CHAPTER 2

CHAPTER 2 LAND USE AND DEVELOPMENT

2100 OVERVIEW

The Carlotta/Hydesville Community Planning Area covers the lower reaches of the Van Duzen River Valley in mid-Humboldt County. The planning area is almost seventeen (17) square miles in size (11,060 acres) and includes the communities of Carlotta, Hydesville, a small residential community at Riverside Acres and the Starvation Flats settlement on the Van Duzen River. REFER TO CHAPTER 2 OF THE FRAMEWORK PLAN FOR ALL LAND USE AND DEVELOPMENT POLICIES APPLICABLE IN THE CARLOTTA/HYDESVILLE COMMUNITY PLANNING AREA.

The planning area has a current population of 1,413 persons and 563 housing units. About 900 persons reside in Hydesville, 350 persons live in Carlotta and 150 persons within the Van Duzen River area.

About ten (10) miles of County maintained roads fall within the planning area as does State Highway 36 and a branch of the Eureka Southern Railroad extending from the main line at Alton to the lumber mills in Carlotta. The Hydesville County Water District provides water services within the Hydesville area. Sewer services are not planned for the forseeable future.

2200 POPULATION

The Carlotta/Hydesville Community Planning Area has a current estimated population of 1,413 based on the 1980 Census of Population. This is approximately 1.2% of the County's total population. Table 1 below shows the projected population for the planning area for the next fifteen years.

TABLE 1 PROJECTED POPULATION 1980-2000

Year Population Change

1980 1,346 --

1985 1,413 + 67

1990 1,478 + 65

1995 1,517 + 38

2000 1,565 + 48

2300 ECONOMICS

Hydesville and Carlotta have gradually evolved as bedroom communities. The majority of local residents in the labor force, estimated at 550 persons, work in Fortuna or in the Eureka-Arcata area. There are an estimated 250 employment opportunities within the planning area with about 80% employed directly by the local sawmills. An expanded industrial area has been designated adjacent to the existing sawmills on State Highway 36 at Yager Creek.

2400 HOUSING

The planning area has approximately 563 units of housing. Based on the planning area's existing ratio of housing units to population, the area will need to accommodate approximately 60 additional housing units by the year 2000. The Carlotta/Hydesville Community Plan provides sufficient housing sites to accommodate this level of projected growth. (See Tables 2 and 3 for Residential Development Potential)

2500 RURAL LAND USE

The rural sections of the planning area consist primarily of quality timber and agricultural lands. Rural homesites, on parcels generally ranging from 1-5 acres, are mostly concentrated within or close to the existing communities.

The conservation and development of the rural areas of the County is a major policy of the Framework Plan and is based on the protection of productive agricultural and timberlands and the concentration of new residential development around existing communities. By focusing development near existing communities, rural areas in the County can be retained in resource production uses.

2554.11 Standards for Cottage Industries

Cottage Industries are considered a secondary use on a parcel involving the manufacture, provision of, or sale of goods and/or services, including Bed and Breakfast establishments, which:

a. Are conducted by occupants on the premises and not more than three non-resident employees in a manner which does not substantially affect the primary use of the of the parcel; and

b. Does not require use of buildings or structures occupying more than two acres; and

c. Involves no sales of merchandise other than that grown or processed on the premises or merchandise directly related to and incidental to the industry; and

d. Would increase or maintain the viability of the existing principle use of the land, and shall not create noise, odors, smoke, or other nuisances which would adversely affect the surrounding area.

2600 URBAN LAND USE

2610 Background

The community of Hydesville is designated as an Urban Development Area (UDA) - an area which includes the original townsite, the residentially developed area on the first terrace north of town and the developing area east along State Highway 36 to Fisher Road near Yager Creek. The UDA encompasses all the commercial enterprises and public uses (school, cemetery, post office) within the Hydesville area and is served by the major community water lines. (See Community Plan Maps for the Hydesville Urban Development Area.)

2620 Sphere of Influence

2621 Background

The Hydesville County Water District was created on March 26, 1963 and a Sphere of Influence Report for the Water District was adopted by the Humboldt County Local Agency Formation Commission on August 22, 1979. The Hydesville County Water District was assigned an "expanded" Sphere of Influence in anticipation of additional population growth to the north of the existing district boundary (see Figure 2).

