on his or her
reporting statement.
(L) 'Open-space use' is the use or maintenance of land in
such a manner as to preserve its natural characteristics, beauty,
or openness for the benefit and enjoyment of the public, to
provide essential habitat for wildlife, or for the solar evaporation
of seawater in the course of salt production for commercial
purposes, if such land is within:
(1) A scenic highway corridor, as defined in subdivision
(F).
(2) A wildlife haitat, as defined in subdivision (G).
(3) A salt pond, as defined in subdivision (H).
(4) A manage wetland area, as defined n subdivision (I).
(5) A submerged area, as defined in subdivision (J).
***
***
***
Section 22.08.050 Commercial Rangeland.
The following rules shall apply to all lands eligible for
incorporation as rangeland in an agricultural preserve:
(A) Commercial rangeland eligible for incorporation into an
agricultural preserve shall meet the following qualification:
All land comprised of soils classified as grass, oak-grass,
and other soils that may produce feed at the rate of forty (40)
acres or less per animal unit.

A11-5 6-8-83

(1) An animal unit (A.U.) for the purposes of this chapter
is deFTined as the quantity of forage required for:good
growth and production of@one 'mature head of cattle or its
equivalent in feed requirement; 4.8 tons of hay shall be
deemed such feed requirement.'

(2) The definition,and separation of rangeland soils shall
be as indicated in the soil-vegetation maps filed:with that
University of California-Cooperative Extension Service in
Mendocino County and in accordance with the Storie land-use
rating and grazing percentage of range soils. Such grazing
percentage and grazing rate shall be based upon the soils
map of the 1947 Upland Soil Survey of Mendocino County as
amended. Land not included in the Upland:Soil Survey may
qualify for inclusion if"the carrying capacity can be shown
to be forty (40) acres or less per animal'unit. the burden
of demonstrating that land hot included in the sa
Sol ve as a car:ying capacity of forty ( Q);acres or .
less @per @Animal unit hall be borne by the applicant.
(B) No land shall be included within an agricultural
preserve as rangeland unless the Board of Supervisors finds the:
following size and use requirements are presently met:

(1) A minimum production potential of ten (10) animal units
of feed, su ,chproduction potential requiring a production of
feed sufficient for fifty (50) sheep or ten (10) mature beef
orldairy an ;imals.
(21, A range in continuous use for livestock production and
having within the preceding three (3) years a one-year
history of such production.

(C) Commercial rangeland shall be deemed to be in material
noncompliance with its agricultural preserve contract if not used
for livestock grazing for three (3) out of the five (5.) preceeding
years at the above mentioned standard of forty (40) acres: or less
per animal unit.'.

Section!22.08.060 RESTRICTED USES-

All property subject to Mendocino County agricultu'ra I
preserve contracts shall be restricted to the agricultural,
o recreational, and compatible uses hereinbelow-set
,geNsiace,
or the pa.rticu Tar zone in which such property has
been classified; provided, however, that no agricultural,
recreational, open-space or compatible use listed below shall be
Fe-rmittea uncer Any agricultural preserve contract if not permitted
by Title 20 of the Mendocino County zoning ordinance.

Section 22.08.070 LANDS ZONED A-G, R-L AND F-L WITHIN AN
AGRICULTURAL PRESERVE.

With respect to property under a Mendocino County agricultural
preserve contract which is zoned * * * A-G, R-L or F-L the
following * * * agricultural " uses shall be -permitted:

Agricultural Use Types

Horticulture
Row and F=Ied crops
Tree crops
Packing and processing:... limited; which is the packing
or r2gst 9 ot crops grown on th remises.
ca !tn
Forest Er nand processing: Idmi6g; which
reters to the growing, harvesting, curing, Fillipg'

A11-6 6-8-83

packaging, packing, shipping and selling of forest
products, produced on the premises.
The following agricultural accessory uses are permitted:
(1) Private garages.
(2) Children's play houses, patios, porches, gazebos,
etc.
(3) Windmills.
(4) Silos.
(5) Shops (non-business purposes).
(6) Barns.
(7) Private swimming pools and hot tubs.
(8) Guest cottage. One (1) guest cottage is permitted
for each residence on a parcel. In lieu of a
guest cottage, a detached bedroom is permitted.
In lieu of a guest cottage, a temporary family
care unit may be substituted.
(9) Detached bedrooms. Not more than two (2) detached
bedrooms are permitted upon each parcel. If a
guest cottage is constructed the guest cottage and
one (1) detached bedroom may be constructed
instead of two (2) detached bedrooms.
(10) Travel trailer or camper. The maintaining of one
(1) travel trailer or camper in dead storage where
it is not used for occupancy or business purposes.
(11) Home occupations subject to the restrictions as
set forth in Article XXVIII of Title 20 of the
Mendocino County Code.
(12) Roadside sales of agricultural products. Operations
of a single roadside stand for a display and sales
of only those products produced on the premises,
or on other property owned or leased by the
vendor, as permitted by the zoning ordinance,
provided that the stand does not exceed an area of
200 square feet, and is located not nearer than 15
feet to any street or highway.
(13) Other necessary and customary uses. Accessory
agricultural uses and agricultural structures, in
addition to those set forth, which are necessarily
and customarily associated with, and are appropriate,
incidental, and subordinate to an agricultural or
compatible use, as determined by the director.
Section 22.08.071 Land Within An Agricultural District Zoned
A-G.
With respect to property under a Mendocino County agrucultural
preserve contract which is zoned agricultural (A-G), the permissible
agricultural and compatible uses shall be as follows:
(A) The permitted agricultural uses are as follows:
(1) Animal use types
Animal raising
Packing and processing; winery
(2) Commercial use types
Animal sales and services: stockyards

A11-7 6-8-83

(3) Residential use types
Family residential: single family
(B) Uses subject to a minor use permit. The following use
types are permitted in the A-G district upon issuance of a minor
use permit:
(1) Residential use types
Farm employee housing
Farm labor camps
(2) Commercial use types
Cottage industry: resource lands
***
(C) Uses subject to a major use permit. The following use
types are permitted in the A-G district upon issuance of a major
use permit:
(1) Residential use types
Family residential: dwelling group
Family residential: cluster development
(2) Civil use types
Major impact facilities
Major impact service and utilities
(3) Commercial use types
Animal sales and services: permanent auction
yard
Animal sales and services: horse stables
Animal sales and services: veterinary (large
animals)
Energy development: Production of energy
other than that used on the property
(4) Agricultural use types
Animal waste processing
Packing and processing general
***
Section 22.08.080 Land Within The Rangeland District (R-L).
With respect to property under an agricultural preserve
contract zoned reangeland (R-L), the permissible agricultural and
compatible uses shall be as follows:
(A) The permitted agricultural uses are as follows:
(1) Commercial use types
Animal sales and services: horse stables
Animal sales and services: kennels
Animal sales and services: stockyards
(2) Agricultural use types
Animal raising
Animal waste processing
Packing and processing: winery
(3) Residential use types
Family residential: single family
(B) Uses subject to a minor use permit. The following use
types are permitted in the R-L district upon issuance of a minor
use permit:
(1) Residential use types
Farm employee housing
Farm labor camps

