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Chapter 2 contains policies and standards utilized to establish the general distribution, location, and extent of the uses of the land. Demographic factors and trends have been considered in formulating appropriate standards for the density, intensity, or location of land that will be used for housing, business, industry, open space, resource production and public purposes. This chapter plays a central role in addressing many of the above land uses, both in terms of opportunities and constraints associated with development. In this respect, Chapter 2 is interdependent and vitally related to all other chapters of the General Plan, since land use influences the policy framework that is used to direct development needed to service people and their activities.
It is critical to note that this chapter, while attempting to consolidate the various policy issues addressed in the other chapters, cannot be used in isolation without consideration of all chapters as an integrated General Plan.
Land use and development policies must be consistent with fundamental property rights, while remaining compatible with the needs of the County residents. This chapter assists in facilitating development trends by:
- promoting a balanced and functional mix of land uses
- guiding public and private investments
- reflecting the opportunities and constraints affecting land use
- by providing for the substitution or replacement of non- conforming uses and structures with more conforming uses and structures.
Taxing and spending limits have heightened the value of the General Plan as a tool of fiscal management. The type, location and intensity of new development proposed in the General Plan may or may not determine the potential impacts on the services and the facilities in the County. It is possible that the County may not be able to provide any new services and facilities or even maintain existing levels. The Plan was developed with an awareness of these factors.
It is the intent of this Plan that substitution or replacement of nonconforming uses and structures with more conforming uses and structures may be found consistent with this plan only when the following findings are made:
(1) The non-conforming use and/or structure is not a public nuisance; and
(2) The non-conforming use and/or structure will not conflict with surrounding land uses.
Knowledge of the composition of the population and how it has changed in the past and how it may change in the future provides planning with an approach for making informed decisions about the future. Information about population is a critical part of planning because it directly relates to land needs (housing, industry, stores, public facilities and services, and transportation).
According to the 1980 census, less than one percent of California's population live in Humboldt County. The cities of Eureka and Arcata together contain about 33 percent of the County's 108,024 population, while 13 percent of this population is scattered among five other incorporated cities (Blue Lake, Ferndale, Fortuna, Rio Dell and Trinidad). Approximately 54 percent of the County reside in unincorporated communities.
In terms of regional population trends, the chief growth areas of the County are around the communities of McKinleyville and Garberville and the cities of Arcata and Fortuna. Most of these regions have an adequate supply of land and necessary public facilities for urban use and can, therefore, be expected to remain as principal growth areas. Other areas of the County have not experienced much growth in recent years. For example, the population in Ferndale increased one percent since 1970, while the population in Eureka and Rio Dell decreased by 1% percent and 4.6 percent respectively. The population in the unincorporated portion of the County; however, has increased by 3% percent since 1970.
The 1980 County population is approximately 108,000 which was an 8.4 percent increase over the 1970 census figure of 99,692. This population increase is attributed to migration despite depressed economic conditions in many of Humboldt County's industrial sectors. Possible reasons for this population increase include expanding business and employment opportunities in the tourism, services and manufacturing industries, and the migration of people from urban areas of the State to rural regions such as Humboldt County. Since 1980, indications are that the population is continuing to increase. Between 1980 and 1981 Humboldt County experienced a one percent population increase. That increase, however, is a result of births exceeding deaths. Outward migration, has totaled nearly 500 people per year between 1980 and 1981, due in part to the County's high unemployment rate (13.9% in 1981).
Basic to all stages of planning and decision-making is the need to project future conditions. Population projections can be made using a variety of models and assumptions. Humboldt County presently utilizes the Department of Finance's (E-150) projections in the adopted Housing Element of the General Plan. (Section 2400). Based on these projections the following growth rates are projected for the County with the exception of the Cities of Eureka, Rio Dell and Fortuna and the community of McKinleyville.
ACTUAL POPULATION
1980 108,024
PROJECTED PERCENT INCREASE
1985 113,400 5.0
1990 118,600 4.6
1995 121,746 2.7
2000 125,635 3.2
Source: Department of Finance, Interim Total Population Projections 1980-1990, Report 81, p. 1, 1981, and E-150, 1977.
In addition to having data on population projections and population distribution, it is also essential to have data on age and racial characteristics. Those characteristics frequently reveal important social and economic implications. From 1960 to 1970, for example, Humboldt County experienced a major shift in age distribution. The number of small children (ages 10 and under) showed a significant decrease in 1970 over 1960.