2630 Development Timing

2633 Policies

1. The Hydesville County Water District shall retain sole discretion to extend community water service to all areas within the existing District boundary.

2. All new construction or development on parcels less than 2 acres in size within the Urban Development Area shall be required to utilize the Community Water System.

3. Residential development in the Urban Development Area may utilize on- site individual sewage disposal systems provided that waivers of Site Suitability Criteria shall not be granted by the Humboldt-Del Norte Health Department.

4. The County and the Hydesville County Water District, with technical assistance from the North Coast Regional Water Quality Control Board, shall cooperatively assess the merits, costs, and feasibility of conducting a hydro-geologic study of the Hydesville area to more accurately establish an optimum community development density based on a public water system and long-term reliance of individual sewage disposal systems.

2700 LAND USE DESIGNATIONS

Density ranges described in land use designations may be exceeded to encourage affordable housing production pursuant to Section 65915 of the California Government Code (Density Bonuses). Density ranges may also be exceeded within Planned Unit Developments (PUD’s). Also, a variety of housing types and a mixture of residential and commercial uses may be allowed to encourage affordable housing production under the provisions of State law referenced above, and in PUD’s to encourage the provision of extraordinary public benefits within subdivisions. (Amended by Resolution No. 98-114d, adopted 04/07/98).

2720 RESOURCE PRODUCTION

2721 Timber Production (T)

1. Character: The Timber Production designation is utilized to classify land that is primarily suitable for the growing, harvesting and production of timber. The designation shall be restricted to those parcels originally zoned Timberland Production. Portions of these parcels not zoned TPZ may be developed consistent with the existing zone and in compliance with all applicable federal, state and County regulations.

2. Primary and Compatible Uses: Primary uses include the growing and harvesting of timber and timber production facilities, including portable processing equipment. No use shall be permitted in Timber Production that significantly detracts from or inhibits the growing and harvesting of timber. Compatible uses other than the direct growing, harvesting and portable processing of timber include:

A) Watershed management.

B) Management for fish and wildlife habitat.

C) A use integrally related to the growing, harvesting and processing of forest products, including but not limited to roads, log landings, and log storage areas (portable chippers and portable sawmills are considered a part of "processing").

D) The erection, construction, alteration or maintenance of gas, electricity, water or communication transmission facilities consistent with Section 2514.2.

E) Grazing and other agricultural uses. F) No more than two single-family dwelling units and normal accessory uses and structures for owner and caretaker. The second dwelling unit shall require a use permit and shall be conditioned so as to not constitute a subdivision of the parcel. Minor conversion of timberland for residential uses is limited to an area of 5% of the total parcel, to a maximum area of two acres for a homesite and appurtenant uses. The total area need not be a contiguous unit.

G) Temporary labor camps, less than one year in duration, accessory to timber harvesting, processing or planting operations.

H) Recreational uses under the control of the owner which will not significantly detract from or inhibit timber or agricultural production on the project site or adjoining lands.

I) All prudent reforestation activities including site preparation.

3. Density Range: The density is established through zoning to allow for minimum parcel sizes of 160 acres to 20 acres. The following findings must be made in determining appropriate parcel sizes less than 160 acres. A. Zoning to a minimum parcel size of forty (40) acres is based on the findings that: 1. It shall not significantly detract from the use of the property for, or inhibit, growing and harvesting of timber; and

2. It shall not inhibit economically viable agricultural and timber production on adjoining lands; and

3. Uses and parcel sizes in the adjoining area are compatible; and

4. It is consistent with a comprehensive view of all relevant plan policies.

B. Zoning to a minimum parcel size of twenty (20) acres is based on the findings in 3(A) above and that: 1. The timber site designation is Site II or above; and 2. Each parcel has frontage on an existing publicly maintained road; and

3. All such zoning is within 1/4 mile of an existing maintained public road.

4. Subdivision to the minimum parcel size allowed in the zone may be permitted where no parcel is created with less than forty (40) acres of Site III or lower or twenty (20) acres of Site II or higher, except where separate management units of a smaller size already exist and based on the findings that: A. The subdivision will result in significant improvements (including but not limited to stocking and conifer release) in site productivity, timber growth and harvest through intensive management; and

B. Adequate access, water and geologic stability can be demonstrated for the proposed use and the land division meets all other regulatory requirements; and

C. On each parcel, the residential site is located, to the fullest practical extent, in areas of the lowest productivity.