A11-8 6-8-83

(2) Commercial use types
Cottage industries: resource lands
***
(C) Uses subject to a major use permit. The following use
types are permitted in the R-L district upon issuance of a major
use permit:
(1) Agricultural use types
Packing and procssing: general
(2) Commercial use types
Animal sales and services: permanent auction
yard
Animal sales and services: veterinay (large
animals)
Commercial recreation: outdoor sports and
recreation
Commercial recreation: outdoor entertainment
Transient habitation: campground
Transient habitation: resort
Energy development: production of energy
other than that used on the property
***
Section 22.08.081 Lands Within The Forestland District (Ff-L).
With respect to property under an agricultural preserve
contract zoned forestland (F-L), the following permissible
agricultural compatible uses shall be as follows:
(A) The permitted agricultural and compatible uses are as
follows:
(1) Commercial use types
Animal sales and services: horse stables
Animal sales and services: kennels
Animal sales and services: stockyard
(2) Agricultural use types
Animal raising
Animal waste processing
Packing and processing: winery
(3) Residential use types
Family residential: single family
(B) Uses subject to a minor use permit. The following use
types are permitted in the F-L district upon isuance of a minor
use permit:
(1) Residential use types
Farm employee housing
Farm labor camps
(2) Commercial use types
Cottage industry: resource lands
(C) Uses subject to a major use permit. The following use
types are permitted in the F-L district upon issuance of a major
use permit:
(1) Commercial use types
Animal sales and services: permanent auction yard
Community recreation: outdoor sports and recreation
Community recreation: outdoor entertainment
Transient habitation: campground
Transient habitation: resort
Energy development: production of energy other
than that used on the property

A11-9 6-8-83

(2) Agricultural use types
Forest production and processing: general
Section 22.08.082 Power To Contract.
The County may not contract with respect to any land pursuant
to this chapter unless the land:
(A) Is devoted to agricultural use.
(B) Is located within an area designated by the County as
an agricultural preserve.
Section 22.08.083 Inclusion Of Land Within Scenic Highway
Corrifor, Wildlife Habitat Area, Salt Pond,
Managed Wetland Area Or Submerged Area.
Notwithstanding any provisions of this chapter to the
contrary, land devoted to recreational use or land within a
scenic highway corridor, a wildlife habitat area, a salt pond, a
managed wetland area, or a submerged area may be included within
an agricultural preserve pursuant to this chapter. When such
land is included within an agricultural preserve, the County may
contract with the owner for the purpose of restricting the land
to recreational or open-space use and uses compatible therewith
in the same manner as provided in this chapter for a plan devoted
to an agricultural use. For purposes of this section, where the
term 'agricultural land' is used in this chapter, it shall be
deemed to include land devoted to recreational use and land
within a scenic highway corridor, a wildlife habitat, a salt
pond, a manage wetland area or a submerged area and where the
term 'agricultural use' is used in this chapter, it shall be
deemed to include recreational and open-space use.

Section 22.08.085 LAND WITHIN SCENIC HIGHWAY CORRIDOR;INCLUSION
IN AGRICULTURAL PRESERVE; CONTRACT TO RESTRICT
USE.
Notwithstanding any provision of this chapter to the contrary,
land within a scenic highway corridor, as defined in Section
22.08.021 (F), shall, upon the request of the owner, be included
in an agribultural preserve pursuant to this chapter. When such
land is included within an agricultural preserve, the County
shall contract with the owner for the purpose of restricting the
land to agricultural use as defined in subdivision (B), recreational
uses for Type III agricultural preserve contracts as defined in
subdivision (K), open-space uses defined in subdivision (L),
compatible uses defined in subdivision (E), or any combination of
such uses.
Section 22.08.090 REPORTING STATEMENT.
All land within an agricultural preserve whose owner does
not comply with the following reporting requirement shall be
deemed to be in material noncompliance with its agricultural
preserve contract: The landowner shall file a reporting statement
for any land included within an agricultural preserve whether
Type I, Type II or Type III. Such reporting statemetn shall be
on a form approved by the County of Mendocino and maintained in
the office of the Agricultural Commissioner. The information
contained in the reporting statement shall be confidential to the
extent provided by law. The landowner shall file said reporting
statement as follows:
(A). Every two (2) years as prescribed by the Mendocino
County Agricultural Commissioner, and every two (2) years
therafter; and,

A11-10 6-8-83

(B). Upon a change of ownership, use or possession; and,
(C). Upon athe issuance of certificates of compliance
puruant to Government Code Section 66499.35 or any successor
statute.
The landowner shall immediately inform the County upon
change of use, possession or ownership and it shall be the duty
of the new landowner to simultaneously complete a new reporting
statement. The reporting statement shall be in a form approved
by resolution of the Board of Supervisors and such reporting
statement executed under penalty of perjury. The reporting
period for such statement shall be the previous two (2) contract
years or whatever portion of such period is included from the
period of the last reporting statement until the change of use,
possession, ownership or the issuance of certificates of
compliance.
Section 22.08.100 SUBDIVISION AND LANDS DIVIDED BY VIRTUE OF
ISSUANCE OF CERTIFICATES OF COMPLIANCE.
For the purposes of this section "subdivision" means the
division, by aby subdivider, of any unit or units of improved or
unimproved land, or any portion thereof, shown on the latest
equalized county assessment roll as a unit or as contiguous
units, for the purpose of sale, lease or financing, whether
immediate or future except for leases of agricultural land for
agricultural purposes.
No land subject to an agricultural preserve contract shall
be subdivided unless the County committee, commission, or board,
having the authority to grant final approval of the type of
subdivision involved has made the express finding that each of
the parcels resulting from such subdivision meets the minimum
eligibility qualifications for agricultural preserve status as
were applicable at the time the agricultural preserve was
established. If any of the parcels resulting from such subdivision
does not meet the minimum eligibility qualifications for agricultural
preserve status in effect at the time of the filing of the
tentative map for such subdivision, the County shall, *** deny
the subdivision.
No land subject to an agricultural preserve contract shall
be issued certificates of compliance unless the County committee,
commission, or board, having the authority to grant certificates
of compliance has made the express finding that each of the
parcels resulting from the issuance of certificates of compliance
meets the minimum eligiblility qualifications for agrultureal
preserve status as were applicable at the time the agricultural
preserve was established. If any of the parcels resulting from
the granting of such certificates of compliance does not meet the
minimum eligibility qaulifications for agricultural preserve
status in effect at the time the agricultural preserve was
established, the County committee, commission, or board shall
impose as a condition of granting the requested certifiate of
compliance, that the subject parcel or parcels no be used for
anything other than agricultural use or a compatible use as set
forth in the California Land Conservation Act of 1965, also known
as the Williamson Act, and the subject agricultural preserve
contract.
Section 22.08.110 NOTICE OF NONRENEWAL.
Any landowner who gives notice of nonrenewal of his or her
agricultural preserve contract shall comply with the provisions
of the California Land Conservation Act of 1965 also known as the
Williamson Act***, of the agrigultural preserve contract, and
the following rules:
(A) A notice of nonrenewal given by or on behalf of a
landowner shall apply to all of his or her land under the

A11-11 6-8-83

particular contract involved unless the Board of Supervisors
authori:zes the landowner to serve a notice of nonkenewal on a
portion thereof.

A notice of nonrenewal shall not be eff6ctive.if it
woula: result in an area of less than 100 acres having a,different
term'of contract unless either of the following applies:

'(1) Said resulting area of, less than 100 acres has
been, or is currently, found by the Board of Supervisors
to 'qualify as a smaller preserve necessary due to the
unique characteristics of the agricultural enterprises
in the area; or

(2) The landowner retains at least 100:acres'under his
common ownership within the particular agricuitural
preserve involved.

(D), A notice of nonrenewal shall contain the following
information:

(1) Name of each owner of the land subject to the
notice of nonrenewal.

