- What is an Assessor’s Parcel Number?
- How do I find out if my parcel is the city or in the County?
- What is a zoning classification?
- What development does zoning allow?
- What is a land use designation?
- What is a combining zone?
- What are building setbacks?
- What is the minimum parcel size?
- What permits are required to build a house?
- What’s the difference between building in the coastal zone and the inland areas?
- How do I research if a property is in the Coastal Zone?
- Can I place a manufactured home on my property?
- Can a second dwelling unit be developed my the property?
- How tall can I build a fence on my property?
- Can I keep horses/chickens/goats/or other domesticated animals on my property?
- Can I remove trees from a property?
- Can I live in a travel trailer on my property?
- How do I know whether my lot is a legally created lot?
- How do I find out if there are any easements on my property?
- Is my property subject to flooding?
- What is a nonconforming structure or use?
- If an old structure burns down, can it be rebuilt?
- Can a house be remodeled if it does not meet the required setbacks?
- Can a parcel be subdivided?
- What is the basic process for getting a building permit?
- What is the basic process for getting a planning permit?
- What are typical fees for planning permit?
- How do I get help applying for a planning permit?
- I’m thinking about buying a property, how can I research more about it?
- How do I research which zones allow a particular use?
- What is the difference between a principally permitted use and a conditionally permitted use?
- What is the process for annexing a parcel into a City?
- Does the County enforce covenants, conditions, or restrictions in subdivisions?
Assessor’s parcel numbers are 12-digit numbers assigned by the County of Humboldt
assessor for property tax purposes. Assessor’s parcel numbers are used by many
county departments to track records and projects. A parcel number may be obtained
from a property tax bill or from the Assessor’s Office at (707) 445-7663.
The county’s
Geographic Information System
(GIS) displays parcel and city boundaries. This system can be used to
determine if your property is located in a city or in the unincorporated
areas of the County.
All properties within the County are assigned a zoning classification. For
example, many properties are assigned an R-1 or Residential One-Family zoning
classification. Like land use designations described below, zoning establishes
the distribution, location, and extent of the uses of property. Zoning
classifications are more specific than land use designations. For example, zoning
designations specify building height and setback requirements.
Zoning classifications are described in the Coastal Zoning Regulations and Inland
Zoning Regulations. These documents are available from the
Planning Library
page of this website.
Individual zoning classifications, commonly known as districts or designations,
are described in the Coastal Zoning Regulations and Inland Zoning Regulations. These
regulations affect all residential structures such as dwellings, home additions,
fences, swimming pools, and garages, as well as all commercial and other structures
like offices, barns and lumber mills.
Zoning regulations also control what is allowed in specific areas of the county. For
example, a property owner typically can conduct a business in a commercial area but
not in a residential area except under limited conditions. Similarly, industrial
uses are allowed in industrial areas and limited in agricultural areas. In Humboldt
County, zoning designations increasingly allow a mixture of compatible uses, such as
apartments above shops and offices.
Zoning regulations also contain combining zones and other standards may also apply
to a property. A more detailed explanation of combining zones can be found below.
The purpose of the Zoning Regulations is to implement the county’s general plan in
part by regulating development in accordance with this plan. At the same time, they
also help to minimize conflicts resulting from incompatible uses.
Zoning classifications are described in the Coastal Zoning Regulations and Inland
Zoning Regulations. These documents are available from the
Planning Library
page of this website.
Similar to zoning designations described above, all properties within the county
are also assigned a land use designation. For example, many properties are assigned
an RL or Residential-Low Density designation. Land use designations are derived from
the land use goals, policies, and standards of the Humboldt County general plan. Land
use designations establish the distribution, location, and extent of the uses of
property. Residential land use designations also establish a residential density
expressed in terms of residential units per acre. Land use designations are more
general than zoning classifications. Typically, land use designations focus on
allowed uses whereas zoning classifications provide specific standards related to
building height and setbacks. Both are used by decision-makers to determine whether
a proposed use, development, or subdivision is appropriate.
Land use designations are described in the Framework Plan, Community Plans, and
Coastal Plans. These documents are available from the
Planning Library
page of this website.
Combining zones, commonly known as overlay zones, apply additional development
requirements in specific areas throughout the county. Combining zones are typically
used to protect natural and visual resources, but are also used to regulate minimum
parcel sizes and special uses. Sometimes combining zones add requirements and other
times they modify existing requirements.
For example the R-Streams and Riparian Corridors combining zone protects creeks and
streams by requiring setbacks between development and waterways.
Another example is the B-Special Building Site combining zone which increases
minimum parcel size requirements. The R-1 or Residential One-Family zoning district
on its own specifies a minimum parcel size of 5,000 square feet. But when combined
with a B-4 Special Building Site Combining Zone, the required minimum parcel size is
increased to one acre.