D. Access to the remainder is consistent with the uses of the remaining property.

E. A joint timber management plan will be prepared on the division.

5. Lot line adjustments of TPZ may be approved without regard to the standards 3 and 4 of this section in order to consolidate by merger logical management units. Such adjustments shall be in keeping with the spirit and intent of TPZ and shall not result in a net reduction of the area of TPZ available for forest management.

6. The total density shall not exceed one (1) dwelling unit per twenty (20) acres. A use permit shall be required where a density of more than one dwelling unit per 40 acres or larger parcel is sought. Parcels less than 40 acres shall not have second units. Homesite coverage shall not exceed 2 acres total for both dwellings and accessory structures.

2722 Agriculture Exclusive (AE) 1. Character: Agricultural Exclusive includes prime agricultural lands as identified by any of the following definitions: A. Land which qualifies for rating as Class I or II by the U.S. Soil Conservation Service land use capability classifications.

B. Land which qualifies for rating as 80 through 100 percent in the Storie Index Rating.

C. Land that has a livestock carrying capacity of one animal unit per acre.

D. Land planted with fruit or nut bearing trees, vines, bushes or crops which have a non-bearing period of less than five years and which will normally provide a return adequate foreconomically viable operations during the commercial bearing period on an annual basis from the production of unprocessed agricultural plant production.

E. Land capable of producing an unprocessed plant production adequate for economically viable operations.

F. Additional lands adjacent to 1, 2, or 3 above which presently or historically have been necessary to provide for economically viable agricultural areas. These lands are included to prevent the establishment of incompatible land uses within an area defined by natural or man-made boundaries.

2. Primary and Compatible Uses: Primary uses shall be limited to the production of food, fiber, plants, timber, timber and agriculturally related uses, and agriculture related recreational uses. Very low intensity residential uses may be allowed if they are incidental to the property and if they support agricultural activities, or are necessary for the enhancement and protection of the natural resources of the area. Building sites shall be clustered adjacent to existing developed areas or on portions of land least suited for agricultural use with the least adverse effects on the environment. Compatible uses in the Agriculture Exclusive designation include:

A. Hog production.

B. Animal feed yards and sales yards.

C. Agricultural and timber products processing plants.

D. Animal hospitals.

E. Rental or sale of agricultural equipment and storage thereto.

F. Watershed management.

G. Management for fish and wildlife habitat.

H. Recreational uses under the control of the owner which will not significantly detract from or inhibit timber or agricultural production on the project site or adjoining lands.

I. The erection, construction, alteration, or maintenance of gas, electric, water or communications transmission facilities, and wind or hydroelectric solar or biomass generation, and other fuel or energy production facilities.

J. Farm labor housing and temporary labor camps.

K. Cottage industries.

3. Minimum Parcel Size: 60 acres minimum parcel size, except that divisions to 20 acres may be permitted where the parcel is subject to an agricultural preserve contract or agreement.

The total number of building sites shall not exceed a density of one dwelling unit per 20 acres. A use permit shall be required where a density of more than one dwelling unit per parcel is sought. Homesite coverage shall not exceed two acres.

2723 Agriculture Grazing (AG) 1. Character:Agriculture Grazing includes lands characterized by any of the following: A. Lands which are not prime agricultural lands, but are in agricultural uses shall be planned for continued agricultural use. This should include lands rated "fair" to "very good" or "medium" to "very high" by soil-vegetation maps for grazing use.

B. Lands which are not prime agricultural lands and are not currently being used for agricultural purposes but are in proximity to agricultural areas and which are predominantly of a suitable parcel size shall be planned for future agricultural use. These lands can contribute to themaintenance of the long term viability and integrity of the County's grazing lands.

C. Lands which are not in agricultural production, but which directly contribute to theviability of adjoining viable agricultural land, should be planned for uses compatible to and consistent with agriculture.