(2) Address of each such owner.

(3) Number of the agricultural preserve contract
involved.

(4) Date of recording of the contract.

(5) Plan file number of the contract.

(6), Legal description of the land subject to the
notice of nonrenewal.

@7) Date of execution of notice of nonrefiewal.

(8) Name of party requesting nonrenewal.

(9) Signature of each such owner of the land.

(10) Acknowledgement of each such signature.

(11) Such other information as deemed appropriate by
the Mendocino County Assessor.

(E) Any person desiring to give notice of nonrenewal shall
apply to the Mendocino County Assessor for the appropriate forrn,
giving his or her reason for nonrenewal. The Assessor shall
process all notices of nonrenewal and shall arrange for*the
following entities to be notified upon any notice of nonrenewal
being recorded:

(1) Mendocino County Planning Director.

(2) The Planning Department of any city whose limits
are within three (3) miles of the land sub@ect to such
notice.

(3) Mendocino County Agricultural Commissioner.

(4) California State Resources Agency.

(5) Each and every holder of encumbrances upon the
land subject to such notice.

(F) Upon rec ipt by the owner of a notice of nonrenewal
from Un-e County, the owner may make a written protTs-t oi the

All-12 6-8-83

notice of nonrenewal. The written protest must be made on or
before NOvember 30 of the year in which the notice of nonrenewal
was sent. The County may, at any time prior to the renewal date,
withdraw the notice of nonrenewal. Upon request by the owner,
the board may authorize the owner to serve a notice of nonrenewal
on a portion of the land under contract.

Section 22.08.120 RECORDING; NOTICE.
No later than twenty (20) days after the County enters into
a contract with a landowner pursuant to this chapter, the Clerk
of the Board shall record with the County Recorder a copy of the
contract, which shall describe the land subject thereto, together
with a reference to the map showing the location of the agricultural
preserve in which the property lies. From and after the time of
such recordation such contract shall impart such notice thereof
to all persons as is afforded by the recording laws of this
state.

Section 22.08.121 FURNISHING OF INFORMATION BY LANDOWNER.
The landowner shall furnish the County with such information
as the County shall require in order to enable it to determine
the eligibility of the land involved.
Section 22.08.130 ELIGIBILITY QUALIFICATIONS AS CONTINUING
REQUIREMENT.
Notwithstanding any other provision of this chapter to the
contrary, an agricultural preserve contract shall be deemed
materially breached if the land subject thereto at any time fails
to meet the eligibility qualifications set forth in this chapter
for the type of land involved.

Section 22.08.131 ENFORCEMENT.
The County or landowner may bring any action in court
necessary to enforce any contract, including, but not limited to,
an action to enforce a contract by specific performance or
injunction. The County may elect to sue for liquidated damages
as set forth in the contract which sum is equal to 25% of the
full cash value, as defined by REvenue and Taxation Code Section
110, of the land when relieved of the restriction, as found by
the Assessor.
Section 22.08.132 SEVERABILITY.
If any article, section, subsection, paragraph, sentence,
clause or phrase of this ordinance, which is reasonably severable
from the remaining portion of this ordinance is, for any reaon,
held to be invalid or unconstitutional, such invalidity or
unconstitutionality shall not affect the validity or constitution-
ality of the remaining portions of this ordinance, it being
herein expressly declared that this ordinance and each article,
section, subsection, paragraph, sentence, clause and phrase
thereof would have been adopted irrespective of the fact that any
one or more sections, subsections, paragraphs, clauses or phrases
be declared invalid or unconstitutional.
PASSED AND ADOPTED by the Board of Supervisors of the County of
Mendocino, State of California, on ___ day of _____, 1983, by

A11-13 6-8-83

the following roll call vote:

AYES: Crofoot, Eddie, Cimolino, de Vall, Hamburg
NOES: None
ABSENT: None
WHEREUPON, the Chairman declared the Ordinance passed and adopted
and so ORDERED.

_________________________
Chairman, Board of supervisors
ATTEST: Albert P. BELTRAMI
Clerk of Said Board

By: ____________________
Deputy Clerk
APPROVED AS TO FORM:

________________________
JOHN A. DRUMMOND
County Counsel

I hereby certiy that according to the
provisions of Government Code
Section 25103, delivery of this
document has been made.
ALBERT P. BELTAMI
Clerk of the Board
By:_______________________

A11-14 6-8-83

APPENDIX 12 - FINDINGS

LAND USE MAP FINDINGS IN SUPPORT OF
-LAND USE MAPS AS RECOMMEND BT -THEPLAN.NING COMMISSION

-1) This'land use designation reflects similar parcel sizes and uses of
nearby/surrounding/locally evident development Pattern.
@2) This,proposed land@use designation allows for an increase,in density greater
than the average existing parcel size to meet the/a demonstrated social and
economic need.
.3) This-proposed land use designation allows for an increaselin the.number of
parcels smaller than the average existing parcel; size to take the pressure.
off of other resource areas.

4) This':proposed 1:and;use designation would allow an increase in the number of
parcels less than the average existing parcel sfze because this area is.a
logical extensi,on of a public service district.@

5) This proposed Tand use designation allows, at full buildout, a substantial
increase of par 'cels which do not reflect the average parcel size because the
State/County Road system has been developed to/through/adjacent to this area
which would accommodate the proposed growth.

6) The area encompassed within this proposed land use designation is considered
to be a logical-infilling area and as such ma not reflect the average
y
parcel size of the existing parcels.
7) This proposed land use designation would allow parcels to:be developed
smaller than the existing average parcel size to maintain;the County's
commitment to provide for additional development.

8) The new parcel size which may be developed consistent with the designated
land use is smaller than the existing average parcel size in order to
correspond to previously adopted plans.
9) Development it proposed for this area in excess of existing parcel size
averages because this area is not considered to be a significant resource
area and can support additional development.
10) Parcel sizes proposed for this area do not reflect the existing average size
because this area on balance with other similarly developed areas is more
appropriate to receive additional development.
11) The density proposed for this area recognizes previously issued approvals
and entitlements.

12) The minimum parcel size proposal for this area, although smaller than the
existing average parcel size, has been selected for the purpose of
concentrating development in an appropriate area.

A12-1 6-8-83

13): Increased density has been proposed for' this area because highway capacity
is not a limiting factor.

14) Increased density has been proposed for this area because it 'is:not within a
critical groundwater resource a@rea.

15) The minimum parcel size proposed for this area:is smaller than the existing
average because the existing in:frastructure is capable of sery'ilhg greater-
density.

16) Although the,minimum.parcel size proposed for this area is smaller than the
existing average, the area has been the subject of an EIR whi&supports the
proposed density.

17) Although the proposed.parcel size for this area is smaller than the average
parcel size, the number of new parcels that may be created is insignificant.

18) Although the proposed. parcel size for this area is smaller than the average
parcel size, the area is sufficiently built-out to preve'nt any substantial
creation of new parcels.

19) The parcel size proposed for this area, although smallerthan the average
size, has been chosen to avoid rendering the majority of existing lots
non-conforming.

20) The proposed minimum parcel size will not allow the creation of any new
parcels.
21) The development of parcel sizes smaller than the exis t in.g average parcel
size is proposed for this area because this area has been designated for
Planned Development which has the flexibility to mitigate problems from
potential development.

22) The density proposed for this area recognizes and takes into account the
existing zoning applied by the County of Mendocino and adjoining County
General Plan densities.