Setbacks are required distances between the vertical walls of buildings and property
boundaries. Generally, they are described as front, rear and side yard setbacks.
Setbacks vary from zero to fifty feet depending on the zoning classification for the
property. Typically the front yard faces the road. However, irregularly shaped
parcels or parcels that abut more than one road can have unique setback requirements.
The county’s web
Geographic Information System
(GIS) displays parcel and zoning boundaries. This system can be used to determine
the zoning for a property.
Setbacks and zoning classifications are described in the Coastal Zoning Regulations
and Inland Zoning Regulations. These documents are available from the
Planning Library page of this website.
The minimum size of a parcel is the smallest lot you can create on a property. It
is an important consideration for subdivisions and lot line adjustments. The zone
classification determines minimum parcel sizes.
Generally, the zoning ordinance allows development to occur on parcels that don’t
meet the minimum parcel size as if they met the minimum parcel size. However, health
and safety requirements other than the zone classification still apply. For example,
onsite sewage disposal requires minimum parcel sizes that may differ from the zoning
ordinance.
The county’s web Geographic Information System
application show parcels and zoning boundaries, which can be used to determine the
zoning for your property.
Minimum parcel size and zoning classifications are described in the Coastal Zoning
Regulations and Inland Zoning Regulations. These documents are available from the
Planning Library
page of this website.
Construction or alteration of any residence requires a building permit from the
Building Inspection division. Other permit requirements may also apply. For example,
if the property is located in the coastal zone, the construction of a residence may
also need a coastal development permit from the Planning division. In areas without
public sewer, sewage disposal system permits are required from the Environmental
Health Division. For properties along county roads, an encroachment permit may be
required from Public Works. Other local, state or federal permit requirements may
also apply.
Special requirements may apply to rebuilding or altering structures which do not
conform to the development standards or allowed uses of the zone classification.
More information on nonconforming structures can be found elsewhere on this page.
For more information about which permits may apply, please contact Community
Development Services at (707) 445-7541 or visit our office at 3015 H Street in
Eureka.
Typically there are more permit requirements in the coastal zone. The additional
requirements protect coastal resources such as beaches, public access, dunes and
recreational opportunities.
The county’s web Geographic Information System
(GIS) displays parcel and coastal zoning boundaries. This system can be used
to determine if a property is in the coastal zone.
With a building permit, new manufactured homes are allowed by the zoning ordinance
the same as other homes. Older manufactured homes are permitted in areas with a
T-Manufactured Home or M-Manufactured Home combining zone. Other permits may be
required. For example, if the property is located in the coastal zone, the placement
of a manufactured home may need a coastal development permit.
More information on combining zones and permits to build a home can be found on this
page.
Second units are permitted in many residential zoning districts. All new second
units require a building permit from the Building Inspection division and may
require other permits from the Planning Division, Environmental Health division,
or Public Works. In general, second units are encouraged in the R-1 and RS-5
Residential Single Family zoning districts.
To learn more about the permit requirements and allowances for second units please
see the Secondary
Dwelling Unit Guide.
Fences up to six feet high are exempt from zoning setback and building permit
requirements. A fence over six feet high is subject to setback requirements from
property lines and requires a building permit from the Building Inspection division.
Fences along roads may have special restrictions in height and material according
to the county’s Visibility Ordinance, which establishes standards to ensure adequate
visibility corridors for pedestrian and vehicle safety. Contact the Department of
Public Works, Land Use division at (707) 445-7205 for more information on the
Visibility Ordinance.
In residential zones, two large animals such as horses or cows may be kept on a
property that is one acre in size. Two medium sized animals such as goats, pigs,
or sheep may be kept on a property 10,000 square feet in size. Ten small animals
such as rabbits and chickens may be kept on a property 5,000 square feet in size,
although crowing roosters are not allowed in residential zones. Larger parcels can
accommodate more animals.
Tree removal involves numerous considerations including fire safety, neighborhood
character, and protection of sensitive resources such as habitat. Removal of trees
greater than 12 inches in diameter may require a permit from the Planning Division.
In general, it is easier to remove trees from a property in the inland areas than in
the coastal zone. For example, in residential zones, trees may be removed within 30
feet of a building pad as long as the removal does not impact a sensitive resource.
However, if the residence is in the coastal zone, permits are required from the
Planning Division. Tree removal three acres or larger in size, or in Timber
Production Zones, require timber harvest plans and are regulated by the California
Department of Forestry and Fire Protection also known as Cal Fire.
Tree removal requirements depend on many factors. We recommended contacting the
Community Development Services Department for more information. Please call (707)
445-7541 or visit our office at 3015 H Street in Eureka.