2. Primary and Compatible Uses: (See 2722.2) 3. Density Range: One (1) dwelling unit per 160 acres to one (1) dwelling unit per 20 acres. The following findings must be made in determining appropriate density ranges. A. Zoning based on an average parcel size of 40 acres may be permitted, where the protection of agricultural operations will be ensured, maintained or enhanced based on the following findings that: 1. It shall not significantly detract from the use of the property for, or inhibit agricultural operations; and

2. It shall not inhibit economically viable agricultural and timber production on adjoining lands; and

3. Uses and parcel sizes in the adjoining area are compatible; and

4. It is consistent with a comprehensive view of all relevant plan policies; and

5. Each parcel has frontage on an existing publicly maintained road; and

6. All such zoning is within 1/4 mile of an existing maintained public road.

4. Subdivision to the minimum parcel size allowed in the zone may be permitted based on the findings that: A. The subdivision will result in significant production improvements through intensive management for the growing of crops and animals; and

B. An agricultural economic feasibility plan is approved on the significant production improvements; and

C. Adequate access, water and geologic stability can be demonstrated for the proposed use and the land division meets all other regulatory requirements; and

D. On each parcel, the residential site is located, to the fullest practical extent, in areas of the lowest productivity; and

E. Access to the remainder is consistent with the uses of the remaining property.

5. Lot line adjustments of AG lands may be approved without regard to the standards of 3 and 4 of this section in order to consolidate by merger logical management units. Such adjustments shall be in keeping with the spirit and intent of the Plan and shall not result in a net reduction of the area of land available for agricultural management.

6. The total density shall not exceed one (1) dwelling unit per twenty acres. A use permit shall be required where a density of more than one dwelling unit per 40 acre or larger parcel is sought. Parcels less than 40 acres shall not have second units. Homesite coverage shall not exceed two (2) acres total for both dwellings and accessory structures.

2724 Agricultural Lands (AL) 1. Character: Remote, steep and high natural hazards areas. Marginal timber, grazing, mining and quarrying, recreational areas, watershed and wildlife areas, occasional rural residences.

2. Primary and Compatible Uses: Resource production allowing intensive management opportunities, recreational uses, single family residences and cottage industries.

3. Density Range: One dwelling unit per 160 to one dwelling unit per 20 acres.

4. The total density shall not exceed one (1) dwelling unit per twenty acres. A use permit shall be required where a density of more than one dwelling unit per 40 acre or larger parcel is sought. Parcels less than 40 acres shall not have second units. Homesite coverage shall not exceed two (2) acres total for both dwellings and accessory structures.

5. Community_Policy: The overall density of the 886 acre Noble ranch in the Van Duzen River area south of Hydesville shall not exceed one dwelling unit per 55 acres or AE (55 acres). The specific zoning of the area designated (AE)(55) acres, not otherwise zoned TPZ, shall be zoned AE B-7 (10 acres). The intent of this policy is to facilitate the resubdivision of the subject ranch into an optimum number of viable agricultural units with flood-free building sites.

2725 Agricultural Rural (AR) 1. Character: Outside of Urban/Rural Community Centers areas, few public services required. Large lot areas on slopes generally less than 30%. Timber or agricultural land allowing intensive management opportunities.

2. Primary and Compatible Uses: Agriculture and timber harvesting under intensive management, single family residences, cottage industries, educational and religious activities and recreational uses.

3. Density Range: One dwelling unit per 20 acres to one dwelling unit per 5 acres.

2730 RESIDENTIAL

2731 Agricultural Suburban (AS)

1. Character: Adjacent to urban areas or rural community centers and may eventually require urban services.

2. Primary and Compatible Uses: Single family residence, cottage industries, educational and religious activities, and agriculture allowing intensive management opportunities.

3. Density Range: One dwelling unit per five acres to one dwelling unit per 2 1/2 acres.

2732 Residential Low Density (RL) 1. Character: The Low Density residential designation is intended to be applied in urban areas of the County where topography, access, utilities and public services make the area suitable for such development.

2. Primary and Compatible Uses: Residential, secondary dwelling units, mobilehome parks, educational and religious activities, bed and breakfast establishments, and noncommercial recreational facilities.

3. With community water and community operated or community approved wastewater treatment systems including but not limited to a) community sewage disposal systems; b) small sewage treatment facilities, and; c) On-site Wastewater Management Zone, residential densities may increase to 1-7 dwelling units per acre.