A12-2 6-8-83

-BOARD OF SUPERVISORS

LAND USE MAP FINDINGS TABLE

KEY TO EXISTING
MAP LAND@USE AVERAGE PROPOSED FINDINGS OF
NUMBER POLYGON PARCEL CLASSIFICATION SUPPORT & COMMENTS
A Z SIZE PC AVG. REMARK

7
T, 5 _,13 & 2 2
8 A 1TO ac-__ RMR-40 (RL, FL)

-9
Ag Buff
A 3.9 RR-2 (RR-5) (RR-10) 1,3,6,9,10,12,13,14,17@&
18
'10 B 2.2 RR-1 (RR-2) 1,2,3,5,6,7,10,12,139
17 & 18
C 19.7 RR-10 (RR-20) 1,5,10,12 & 13
D 17.0 RR-10 @RMR-20) 2,7213 & 17
A 4.6 RR-2 (RR-5) 1 '2,3,5,6,7,9,10,12,13
&. 14
11 Ag Buff
B 4.8 RR-2 (RR-5) (RR-10) 1,2,5,6,9,10,12,13 & 14
TPZ
C 22.6 RR-5 (RMR-20) (RR-10) 2,7,9,10,12 & 13
Ag Bu ff
A 13.6 RR-2 (RR-10) (RR-10) 1,2,3,5,6,7,10,12,13
& 14
12 B 16.2 RMR-40 (RMR-20)
C 8.2 RR-2 (RR-10) URBAN SIDE OF U/R BOUNDARY
D 3.2 RR-1 (RR-2) URBAN SIDE OF U/R BOUNDARY
E 8.5 SR (RR-10) ]URBAN SIDE OF U/R BOUNDARY

A12-3 6-8-83

KEY TO EXISTING
MAP LAND USE AVERAGE PROPOSED FINDINGS OF,
NUMBER POLYGON PARCEL CLASSIFICATION SUPPORT & COMMENTS
A Z SIZE PC AVG. REMARK
A 8.5-ac RR-Z__TR-R-_107 URBAN STE F U/R BOUNDARY
B 2.4 SR-40K (RR-2) URBAN SIDE OF U/R'BOUNDARY
C 5.0 FV (RR-5) URBAN SIDE OF U/R BOUNDARY
D 1.0 FV (RR-1) URBAN SIDE OF U/R BOUNDARY
E 1.0 FV (RR-1) URBAN SIDE OF U/R BOUNDARY
13 Ag Buff
F 11.7 RR-5 (RR-10) (RR-10) URBAN SIDE OF U/R BOUNDARY
G 40 K SQFT SR-12K (RR-1) URBAN SIDE OF U/R BOUNDARY
H 3.5 RR-10 (RR-5) URBAN SIDE OF U/R 13OUNDARY
1 8.7 @RR-5 (RR-,10) URBAN SIDE OF U/R 13OUNDARY
Ag Buff
1 2.0 RR-1 (RR-2) (RR-10) URBAN SIDE OF U/R 130U-NDARY
A 4.3 SR (RR-5) URBAN SIDE OF U/R 130UNDARY
B 1.4 (RR-1)@ URBAN SIDE OF U/R BOUNDARY
C 41.8 RR-1 (RR-2) URBAN SIDE OF U/R 130UNDARY
TPZ
14 D 7.8 RR-5 (RR-5) (RR-10). URBAN SIDE OF U/R 13OUNDARY
E 3.8 RR-2 (RR-5) URBAN SIDE OF U/R BOU'NDARY
F 7.2 RR-2 (RR-10) URBAN SIDE OF U/R BOUNDARY
G 4.8 RR-2 (RR-5) URBAN SIDE OF U/R BOUNDARY
H 11.4 RR-1-PD (RR-10) 1,3,5,6,7,9,10,12,14 & 21
1 1.7 RR-1 @RR-2) 1,3,5,6,7,9,10,12,1[4 -@ 15
A 14.24 RMR-20 (RR-10) (Creates 3 more parce:ls)17
TPZ
B 33.9 @RR-10 (RMR-40) (RR-10) 1,2,5,6,7,9,10 & 12
C 1.66 RR-5 (RR-1) (Creates 1 more pat-cell) 17
TPZ
D 34.0 @RR-10 (RMR-40) (RR-10) 1,3,5,6,9,10,12,14 & 17
E 27.5 RR-5-PD (RMR-20) 1,2,3,5,6,7,10,12 S( 21
F 22.3 RR-10 (RMR-20) 3,4,5,6,9,10 & 12
15 TPZ &
Ag Buff
G 22.3 RR-10 (RMR-20) (RR-10) 2,3,5,6,9,10 & 12
Ag Buff
H 22.3 RR-10 (RMR-20 ) (RR-10) 2,3,5,6,9,10,12 & 14
1 21.8 RR-5 (RMR-20) 2,3,5,6,9,10,12 & 14
1 1.86 RR-1 (RR-2) 2,3,4,5,6,7,9,10,12,18
- & 19
K 24.61 RR-1-PD @RMR-20) 1,2,3,4,5,6,7,9,10,12 & 2 -1
16 A 11.2 RMR-20 (RR-10) (Creates 10 more p-arcels)
3,5,9 & 12
A 7.7 RR-5 (RR-10) 1,2,3,4,5,6,-10& 12
17 TPZ
B 10.0 RR-5 (RR10) (RR-10) 1,3,4,6,10 & 12
T

A12-4 6-8-8.3

KEY TO EXISTING
MAP LAND USE AVERAGE PROPOSED FINDINGS OF
NUMBER POLYGON PARCEL CLASSIFICATION SUPPORT & COMMENTS
PC AVG. REMARK
A - Z SIZE.
TPZ
c 10.0:ac :RR-5. (RR-10), (RR-10) 1,2,3,6,7,10,12 & 17
TPZ
D 5.0 RR-2- (RR-5) (RR-10) 1,2,3,6,7,10,12,14 & 18
E 4.0 ;RR-2 (RR-5) 1,2,3,5,6,10,14 & 17
17 TPZ
F 11.0, :RMR-20 (RR-10), (RR-10) 5,6,10,12 & 17
G 141.Q :RMR-40 (FL) LITTLE RIVER INN GOLF
:COURSE
TPZ
H 13.0: :RMR-20 (RR-10). (RR-10) 3,617,12 & 17
TPZ
A 34.9' @RMR-20 (RMR-40) (RR-10) @5,9,10,14 & 17
TPZ
B 4:0.0: RR-10 (RMR-40) (RR-10) 2,6,7,13,14 & 17
TPZ
c 1 '4.3@ @RMR-20 (RR-10)' (RR-10) .15,7,9,10,12,14 & 17
D 4.4 RR-10 (RR-5) .1,5,6,9,10 & 14
18 TPZ
E 33.3 RMR-20 (RMR-40) (RR-10) 2,7'& 10
F 7 :. 5 (RR-10) (RR-10) 1,2,5,9,10,12 & 17
G 6'.0 FV (RR-5) .1,2,3,5,6,7,10 & 12
TPZ
H 4..0 RR-2 (RR-5) (RR-10) 1,2,5,6,12 & 13
1 3'.9 RR-2 (RR-5) 2,3,5,6,10 & 12
19 A 21.9 RMR-40 @RMR-20) 3,5,7,13 & 17
A Z.7 RR-5 (RR-2) 1,2,3,5,6,7,10 & 12
Ag Buff
20 B 5.5 RR-10 (RR-5) (RR-10) 1,2,3,4,5,6,7,9,10 & 12
C .8 RR-2-DL (RR-1) 1,2,3,5 & 17
D 12.9 SR RR-10) (MHP) 112,3,5 & 17
21
Ag Buff &
TPZ
A 87.5' SR-PD (RL) (RR-10) URBAN SIDE OF U/R BOUNDARY
B 27.9 RR-10 (RMR-20) URBAN SIDE OF U/R BOUNDARY
TPZ
22 C 13.0 SR-12K-PD (RR-10) (RR-10) URBAN SIDE OF U/R BOUNDARY
TPZ
D 6.7 SR-12K-PD (RR-5) (RR-10) URBAN SIDE OF U/R BOUNDARY
Ag Buff
E 85.0 SR-12K-PD (RL) (RR-10) URBAN SIDE OF U/R BOUNDARY
Ag Buff
A .7 SR (RR-1) (RR-10) 2,5,11 & 17
23 Ag Buff
B .9 RV (RR-1) (RR-10) URBAN SIDE OF U/R BOUNDARY