A parallel decrease occurred in the 30-45 age group, which is usually an economically productive and childbearing age. The primary reason for the outward migration of the younger families may have been the lack of employment opportunities. The County had a greater number of persons in the 10-15 age group in 1980 than in past decades. The median age in Humboldt County has been increasing over recent years as well. In 1975, the median age was 27.65 and in 1980 it was 29.2. It is projected to increase to 30.55 in 1985; 32.13 in 1990; and 35.10 in the year 2000. People over 65 years old account for 10.2 percent or about 11,100 of the total County population. Those over 64 years old in the year 2000 is projected to be about 15,000 in number, which is approximately 4,000 more than 1980 figures and will constitute 12% of the total population.
To establish, maintain and consolidate the County's population data base so that it can be used as a basis for preparing planning documents and for making informed policy decisions.
B. unincorporated communities
B. development timing
C. housing needs assessment
D. grant program administration
E. economic impact assessment
2. "Population projections for incorporated cities" and unincorporated communities shall be based on a ratio share of the Finance Department's E-150 County population projections, unless other projections are determined to be more reliable.
3. "Technical Report" means a report describing the current and projected population in terms of total population, age, sex, geographic distribution, households, racial composition, employment, or any other characteristic that may be determined to be necessary to prepare planning documents.
4. The County Planning Department should update the technical report when new information becomes available.
The economy of Humboldt County can best be described as a resource- extraction oriented economy. The area is richly endowed with many natural resources which support its primary industries of timber, fisheries, agriculture and recreation-tourism.
Humboldt County's economy is associated with the problem of primary production economics including cyclical and seasonal instability, high unemployment rates and slow growth rates. Historically, cyclical instability has been a function of changes in the national demand for lumber which has caused timber production in Humboldt County to fluctuate accordingly.
To stabilize as well as increase the economic opportunities will require the development of a diversified commercial and industrial base. With this kind of development comes expansion of wholesale/retail trades, services and other businesses by way of the multiplier effect. Even though major portions of the County's employment is within the wood products, government services and retail trade, numerous other private businesses provide substantial employment. It is therefore important to encourage both growth of local business opportunities in each community, expansion of existing industries, and the improvement and development of the bay and related facilities.
Besides the constraints of the economy, prospective businesses or industries have had to put up with a maze of federal, state, and local laws and regulations. In addition, suitable land designated for economic uses with adequate services for the development of industrial sites, warehouses and office buildings is in short supply in the County.
One method of promoting commercial and industrial opportunities is through the formation of industrial parks which have some level of public services. This allows master environmental assessments of the entire site, reducing the subsequent review required for specific projects. Industrial and commercial designations should be compatible with surrounding land uses. Likewise, adjacent development should not prevent future development in commercial and industrial designations.
Many existing resource related industries, such as sawmills and gravel extraction operations are scattered throughout the county. A separate land use designation protects these locations from incompatible uses while encouraging new resource processing development in these same locations. The utilization of by-products from resource processing will make more efficient use of the County's resources and provide additional employment opportunities.
Currently there is a substantial economic drain on the County's economy for energy; in excess of 100 million dollars annually. Energy conservation could help keep a substantial portion of this capital in the County, which would then be spent with other businesses stimulating the local economy. Alternative energy production and conservation could potentially spawn numerous businesses and industries, thereby aiding the diversification of the County's economic base.
Coordinating efforts with local economic development organizations should be a high priority to assist in the economic development. Establishment of a locally represented coordinating commission is recommended to promote the business related opportunities by streamlining funding and development procedures for commercial or industrial projects.
To develop a stable and diverse economic base supporting long term local employment and supporting the free market system by designating and protecting adequate industrial and commercial sites.
2. Encourage a diverse range of commercial and industrial development consistent with community goals and the level of services provided in each of the cities and communities.
3. Continue to provide for, through General Plan amendments and zoning revisions as needed, an adequate supply of commercial and industrial land to maximize opportunities for development.
4. Prevent the loss of designated industrial lands to other uses requiring permanent facilities.
5. Ensure that industrial or commercial development which requires provision for public water, sewage disposal, roads and other needed utilities and services is placed in a suitable urbanized area.
6. Allow Resource Dependent Industrial uses outside of urban areas when such uses are:
- dependent upon close proximity to resource production lands, and
- not dependent on urban services.
7. Where appropriate, promote development of well planned and designed industrial parks catering to existing local, as well as outside opportunities. Encourage master environmental assessments for industrial parks in order to streamline the subsequent development process.