4. Community Policy: Both existing mobilehome parks within the Hydesville townsite may potentially be expanded by means of a conditional use permit to within an overall residential density range of 1 to 7 dwelling units per acre consistant with wastewater disposal requirements.

2740 COMMERCIAL

2741 Commercial General (CG)

1. Character: Generally retail sales and services that should be located for convenience. Easily accessible, compatible and geared for local, neighborhood or regional needs. Density determined by level of available services and by community character. 2. Primary and Compatible Uses include:

Neighborhood Commercial

Retail Sales

Retail Service

Office and Professional Service

Private Institution

Visitor Serving Facility

Bed and Breakfast Establishment

Transient Habitation

Heavy Commercial

Warehousing, Storage and Distribution

Cottage Industry

Residential Use Subordinate to the Permitted Use

3. Minimum Parcel Size: Consistent with planned uses of adjacent lands and adequate for proposed use under the tests of parking and setback requirements, and adequate water, sewer, fire flows and road and drainage systems or as determined in the Community Plan.

4. Residential Density: Compatible with residential densities of adjacent lands or as determined in the Community Plans.

5. Community Policy: The C-1-Q Zone shall be utilized to explicity classify the existing commercial uses of Assessor Parcel Numbers 204- 211-09 (saw repair shop), and 206-221-38 (barber/beauty shop) as principal permitted uses and to preclude all other commercial uses on the subject parcels.

2742 Commercial Services (CS) 1. Character: Heavy commercial uses and compatible light industrial uses not serving day to day needs in addition to the retail sales and services. 2. Primary and Compatible Uses include:

Heavy Commercial

Warehousing, Storage and Distribution

Automotive Sales, Service and Repair

Office and Professional Services

Cottage Industry

Research/Light Manufacturing

Commercial Recreation

Visitor Serving Facilities

Transient Habitation

Bed and Breakfast Establishment

Retail Sales

Retail Service

Neighborhood Commercial

Residential Uses Subordinate to the Permitted Use

4. Residential Density: Compatible with residential densities of adjacent lands or as determined in the Community Plans.

2743 Commercial Recreation (CR) 1. Character: Commercial recreation facilities and accommodations and recreational/tourist oriented sales and services geared to local and visitor needs. 2. Primary and Compatible Uses include:

Visitor Serving Facilities

Transient Habitation

Bed and Breakfast Establishment

Commercial Recreation

Recreational Vehicle Park

Private Recreation

Retail Sales

Retail Service

Neighborhood Commercial

Cottage Industry

Research/Light Manufacturing, serving as visitor destination points such as cheese factories, wineries and burl works Residential Use Subordinate to the Permitted Use 3. Minimum Parcel Size: Consistent with planned uses of adjacent lands and adequate for proposed use under the tests of parking and setback requirements, and adequate water, sewer, fire flows and road and drainage systems or as determined in the Community Plans.

4. Residential Density: Compatible with residential densities of adjacent lands or as determined in the Community Plans.

2750 INDUSTRIAL

2751 Industrial, General (IG)

1. Character: In urban areas, convenient access to transportation systems and full range of urban services are required.

2. Primary and Compatible Uses: Manufacturing, processing wood, iron, and concrete products, energy related facilities.

3. Minimum Parcel Size: Adequate for proposed use under the tests of parking and setback requirements, consistent with planned uses of adjacent lands.

4. Community Policy: The MH-Q zone shall be applied to the southern portion of Assessor Parcel Number 204-251-01 and to the entirety of Assessor Parcel Numbers 203-341-01, -23,-26 as a mechanism for minimizing, as appropriate, the potential impacts of industrial development projects on surrounding lands.

2752 Industrial, Resource Related (IR) 1. Character: Rural areas, uses compatible with, as well as dependent on, close proximity to resources, including but not limited to, timber, agriculture and minerals.

2. Primary and Compatible Uses: Agriculture and timber products processing plants, mineral extraction operations, aquaculture facilities, electrical generating and distribution facilities.

3. Minimum Parcel Size: Adequate for proposed use under the tests of parking and setback requirements, consistent with planned uses of adjacent lands or as determined in the Community Plans.

4. Community Policy: The MH-Q Zone shall be applied to a five (5) acre portion of Assessor Parcel Number 206-317-19 to provide for the future construction of an asphalt batch plant as a principal permitted use and to preclude all other principal permitted industrial uses and to permit sand and gravel extraction as a conditional use including screening washing, crushing and stock piling on the subject site.