A12-5 6-8-83

KEY TO EXISTING
MAP LAND USE AVERAGE PROPOSED FINDINGS OF
NUMBER POLYGON PARCEL CLASSIFICATION SUPPORT & COMMENTS
A Z SIZE PC AVG. REMARK
Ag Buff
C 60.0 ac RR-5 (AG) (RR-10) URBAN SIDE OF U/R BOUNDAR'
23 Ag Buff
D 9.0 RR-5 (RR-10) (RR-10) 1,5,11,14 & 17
Ag Buff
E 7.9 RR-5 (RR-10) (RR-10) 1,5,11,14 & 17
24 A 1.1 RR-2 (RR-1) -7,9,14 & 18
---A-g -Bu f f &
TPZ
25 A 14.0 RMR-20 (RR-10) (RR-10) 5,7 & 13
TPZ
B 5.1 RR- 0 (RR-5) (RR-10) 5,7 &.13
Ag Buff
26 A 10.0 RR-5 (RR-.10) (RR-10) 3,5,719 & 13
1 Ag Buff
B 12.0 RMR-20 (RR-10) (RR-10) 3,5,9 & 13
TPZ
27 A 97.2 RMR-20 (FL) (RR-10) 1,2,5,7,12 & 13
TPZ
B 1.2 RMR-20 (RR-1) RR-10) 5,13 & 20
A 2.5 RR-5-DL (RR-2) 1,3,5,13 & 17
TPZ
28 B 17.3 RMR-40 (RMR20) (RR-10) 20
TPZ
C 16.5 RR-10 (RMR-20) (RR-10) 1,3,5,6,10,11 & 13
TPZ
A 30.7 (RMR-40) (RR-10) 5,6,7,10 & 13
29 TPZ
B 40.0 RR-10 (RMR-40) (RR-10) 5,6,7,10 & 13
C 4.9 RR-2 (RR-5) 14,5,6,9,10,12 & 13
D .9 SR-40K-PD (RR-1) 1,2,3,4,5,6,7,9,10,12,13 e
21
TPZ
A 20.0 RR-10 (RMR-20) (RR-10) 1,2,7,10,12,13 & 17
TPZ
B 24.2 RMR-40 (RMR-20) (RR-10) 20
C 15.4 RR-10 (RMR-20) 3,5,6,7,9,10,12 & 13
30 D 2.2 RR-5 (RR-2) 20
E 1.5 RR-1-PD (RR-2) 1,2,3,4,5,6,10,12,'L3,17 &
21
F 5.2 RR-10 (RR-5) 20
G 3.7 RR-2 (RR-5) 1,3,4,6,9,10,12,13 & 17
H 7.7 RR-5 (RR-10) 20
1 5.2 RR-10 (RR-5) 20
[Pz
31 A 10.4 RR-5 (RR-10) (RR-10) 1,2,6,9,10,12,13 & 17
B 15.6 RR-10 (RMR-20) 1,3,5,6,10,12,13 & 17
C 2.6 RR-1 (RR-2) 1,3,5,6,10,12 & 13

A12-6 6-8-83

KEY TO EXISTING
MAP LAND USE AVERAGE PROPOSED FINDINGS OF
NUMBER POLYGON PARCEL CLASSIFICATION SUPPORT &.COMMENTS
A - Z SIZE PC @ AVG. REMARK
D 10.2 ac, RR-5 (RR-10) 151,5,6,10,12 & 13
Ag Buff
E 17.4 RR-5-PD (RMR-20) (RR-10) 153,5,6,10,12,13 & 21
F 17.3 SR-40K (RMR-20) 1,3,5,6,10,12 & 13
TPZ:
G 38.1 RMR '20' (RMR-40) (RR,-10) 2,5,6,10 512 & 13
2.7 RR-1 (RR-2) 1,2,3,5,6'9,10,12,13 & i7
H
1 1.7 SR-40K (RR-1) URBAN SIDE OF U/R BOUNDARY
-31 1 .5 SR (RR-1) URBAN SIDE OF U/R BOUNDARY
K 4.6 SR (RR-5) URBAN SIDE OF U/R BOUNDARY
L 15.0 RR-2 (RMR-20) @2,5,6,10,12 & 13
TPZ.
M 10.1 RR-5, (Rk-10) (RR-10) URBAN SIDE OF U/R BOUNDARY
TPZ:
N 25.9 RMR-46 (RMR-20) (RR-10) 20
0 4.7 RR-2 (RR-5) URBAN SIDE OF U/R BOUNDARY
A 2.2 RR-1 (RR-2) URBAN SIDE OF U/R BOUNDARY
B .6 SR-20K (RR-1) URBAN SIDE OF U/R BOUNDARY
C 5.7 RR-PD (RR-5) URBAN SIDE OF U/R BOUNDARY
32 D 1.2 RM (RR-1) URBAN SIDE OF U/R BOUNDARY
E .9 RM (RR-1) URBAN SIDE OF U/R BOUNDARY
F .9 RM (RR-1) URBAN SIDE OF U/R BOUNDARY
G 20.5 RR-1-PD (RMR-20) URBAN SIDE OF U/R BOUNDARY

A12-7 6-8-83

Existin5/Potential
Name Location Characteristics Oevelopment

1. Briceland County Road 435 from Four 6 miles of County road, unpaved; complete
Road Corners to (north of) Bear suitable for hikers, eques- to Bear Harbor.
Coastal Trail Harbor paralleling the coast trian. Potential trails
through Sinkyone State Park. connect to shoreline.

2. Whale Gulch Sinkyone Wilderness State Park-. Sandy beach used for fishing Undeveloped campground;
Shoreline 3 miles south of Humboldt County and diving. Reached from non-vehicular access V)
line, 1 mile southwest of Four Briceland Road from Low Gap from Low Gap Creek
Corners. Creek. :9

3. Bear Harbor Sinkyone Wilderness State Park. Access via Four Corners- Undeveloped campground; Pq
Shoreline 6 miles south of Humboldt County Usal Creek Trail. Beach non-vehicular access <
line, 6.2 miles southwest of used for fishing and for able-bodied persons- C-)
Four Corners diving. from end of Briceland Road C:)

4. Jackass Creek 14 miles north of Usal Road Private 500 foot sand beach Undeveloped campground;
Shoreline turn-off from Highway 1. bordered by rocky shore and acquire as part of DPR
cliffs. Access via Four Usal Ranch Project. r-
Corners-Usal Creek Trail or D>
Usal Road. C-1)
C-)
5. Little Jackass 13 miles north of Usal Road 300 foot sand beach bordered Undeveloped campground; M
Creek Shoreline turn-off from Highway 1. by rocky shore and cliffs. acquire as part of OPR
Sensitive marine habitat Usal Ranch Project..
area. Access via Four Corners-
Usal Creek Trail or Usal Road.