8. Locate commercial development in appropriate community centers that will assist and supplement existing commercial activity.
9. Discourage strip commercial development, where appropriate.
10. Encourage the economic opportunities for production facilities that efficiently utilize all products and by-products of forestry, fishery, or agricultural uses.
11. Maximize local energy opportunities from the renewable resources found in the County.
12. Encourage innovative methods for pollution reduction and waste product disposal and utilization.
13. Classify land surrounding industrial areas for compatible uses. Encourage consistency of regulations and standards for industrial development with areas adjacent to community planning areas.
The full text of the Housing Element, although not a part of this document, remains a part of the General Plan (adopted by the Board of Supervisors, May 7, 1985) and is contained in the General Plan Data Base. The goals and policies have been included in this document.
The Housing Element is the only other element of the General Plan besides Noise to have specific and separate guidelines for its preparation. Prepared by the State Department of Housing and Community Development, these guidelines are binding on the County pursuant to the Health and Safety Code and the Government Code.
The purpose of the Housing Element is to identify and establish priorities for the significant problems associated with housing in Humboldt County and to implement programs which solve these problems.
Housing is an essential human need, which is being denied to many because of its expense. A high priority must be afforded this necessity by the County. Because of a variety of threatening problems outlined in the Housing Element text, housing is quickly growing out of the financial means of many, if not most, of the County citizenry. The implementation provides the County means for continuing to actively identify and address housing needs and pursue and implement appropriate housing programs.
The background discussion in Chapter 2 of the Housing Element provides data and analysis on the population, the quantity and quality of housing in Humboldt County and both the direct and indirect market costs.
Also included are discussions of the governmental constraints to affordable housing and the special issues of tenant households, modular/factory built housing, mobile/manufactured housing, self help owner-built housing, minimal size housing, federal and state programs, public education on housing, and a summary statement on housing affordability.
Incumbent upon any planning process is a sifting and analysis of data, together with consideration of apparent community housing concerns yet to be statistically quantified.
The following is a summary of housing needs identified by the Housing Element. All policies are intended to represent a firm commitment and are thus mandatory obligations within financial constraints.
Humboldt County needs an ongoing, current housing stock inventory in order to anticipate availability for an expanding population, and to set priorities for meeting the more critical housing shortages.
Humboldt County needs incentives to rehabilitate, weatherize and maintain existing housing stock.
Humboldt County needs to identify regulatory and tax constraints that effectively discourage rehabilitation and maintenance, and act to mitigate them.
Humboldt County needs a complete housing site inventory for the entire County.
Humboldt County needs to do all within its power to facilitate the production of affordable housing, particularly for low and very low income residents.
Humboldt County citizens and government together should be encouraged to devise mutually acceptable means to meld our efforts to address the problems common to us all.
Humboldt County needs with all deliberate speed to carefully complete an up-to-date, internally consistent, responsive General Plan and Zoning Ordinance that address the current needs and problems of the County citizenry, and which set forth a compatible vision for the future.
Humboldt County needs to incorporate quantitative and qualitative analyses of future Census data into this document at the earliest possible date, in order to assess the types, quantities and locations of housing that are needed for various sizes of families in various income groups.
Humboldt County needs to complete and maintain a comprehensive land use map.
Humboldt County needs to complete and maintain a land use inventory for all residentially zoned areas.
Humboldt County needs to provide for the development of affordable, managed low-income special occupancy parks throughout the County.
Humboldt County needs to revise the Zoning Ordinance to encourage second units where there are adequate public services and where compatible with adjacent land uses, and allow them in resource lands where compatible with resource protection policies.
Humboldt County needs to provide more affordable new housing ownership opportunities for low and very low income households, including smaller scale housing units.
Humboldt County needs to acknowledge and make adequate provision for the County’s nomadic households in vehicular dwellings as they are a significant and complex socio-economic component of the county population that eludes census data.
OVERALL GOAL:
To provide adequate housing and a satisfying living environment for all segments of the community.
Goal 1.
To promote citizen participation in the decision making process regarding
housing in Humboldt County.
Policies:
1.2 The education of the public shall be provided prior to public hearings on the plan proposals in adequate time to insure informed participation.
1.3 The education of the public shall be provided through, but not limited to:
- Citizens Handbook
- Print and electronic media
- Public meetings
1.4 The County shall encourage the development of Community Plans consistent with overall County policies in the Framework Plan (Volume I of the General Plan) which include the identification of adequate sites for homeless shelters.