Travel trailers within recreational vehicle parks may be used as a dwelling. Outside
of recreational vehicle parks travel trailers may be used as a residence in one of
two ways. With a special permit from the Planning Division a travel trailer may be
used for up to six months of the year in zoning districts that allow recreational
uses. Or, with a valid building permit, a travel trailer may be used temporarily
while constructing a home.
A lot is considered legal if it was created in accordance with the subdivision rules
in effect at the time of creation, and subsequent transfers of the property did not
affect its shape and size. Subdivision rules have changed over time. Determining how
a property was created, and tracing the chain of transfer over time can be a
challenge. When the legal status of a lot is in question, the Planning Division can
conduct a determination of legal status. For more information, please call (707)
445-7541 or visit our office at 3015 H Street in Eureka.
There are two types of easements. One is a recorded easement that is discovered
through the title search process usually conducted by a title company at the time
of property transfer. Another is a prescriptive easement which occurs when a
property has been used historically for ingress and egress with or without
permission. Prescriptive easements often become an issue in the review of coastal
development projects where the development impacts the use of an existing trail
which accesses the beach. Established and distinguishable trails, roads, or parking
areas could indicate the presence of a prescriptive easement.
The best available mapped flood information is provided by Flood Insurance Rate
Maps (FIRM) which are maintained by the Federal Emergency Management Agency. The
county’s web Geographic Information System (GIS) shows parcels and the flood hazard
information from these maps. You may
also review these maps at the Community Development Services office at 3015 H Street
in Eureka.
FIRM maps have four flood hazard zones:
-
If a parcel is located in FIRM Flood Zone A, the property is within the
mapped 100-year flood plain. This means the property is expected to flood
once every 100 years on average.
-
If a parcel is located in FIRM Flood Zone B, the property is within the
mapped 500-year flood plain. This mean the property is expected to flood
once every 500 years on average,
-
If the parcel is located in FIRM Flood Zone C, the property is within the
mapped area of minimal flooding.
-
If the parcel is located in FIRM Flood Zone D, the property is within an
area of undetermined, but possible, flood hazards.
A nonconforming building or use is one which was established prior to the zoning
regulations, and does not meet current development standards or the uses allowed
by the zone classification. Nonconforming buildings or uses are commonly known as
being "grandfathered in".
To be recognized as legal and non-conforming, the structure or use must be used
continuously for the same purpose without interruption for more than two years.
Special requirements apply to nonconforming structures and uses. For more
information please contact Community Development Services at (707) 445-7541 or
visit our office at 3015 H Street in Eureka.
Structures with allowed uses that conform to the standards of the zone
classification may be rebuilt with a building permit from the Building Inspection
Division. In the coastal zone, a coastal development permit from the Planning
Division may also be required to rebuild. All state and local standards for sewage
disposal must also be met when a structure is rebuilt. Structures destroyed by fire
must be rebuilt within two years.
Nonconforming structures or uses may also be rebuilt in certain situations. For
example, single family homes in commercial zones may be rebuilt with a building
permit. However, rebuilding commercial structures in residential zones would only
be allowed if the new structure is the same size as the old structure. Minor
exceptions may be allowed with a special permit from the Planning Division.
Legal, nonconforming residences may be altered or enlarged with a building permit
from the Building Inspection Division if the alteration meets the required setbacks.
Alterations that do not change the footprint of a structure such as windows, siding
or interior remodels are allowed with a building permit. However, when the
alteration does not meet the required setbacks, a variance is required from the
Planning Division. For more information please contact Community Development .
Services at (707) 445-7541 or visit our office at 3015 H Street in Eureka.
Subdivisions must be consistent with the minimum parcel size of the zoning
classification and the maximum density of the land use designation. In cases where
the zoning classification and land use designation allow for different parcel sizes
or density, the most restrictive will apply. The county’s web Geographic Information
System (GIS) displays zoning classifications and land use designations.
For example, a parcel with an RL, Residential Low Density land use designation
typically has a maximum density of seven dwellings per acre so a one acre parcel
could potentially be subdivided into seven parcels. And, if the minimum parcel size
allowed by the zone classification was 5,000 square feet per parcel, a seven parcel
subdivision would also be consistent with zone classification. However, if the
minimum parcel size of the zone classification was 10,000 square feet per parcel,
only a four parcel subdivision would be allowed.
For more information please contact Community Development Services at (707) 445-7541
or visit our office at 3015 H Street in Eureka.
For small scale projects such as new roofs or new electrical service, building
permits can be issued the same day. These are commonly known as over the counter
permits and are issued within thirty minutes or less. For other larger scale
projects, building permits usually take two to three months for a typical project,
and follow seven basic steps.
-
Application Submittal - At a minimum, a property owner submits a project
description and plot plan to the Building Inspection Division for review.
Complete construction plans are often submitted but not required at this step.
-
Preliminary Investigation - Building Division staff review the submittal
for site suitability and other permit requirements. Application fees are
collected at this time.