6. Usal Creek 6 miles north of Usal Private I mile long beach, 5 Undeveloped campground; -A
Shoreline Road turn-off from Highway 1. acre lagoon and large level DPR Usal Ranch Project,
area suitable for car camping. Car campground; restroom
Access from Usal Road or facilities.
Four Corners-Usal Trail.

7. Usal Road Humboldt County Line to Highway Approximately 30 miles of County Designated by County
Coastal Trail 1. 3 miles north of Rockport maintained road, suitable Trails Plan. r-
for hikers and equestrians.
Potential trails connect to
shoreline.

8. Lost Coast Trails Briceland Road, Portions of Usal Utilizing portions of existing Non7vehicular-access to--
Road and State Highway 1 north of roads and trails to encourage coastal trails for hiking
Rockport. hike-in recreation. and equestrian access to
coastal beaches.

9. Rockport Bayl 3/4 mile west of Highway I Large beach used for fishing rimi t1iv6camp in g; RV
Cottaneva Creek at Rockport and diving, old mill site campground; entry fee may
Shoreline suitable for RV campground. be charged.
Access from Highway 1. Private
ownership.

00
a This table summarizes information presented in greater detail in Chapter 4. See Policies 4.1-1 to 4.12-13.

SUMMARY OF DESIGNATED COASTAL ACCESS POINTS AND TRAIL SYSTEM

Existi
_@nng/Potential-
Name Location Characteristics Development -
10. Westport-Union I to 4 miles north of Narrow strip west of Highway 1. Uncontrolled overnight use.
Landing State Westport provides outstanding views. Day use and improved
Beach camping.
11. Branscomb Road I mile north of Westport, -East@:west dirt imoad'unsuit- Designated by County Trails
Inland Trail Highway I northeasterly to able for most bicyclists. Plan; high priority as major
Laytonville access from Highway 101.
12. Wages Creek Area west of'Highway I at Private 175 unit campground Fee-access-for-non-guests;
Shoreline Wages Creek adjacent to DPR lands. room for, greater development,
13. Westport-Union .3 miles north of Trail to blufftop and beach, Day use only.
Landing State Westport, west of large parking area along Highway
Beach-Pete's Highway 1 1. Major beach for Westport
Beach residents.
14. Caltrans Scenic West of Highway I Short unpaved road to small Day use; Parking area and
Easement (Chadbourne extending 0.5 mile north pocket beach (Chadbourne Gulch). trail to beach at Bruhel
Gulch) and 0.7 mile south of Beach accessible to handicapped. Point.
Chadbourne Gulch. Blufftop trail. Unimproved.
15. South Kibesillah West of Highway 1,.5 mile Shoreline access from steep Day use; maintain
Gulch Fishing north of Abalobadiah bluff. Wildlife Conservation restrooms, picnic tables.
Access Shoreline Creek Board ownership; County improve trail to beqch.
Man-agement. --
16. Seaside Creek 1 mile north of Ten Mile Beach adjoins Highway 1, pro- Acquire accessway and
Shoreline River bridge viding access to handicapped; develop parking area.
possible prescriptive rights.
Lo
17. Seaside Creek North of Fort Bragg from Hiking/equestrian trail parallel Existing public accessway
to Pudding Seaside Creek-Ten Mile to beach for 8 miles. Usable at Ocean Meadows, coastal
Creek Trail River to Pudding Creek from Seaside Creek in summer trail segmented at mouth of
and from Ten Mile Bridge and Ten Mile River.
Pudding Creek year round.
Alternative trail for non-vehicles.
18. Ten Mile River MacKerricher State Unimproved boat access from Improve boating access;
River Access Park, west of Highway 1, G.P. haul road, open weekends_ Power.koa-ts prohibited,
south bank of river and some winter months. Also except forout board
access to-north end of State- trolling motors.
Park.
19. Inglenook MacKe7rricher State Undeveloped trail-to Kc- qui-re.sc-ientific- ac-ce-s.s
Grange Park acquisition Inglenook Fen. easement across private
Trail area, .5 miles north property to OPR acquisition
of Little Valley Road area.
20. Ward Avenue Cleone, MacKerricher Equestrian/hiking underpass No access sign to be
Shoreline State Park to park; limited parking, installed along Highway 1;
03 maintain. existing. access.

Existin?/Potential
Name Location Characteristics Development
21. Mill Creek MacKerricher State County road provides un- Maintain free public access
Drive Park, Cleone controlled access to park to -shoreline- parkAng area.- -
Shoreline and large parking area.
22. Main Entrance MacKerricher State Camping and day use Add 50 campsites.
Shoreline Park, south of Mill
Creek Drive
23. Virgin Creek MacKerricher State State park parcel connecting Maintain undeveloped nature
Shoreline Park, .1 mile north to Highway I
of Virgin Creek
24. Georgia -Pacific .5 mile north of Open to Ten Mile River on Highway sign including
Haul Road Pudding.Creek weekends, holidays and some regulations.
Access winter months.
2.5. Pudding Creek MacKerricher State Sandy beach; swimming in Improve day use facilities.
Shoreline Park; north boundary creek, parallel road for
of Fort Bragg, north parking.
side of creek.
26. Noyo Bay North side of Noyo 600 foot beach; dirt dredge Maintain existing access, im-
Shoreline Bay spoils storage, parking area provements by Noyo Harbor
District.
27. Noyo Harbor Private boat ramp on north; Developed boat launching intain existing
Fishing Access 2 public ramps on south side areas. access-, more publ i c-
viewing points.

28. North Harbor Drive Immediately north of Noyo Harbor Northern portion is in City Paved, except for large
Shoreline and Bridge, east of Highway 1 transver- limits. Passes through Noyo parking area west of
River Access sing east then south to Noyo Fishing Village on County bridge; improve park-
Fishing Village then to shore- Road 415A ing at harbor entrance
line.

29. South Harbor Drive East of Highway 1, transversing Major road into Noyo Fishing Large improved parking
River Access north from Highway 20 into Noyo Village (south bank). County area at terminus.
Fishing Village (south bank) maintained-road 415.

30. Todd's Point Todd Subdivision, south View area at entrance to Acquire viewpoint and
Blufftop side of Noyo Bay. Noyo Bay, prescriptive trail, parking area
rights may exist. at Chicken Point.

31. Ocean View Drive West of Highway 1, just south of Existing accessway to Todd Development of
Shoreline Noyo Harbor Bridge, extending Subdivision transversing on Chicken Point.
.5 miles to blufftop. County Road 439 to blufftop
and outstanding views to
ocean and Noyo Bay.

32. Hare Creek North side of Hare Creek Access to Hare Creek Beach. Proposed trail from CR 439A
to Hare Creek Beach.
00
33. Hare Creek South side of flare Creek Creekside Trail Existing pathway

00
LJ

SUMMARY OF DESIGNATED COASTAL ACCESS POINTS AND TRAIL SYSTEM

Existinv/Potential
Name Location Characteristics Development

34. Mendocino Botanical Garden Rntrance is located Extends from Highway I to the lbbp trai-I to
Gardens - Trail west of Highway 1, north of shoreline via developed return to Pacific Ocean Drive
Digqer Creek network of paths. south of Gardens.

35. Mitchell Creek West of Highway 1, south of Paved trail extends to Not to acquire fee
Shoreline Mitchell Creek adjoining cove and beach from motel access for non-guests,
Pine Beach Inn OPR to develop adjacent
access.