1.5 The County shall insure that the variety of views within an area are taken into consideration, to the extent expressed.
1.6 The Commission shall maintain clear, consistent and fair procedures for operation and relationships with the public, the Board of Supervisors, ad-hoc committees, and local, State and Federal agencies.
1.7 The Commission procedures shall be prepared in a format and language that is clear and readily available to the public.
1.8 The County shall encourage the formation of citizen organizations to provide input on specific matters in a format consistent with the adopted policies and procedures.
1.9 The Planning Department shall provide notification of meetings adequate to insure public participation consistent with the goals of this program.
1.10 The meetings of the Planning Commission, whenever practical, shall be held in the geographic areas under consideration, or where the meetings of the Commission concern countywide issues as addressed in the Framework Plan, such meetings shall be held in the regional centers most representative of the issues to be addressed.
1.11 Public hearings shall be organized to provide public opportunities to evaluate alternative proposals and participate in the choice of the preferred alternative.
1.12 The costs of review shall be minimized, consistent with the requirements of this section by the following:
- review on an exception or "consent calendar" approach;
- focusing testimony and comments on specific issues being addressed.
1.13 The Planning Commission should prepare and adopt rules of procedure to govern the conduct of hearings, solicitation and limitations on oral comments, and other business of the Commission.
1.14 The Planning Commission should be authorized to create subcommittees from their membership, and to create joint committees for the conduct of planning matters.
1.15 The Planning Commission shall encourage public participation in the land use decision-making process through the following:
by encouraging ad-hoc citizen’s advisory committees in every community in the unincorporated area of the County;
by providing for citizen involvement at the initial stages of, and throughout every planning process;
by formulating open, clear and consistent procedures for citizen involvement in the planning process;
by establishing the immediate housing needs of the communities, as expressed by members of the citizens’ advisory committees, as a high planning priority;
by fostering County staff cooperation and responsiveness to public participation.
(See General Plan Volume I Section 1500 Planning and Coordination for the complete set of goals, policies and standards covering citizens’ participation in the planning process.)
Goal 2
To strengthen coordination between public and private agencies.
Policies:
2.1 The County shall encourage private developers, builders and financial institutions to work with public agencies in formulating strategies to solve local housing problems.
2.2 The County shall develop and maintain a housing stock inventory.
2.3 The County shall foster greater responsiveness to public needs.
2.4 The County shall provide centralized public access to all relevant documents and information regarding housing activities.
2.5 The County shall promote standardization of housing and zoning terminology throughout government and the housing industry.
2.6 The County shall give the Planning and Building Department responsibility for formulating, implementing, and evaluating strategies to solve local housing problems.
2.7 The County shall encourage the California Department of Transportation to conduct a recreational/nomadic housing travel study of Humboldt County and the North Coast area.
Goal 3
To provide for adequate sites for all types of residential development throughout the County.
Policies:
3.1 The County shall develop and maintain a housing site inventory.
3.2 The County shall encourage and be receptive to new and experimental techniques to facilitate optimum utilization of available sites.
3.3 The County shall initiate appropriate plan and zone amendments which allow increased residential densities in areas where community health and safety will not be compromised.
3.4 The County shall facilitate compatible mixed residential and commercial uses.
3.5 The County shall designate sites for varying types of residential development in the Community Plans.
3.6 The County shall identify sites for permanent affordable housing, and for alternate facilities such as homeless shelters and transitional housing.
3.7 The County shall develop a homeless shelter site inventory and make provisions for the expeditious development of homeless shelters to enable a timely response.
3.8 Adequate housing sites for the low-income nomadic population of the County should be identified throughout the County in proportion to the specific local needs as part of the ongoing development of the Land Use Element of the General Plan.
3.9 The Planning Department should identify sufficient sites to accommodate the anticipated nomadic housing needs throughout the County in areas outside of the established community planning areas.
3.10 Community Plans, in the course of formulation or revision should include consideration of adequate sites to accommodate the proportionate nomadic housing site needs for each community.
To conserve existing housing through maintenance and rehabilitation.
Policies:
4.2 The County shall support tax programs which encourage citizens to maintain and repair their homes.
4.3 The County shall support the combination of private and public money to provide opportunities for financing not otherwise available to low and moderate income persons.
4.4 The County shall apply sensible and flexible housing standards to allow low-cost rehabilitation and repairs consistent with health and safety requirements.