-
Presite Inspection - In coordination with the applicant, a Building
Inspector visits the project site to confirm the features shown on the plot
plan. The applicant is provided a copy of the presite inspection report from
the Building Inspector.
-
Referrals - Once the plot plan is complete and construction plan have been
received, the application is sent to other reviewing agencies such as the
Environmental Health Division and Public Works Department.
-
Construction Plan Review - A Plan Checker reviews the construction plans for
conformance with state building codes. This step often involves revisions to
the construction plans.
-
Permit Issuance - After the referrals are returned by the reviewing agencies
and construction plans have been approved, the permit may be issued to the
applicant. Any final plan check and permit issuance fees are collected at
this time.
-
Inspections - During construction, Building Inspectors regularly visit the
project site to assure conformance with the approved construction plans.
For more information on the building permit process please call (707) 445-7245 or
visit our office at 3015 H Street in Eureka.
Planning permits follow these basic steps.
-
Application Assistance - An applicant meets with planning staff to review
the project proposal. Applicants receive an overview of the permit process
and are provided with a list of application submittal requirements,
estimates of permit fees and processing time.
-
Application Submittal - An applicant submits a completed application form
along with copies of project plans and supplemental documents. Fees are
collected at this time.
-
File Opening & Referral - Planning Division staff generate maps and other
documents and send copies of the application to referral agencies for
comment.
-
Staff Report - After the referrals are returned by the reviewing agencies,
Planning Division Staff compiles a staff report for the decision-maker.
Projects that involve environmental review pursuant to the California
Environmental Quality Act have additional reports documenting environmental
impacts.
-
Public Notification - If required, notice of pending decisions are sent
directly to surrounding property owners and published in the newspaper.
-
Decision - Depending on project type, the decision-maker can be the
Director, Zoning Administrator, Planning Commission or Board of Supervisors.
Other than decisions made by the Director, public hearings are conducted
where public testimony is received.
-
Appeals - After a decision is made, affected parties may appeal the decision
within a certain time period. Appeal periods vary depending on the project
type. The permit becomes effective upon completion of the appeal period. Any
unpaid fees are invoiced at this time.
-
Post Approval Conditions - Most permits are approved with specific
conditions. Conformance with permit conditions is coordinated between the
applicant and Planning Division staff. The project is not complete until all
required conditions are met.
For more information on the planning permit process please call (707) 445-7541 or
visit our office at 3015 H Street in Eureka.
Fees depend on project type and location. The Community Development Services
Department also collects fees on behalf of other participating agencies. The most
current fee schedule can be found here in our forms center
The Community Development Services Department offers two services to assist with
the planning permit application process. With Application Assistance, Planning
Division staff provides direction to applicants regarding application submittal
requirements, estimates of permit fees and processing time, and an overview of the
permit process. Through Project Facilitation, a Senior Planner assists with filling
out the application form, provides application documents such as plot plans and
compiles other essential documents.
For more information about Application Assistance and Project Facilitation, please
visit our online brochure area
While the county’s web Geographic Information System (GIS) is not a substitute for a
complete records check, it does display a significant amount of information on
specific parcels. For example, this system can be used to research if a property is
in the coastal zone and show which zone classification and land use designation
apply.
There are many important considerations for buying a property. The legal status of
the parcel, unpermitted structures, environmental and geological development
constraints, and the existence of easements or life estates are a few examples of
issues that can make property transactions complex. Rigorous due diligence is
advised before purchasing any property.
Prospective purchases can use the Information Request service to learn what records
the Planning Division has for a property. For more information, please call (707)
445-7541 or visit our office at 3015 H Street in Eureka.
The county’s web Geographic Information System (GIS) can be a helpful tool for
researching which zones apply to a property. For example, this system can be used
to research if a property is in the coastal zone and show which zone classification
and land use designation apply.
Zoning classifications are described in the Coastal Zoning Regulations and Inland
Zoning Regulations. These documents are available from the
Planning Library
page of this website.
Typically, if a use is principally permitted in the zoning code, the use does not
require a permit from the Planning Division. Construction of structures still
require a building permit. However, if the project is located in the coastal zone,
a discretionary permit from the Planning Division is generally required, even if a
use is principally permitted.
Uses that are conditionally permitted in the zoning code always require a
discretionary permit from the Planning Division. Examples of discretionary permits
include Costal Development Permits, Conditional Use Permits and Special Permits.
The Local Agency Formation Commission
(LAFCo) is responsible for review and approval of annexations. The city, county
and LAFCo work together in reviewing proposed annexations. For more
information contact LAFCo at (707) 445-7508 or visit 1125 16th Street, Suite
202 in Arcata
No. These deed restrictions are private agreements, and enforced by the property
owner. Deed restrictions can be researched through a title company or the Humboldt
County Recorder’s Office.
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