36. Jug Handle Area Jug Handle State Reserve and Primarily public ownership, Day use and trail
Trail adjoining properties; Old Highway loop trail provides bluff- improvements in park.
I at Pine Beach Inn to Jug top and shoreline access.
Handle Creek Interpretive signs at southern
entrance.

37. Jug Handle State North of Bromley Creek, 40 acres reached by 80 foot Day use with parking
Reserve-North west of Highway 1. wide access from Old Highway 1. near entrance.
Access

38. Jug Handle Creek South of Jug Handle Creek, Main entrance-to Jug- Residence and inter-
Shoreline west of Highway 1. Handle Reserve and pretative center,
Ecological Staircase trail to beach

39. Caspar Road Old Highway I through Trail follows existing road, Acquire blufftop trail--. ---
Alternative Caspar to Doyle Creek -County Road 569, then unimproved on headlands
Trail trail along headlands to beach.
40. Fern Creek Road- East of Caspar: @rom Highway I Pedestrian, bicycle, and Designated by County
Caspar Orchard east along County Road equestrian use Trails Plan.
Road Inland Trail 410, then southeasterly
along County Road 411A into
Jackson State Forest.

41. Caspar-Little South of Caspar; Highway I Pedestrian/bicycle/ Designated by County Trails
Lake Road Inland southeasterly to its equestrian use. Connects Plan.
Trail (Road 409) intersection with Little with alternative trail
Lake Road (Road 408) to west along old Highway 1
42. Caspar Headlands Mouth of Doyle Creek 3 acre parcel; DPR beach Acquire additional beach and
State Beach parcel develop trail system
Shoreline

43. Caspar Headlands N. of Caspar Headlands DPR: 4 non-contiguous View and fishing area;
State Reserve South subdivision, south parcels with subdivision acquire lots or trade to
of Caspar Anchorage. of 10 vacant lots. consolidate holding; develop
for day use. .
44. Point Cabrillo Old Highway I from Caspar Connects to Caspar-Little Post sign on Highway 1.
Alternative Creek to Russian Gulch. Lake Road and Cross-California
Coastal Trail (Now County Road 564) Ecological Trail Corridor.
Alternative to Highway I for
00 bicyclists.

-4

Existin@/Potential
Name Location Characteristics Development

45. Point Cabrillo I mile south of Boyle Blufftop at USCG Light Limited public access at no
Light House Creek along Point Cabrillo Station and adjoining fee; picnicking, viewing and
Shoreline Drive, then I mile west private land to the historic site tours; day use
on public road to Light south. only.
House.

46. Cross-California From Russian Gulch Hiking/equestrian trail Designated by DPR Hiking and
Ecological Inland State Park to exists in Russian Gulch Equestrian Trails Plan
Trail Corridor Colusa and North State Park
Lake Tahoe Corridor

47. Russian Gulch Russian Gulch State Well developed and heavily Addition of 100 campsites
Blufftop Park used State Park east of Highway 1. New
parking area.

48. Mendocino Town Lansing Street to Heeser Bluff access and Trail and parking area
Alternative Dr, to Main Street to Big viewing areas improvements.
Coastal Trail River-Mendocino Head-
lands State Park

49. Jack Peters Intersection of Highway I Bluff access for views; Improve and enlarge view
Creek and Lansing St. (County shoreline access at turn-out
View Access Road 500). Jack Peters Creek
50. Little Lake From Highway I at Mendocino, Pedestrian, Designated on County Trails
Road Inland County Road 408 transverses bicycle, and Plan
Trail northeasterly to intersection equestrian use.
of Caspar-Little-Lake Road
(Road 409) to Highway 20. -------
51. Big River Beach and North shore of Big River, east Unpaved parking area Improve parking area, allow
River Access of Highway I right-of-way with access to river. small trolling motor boats.
52. Mendo cino Unit divided into 3 segarate Trail blufftop General Development Plan'
Headlands areas: West end and s oreline and sAoreline access. requested from DPR.
State Park of Mendocino Town peninsula;
funded acquisition, east of Highway
1, north bank of Big River;
and east of Highway 1, south of
Comptche4kiah.-Road.
53. r.of dedication
North Brewery South of Big River mouth, Wide bluff area with Accept.offe
Gulch Road west of Comptche-Ukidh Road access to rocky inter- by McMil)en
Shoreline intersection with Highway I tidal area.
Access
54. Comptche-Ukiah From Highway 1 southeasterly Pedestrian, bicycle and Designated on County Trails
Road Inland to Orr Springs and Low Gap equestrian use on County Plan.
Trail Roads. maintained road.
55. Mendocino Bay Old Highway 1. south of Big Turn-outs with spectacular Maintain existing access.
00 Alternative River mouth (Brewery Gulch views of Mendocino and
I Coastal Trail Road). bay.
-4
I
00

SUMMARY OF DESIGNATED COASTAL ACCESS POINTS'AND TRAIL SYSTEM

Existiq/Potential
Name Location Characteristics Development
56. Van Damme West of Highway 1; north of Blufftop trail Develop parking area, trail,
State Park Gordon Lane to north of and shoreline access.
Trail Little River

57. Van Damme Along Little River, west Handicapped access to Improved parking at beach
State Park of Highway 1. large sandy beach. relocation of group camp.
58. Little River Blowhole West of Highway 1; north of Private. Vertical access trail to the
Vista Point Little River Cemetary. blufftop.
59. Little River- From Highway I at Little Pedestrian, bicycle, Designated by County Trails
Airport Road River, northeasterly to and equestrian use Plan
Inland Trail Comptche-Ukiah Road.
60. Highway I North of Schoolhouse Gulch; Offer for easement for Accept offer to connect with
Bicycle Easement Stillwell Point future use as bicyle trail future offers.

61. Buckhorn Cove North side of Buckhorn Rocky cove with sandy beach; Acquire accessway and parking
Shoreline Cove, south of Little River private ownership area

62. Heritage North of Dark Gulch Beach on inn property. No fee Maintain.
House at Smith Creek public access in accord with
Shoreline deed restriction

63. Dark Gulch to South of Dark Gulch'. Private; spectacular ocean and -Proposed blufftop trail from
Albion Trail West of Highway I harbor views. Dark Gulch to Albion Harbor.
64. Albion-Little Northeasterly of Highway Pedestrian/bicycle/equestrian Designated by County Trails
River Road I at Albion to Little use. Plan.
LA)
I Inland Trail River-Airport Road.

65. Albion Harbor North side of Albion Harbor Private. river access at Unimproved parking, gas
County Road at terminus of entrance to campground
403A County Road 403A

66. Albion Harbor North side of Albion Private, walking access Unimproved parking at beach;
under Highway I River at shoreline through campground
bridge

67. Albion Harbor North side of Albion Private, river access Boat launching, boat parking;
south of "The River, east of County maintain.- -
Pond" Road 403A

68. Albion Harbor North side of Albion Private. numerous river Residential trailers,
Schooner's River. east of harbor access points camping, boat parking;
Landing maintain

69. Albion Harbor South side of Albion River Private, pedestrian, fishing, Maintain.
Field Station at Mendocino Biological and boat launching access
Field Station

Name Location Characteristics Exi tial

70. Salmon Creek old Highway I behind Private, old road leads to Maintain. Acquire
Gregory's Restaurant; sandy beach, blufftop trail accessway by pre-
north side of Salmon Creek, scriptive rights or
west of Highway I by purchase.
71. Navarro Ridge From Highway I north of Pedestri,an/bicycle/equestrian Designated by County Trails
Road Inland Navarro River, south- use. Plan.
Trail easterly to Highway 128.