2760 PUBLIC OWNERSHIP

2761 Public Facilities (PF)

1. Character: The Public Facilities designation is utilized to classify land appropriate for use by public or quasi-public entities which have the purpose of serving the public health, safety, convenience, or welfare.

2. Primary and Compatible Uses: Schools, parks, educational and recreational facilities, and other public facilities.

3. Minimum Parcel Size Range: See Section 4820.6 in Volume I.

2762 Public Lands (PL)

1. Character: The public land designation is used to classify land owned by or under the jurisdiction of the Federal, State, County or any other district authority or public corporation, or agency thereof.

2. Primary and Compatible Uses: Determination of primary and compatible uses is the responsibility of applicable public land agencies. Uses that may be permitted on some public lands include: timber production, harvesting, grazing, mineral and oil extraction, mining, fisheries and wildlife management, oyster culture, archaeological and cultural resources rehabilitation, watershed management, scientific research, interpretation/education and recreation.

3. Minimum Parcel Size: See Section 2543.13 in Volume I. TABLE 2 MAXIMUM RESIDENTIAL DEVELOPMENT POTENTIAL BASED ON CARLOTTA/HYDESVILLE COMMUNITY LAND USE PLAN (Total Planning Area)

Land Use Designation	Minimum Parcel Size	Total No. of Acres	% of Total Acres	No. of Existing Parcels	No. of Developed Parcels (3)	Potential Development Sites (4)	Additional Population (5)
Timberland	20 Acres	4641	42.%	--	--	--
Agriculture Exclusive	20 Acres	3363	30.4%	--	--	--	--
Agriculture Lands	20 Acres	183	1.7%	--	--	--	--
Agriculture Rural	5 Acres	723	6.5%	44	21	105	264
Agriculture Suburban	2 1/2 Acres	1642	14.8%	425	253	394	989
Residential Single- Family	1 Acre	293	2.6%	205	154	157	394
Commercial, General	(1)	29	.3%	--	--	--	--
Industrial, General	(1)	108	1.0%	--	--	--	--
Industrial, Resource Related	(1)	54	.5%	--	--	--	--
Public Facility	(2)	24	.2%	--	--	--	--
TOTALS	--	11,060	100%	674	428	656	1,647

(1) Variable

(2) Not Applicable

(3) Not equivalent to the number of dwelling units (some parcels have more than one dwelling unit)

(4) Vacant parcels and additional parcels which can be created under maximum density of proposed plan.

(5) Potential additional population based on 2.51 persons per household

(6) Prepare September 16, 1985 based on CAC approved land use plan map

TABLE 3 TABLE 3MAXIMUM RESIDENTIAL DEVELOPMENT POTENTIAL BASED ON CARLOTTA/HYDESVILLE COMMUNITY LAND USE PLAN (Community of Carlotta and Hydesville)

Land Use Designation	Minimum Parcel Size	Total No. of acres	% of Residential Acres	No. of Existing Parcels	No.of Developed Parcels (3)	Potential Development Sites (4)	Additional Population (5)
			(Total 2,658 Acres)


CARLOTTA (2)
Agriculture Rural	5 Acres	105	4%	2	0	20	50
Agriculture Suburban	2 1/2 Acres	653	25%	283	191	150	376
Residential, Single -
Family	1 Acre	0	_	_	_	_	_
TOTALS	_	758	_	285	191	170	426

HYDESVILLE (2)
Agriculture Rural	5 Acres	618	23%	42	21	85	213
Agriculture Suburban	2 1/2 Acres	989	37%	142	62	244	612
Residential, Single-
Family	1 Acre	293	11%	205	154	157	394
TOTALS	_	1900	_	389	237	486	1219

(1) Prepared September 16, 1985 based on CAC approved land use plan map

(2) For purpose of this table Land Use Plan Map 1 of 2 represents Hydesville; 2 of 2 represents Carlotta

(3) Not equivalent to the number of dwelling units (some parcels have more than one dwelling unit)

(4) Vacant parcels and additional parcels which can be created under maximum density of proposed plan

(5) Potential additional population based on 2.51 persons per household

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