72. Navarro River South bank. between Large sandy beach, Wildlife Secure agreement on improve-
Shoreline bridge and river mouth Conservation Board ownership; ment and maintenance of road.
Fishing Access road crosses private land on
which prescriptive rights
have been proven.
73. Highway 1. Bi- North of Cavanaugh Offer of easement for future Accept offer to connect with
cycle Easement Grade. use as bicycle trail. future offers.
74. Cavanaugh 2.2 miles north of Elk 200 foot sandy beach reachable Vertical access to be
Gulch from moderately sloping bluff. developed from Caltrans
Shoreline turnout.
75. Cuffey's I mile north of Elk Superb view of coast across- To rno6 t a hd prk i n-g -a rea,
Point west side of Highway 1. Greenwood Cove. No shoreline picnic tables. Caltrans to
access. upgrade.
76. Greenwood West of Highway I from center Headlands and beach recently Pre@4red plan, provide
D> Elk State of Elk to south side of acquired by DPR;.un@evelopecl. par ing area and trails;
Park Greenwood Creek Beach. open for day use.

Acquire and develop for day
77. Elk Creek 2 miles south of Elk 40 acres west of Highway I loop
Shoreline includes 500 foot sandy beach use only.
and 3 acre lagoon.
78. Irish Beach- Irish Beach to Stone- Trail al-ong sandy beach wit.h Acquire accessway adjoining
Manchester boro Road; Manchester non-vehicular access at Irish mean-high tide.
Alternative State Beach. Beach, Alder Creek Beach Road,
Coastal Trail Kinney Road and Stoneboro Road

79. Alder Creek 2 miles north of North entrance to State Beach Post sign at Highway 1, park-
Beach Road Manchester, north end of (County Road 515) area improvements, restore
Shoreline Manchester State Beach abandoned houses.

80. Kinney Road I mile north of Marked entrance to Manchester Maintain.
Shoreline Manchester, west of Highway 1 State Beach & KOA Cdlnpground.
81. Stoneboro .7 mile south of County Road leading to southern Post sign at Highway 1.
Road Manchester, west of Highway I entrance to Manchester State
Shoreline Beach; unsigned
82. Garcia River End of Minor Hole Road, County road to fishing access Post regulation signs along
co River access south bank of Garcia River open at no fee with conditions road; maintain.
by private owner.

SUMMARY OF DESIGNATED COASTAL ACCESS POINTS AND TRAIL SYSTEM

Existing/Potential
Name Location Characteristics . Development

83. Point Arena 3 miles northwest of Improved road to USCG light Request public access; con-
Light Station City of Point Arena, end station; viewing area. Light- struct and maintain view
Blufftop of Lighthouse Road house not open to public. turnouts along Lighthouse
Road.

84. Mendocino-Lake 1.0 mile northwest of Blufftop view point with Owned by Mendocino-Lake
Community College City of Point Arena vehicular access. Community College District.
Field Station

85. Point Arena to Along coast from Point Blufftop trail and shoreline Acquire accessway
Whiskey Shoals Arena south to
Trail Whiskey Shoals

86. Mote Creek 2.3 miles south of Point Owned by Coastal Conservancy Accessway and lateral
(Whiskey Shoals) Arena; forms northern in 72-lot subdivision blufftop trail shall be
boundary of Whiskey acquired for public use.
Shoals subdivision.

87. Ross Creek 2.5 miles south of Point Arena; Private beach access Acquire accessway.
Shoreline adjoins Whiskey Shoals subdivision

88. Schooner Gulch/ 3.3 miles south of the Path from highway turnout-leads DPR__to. acquire -and -develop
Bowling Ball City of Point Arena to sandy beach, unique bowling for day use. Parking area
Beach-Shoreline/ ball rocks on beach, blufftop to be developed east of
Blufftop and beach access. Highway 1.
89. Hearn Gulch 4.5 miles south of the Short trail to small cove and Acquire accessway; purchase
Shoreline City of Point Arena at sandy beach parking area.
milepost 10.08.
LJ
80 90. Island Cove 5 miles south of the City of 700 foot sand beach on sheltered Potential for public access.
Shoreline Point Arena, south of Iverson cove, reached by trail No highway signing.
Road. from parking area

91. Havens Neck 3.5 miles north of Gualala. Promontory of exceptional Acquire right of scientific
Limited 10 acre peninsula parcel beauty with unusual plant access.
Scientific 1,100 feet west of Highway I species and wind-sculptured
rocks; high erosion rate.

92. Fish Rock Observation West side of Highway 1, .25 Private; vacant parcel with Potential for public access
Point and Trail miles north of Fish Rock Road ocean and cliff views. for view point. No highway
signing until adequate
parking is developed.

93. Fish Rock Road 2.8 miles north of Gualala Pedestrian and equestrian Designated on County Traits
Inland Trail from Highway I northeasterly use. Plan.
to Highway 128.

94. Anchor Bay Fish Rock Gulch, north of Sandy beach at campground. Assure fee access for non-
Shoreline Anchor Bay town. guests.

0 95. Serenisea .5 mile south of Anchor Short trail to beach serves Assure fee access for
Shoreline Bay same beach as Getchell Gulch. non-guests.

0
a

SUMMARY OF DESIGNATED COASTAL ACCESS POINTS AND TRAIL SYSTEM

ExistinVPotential
Name Location Characteristics Development

96. St. Orres Creek 1.1 mile south of Anchor 200 foot cove. Acquire vertical and lateral
Shoreline Bay accessway. Off-street
parking.

97. Cooks Beach 1.3 miles south of 500 foot sandy beach on south Acquire vertical and
Shoreline Anchor Bay side of Glennen Gulch. lateral accessway
98. Bourns 1.5 miles south of Open-bluff with-long.views -Blufftop trail and-shoreline
Landing Anchor Bay of shoreline, small beaches access to be acquired.
99. Gualala Trail Central Gualala to Trail along bluff and Highway I- Accept-dedication offer.
Gualala River bridge
100. Gualala River North bank of Gualala River, Unimproved road to river, Potential for privately
Bridge River west of Highway 1. boat launching developed campground.
Access

@0
W

APPENDIX 14 HISTORIC STRUCTURES

TABLE OF HISTORIC STRUCTURES

The attached inventory,of buildings and sites, historic and non-historic, in
the Mendocino Historic Preservation District, Zone A is in preliminary,form.

It represents research into the history of Mendocino over the past ten year ,s
and is still,incomplete. However, in the@interests of planning for the future i,t
is, believed that the County.and MHRB or successor organizations may fihd the
survey helpful in establishing guidelines for planning Mendocino's future. There
are few communities that could include all buildings in a survey.

When working on the inventory [email protected] that there are quite a
nu mber of si tes not included here. Whether they are important only to"
historians, or of interest to planners is a question not answered thus@far.

Another fact noticed is the discrepancy in house numbers where the old
numbering sy:stem is still used and people did-not change over to the County's
numbering system.

At one time it was considered sufficient to use two categories for the
Inventory: Historic and Non-Historic-,,@ but as research continued it became
apparent this simplistic approach would not suffice. The Categories now number;
Category Ila has been
four with Categories II and'IV having two'parts.
established as sort of a holding category until further research is made
regarding the historical significance of the building. Several questions need t,o
be asked: is the building historically important, does it deserve Landmark status
or will it fall into Category III or Category IVa.