4.5 The County shall develop housing replacement requirements for people displaced by rehabilitation, condemnation or condominium conversions.
4.6 The County shall endorse programs whereby students gain practical home construction, repair and weatherization techniques by repairing existing housing stock in the community.
4.7 The County shall encourage and support programs that preserve and/or restore the unique character of older residences and neighborhoods.
4.8 The County shall encourage relocation, rather than destruction, of sound older housing threatened by development.
4.9 Public funds for the rehabilitation of low-income rental housing shall ensure that these rehabilitated units remain part of the low-income housing stock.
4.10 The County may allow legal, non-conforming single family and multi-family structures to be retained in new residential subdivisions even where the retention of these structures means that the General Plan density for the parcel is exceeded. However, the creation of any parcels without an existing dwelling must be consistent with planned densities. The County shall require the repair of building, plumbing, mechanical and electrical hazardous conditions that exist in such non-conforming structures to meet acceptable health and safety codes.
To utilize techniques and programs which will reduce costs of new residential construction.
5.1 The County shall support the use of innovative methods that make more efficient use of land and building materials.
5.2 The County shall encourage the use of financial leveraging of public and private funding to construct owner-occupied and rental housing.
5.3 The County shall review and streamline the permit application process on an ongoing basis, in all departments involved, in order to shorten the time required to process all permits, and to provide adequate information to prospective builders and developers.
5.4 The County shall encourage the use of low-cost, energy efficient, low- consumptive housing designs, materials and construction methods that reduce costs.
5.5 The County shall form or contract with a non-profit housing corporation to maintain and develop housing affordable to low and very low income persons.
5.6 The County shall encourage and support development by non-profit housing sponsors.
5.7 The County shall assist developers in using State and federally funded housing programs.
5.8 The County shall provide maximum opportunities for owner/builders to economize by doing what they can for themselves.
5.9 The County Planning and Building Department shall encourage and support the concept of allowing the owners/occupants of residential structures to finish non-structural, non-mechanical work at their own pace.
5.10 The County shall encourage the development of secondary units where there are adequate public services and where compatible with adjacent land uses, and allow them in resource lands where compatible with resource protection policies.
Goal 6
To encourage resource-conserving site utilization and dwelling unit construction techniques.
Policies:
6.1 The County shall discourage residential subdivisions upon agricultural and other natural resource lands. Subdivisions of resource lands shall be allowed only where the resulting uses will not adversely affect the resource use of the site.
6.2 The County shall encourage the preservation of natural features of terrain and vegetation in new subdivisions in residential zones by clustering development, providing common open areas, smaller, more appropriate roads, and other compatible land use innovations in the development of new residential areas.
6.3 The County shall encourage the rehabilitation, rather than condemnation, of deteriorated housing.
6.4 The County shall encourage the use of alternative energy resources such as solar and wind power, with consideration for solar and wind rights in residential developments.
6.5 The County shall consider house solar orientation and energy effective landscaping during the review process.
6.6 The County shall support active experimentation with water-conserving waste disposal systems, energy systems, dwelling designs, and uses of recycled materials for building.
6.7 The County encourages future development based on energy efficient travel patterns and the location of existing services.
6.8 The County, recognizing the need of tenants for energy efficient housing, shall encourage the weatherization of rental units.
6.9 The County shall rezone lands designated for residential development under the General Plan to optimum development potential as soon as public sewer and water services become available. Until funding for expansion of public sewer and water facilities in the underdeveloped areas designated for urban development and urban expansion are obtained, the County will maintain zoning densities that reflect State and local health policies for individual wells and/or sewage disposal systems.
6.10 The County shall provide for development of single mobilehomes and mobilehome parks in residential zones throughout the community in accordance with the requirements of Government Code Sections 65852.3 and 65852.7 and consistent with General Plan/Community Plan residential land use densities.
6.11 The County shall seek Federal and State funding for improvements to and expansion of sewer and water lines and facilities for community planning areas and coastal communities.
6.12 The County shall encourage the development of secondary units.
To promote simplification, flexibility, and diversity of housing and zoning regulations to allow the construction or maintenance of varying types of housing developments by the public and private interests which will provide for the housing needs of all socio-economic sectors in the community.
Policies:
7.2 The County shall encourage experimentation with new concepts in housing construction, designs, styles and ownership patterns.
7.3 The County shall mitigate regulatory problems and amend the housing codes to reflect acceptable alternative methods.
7.4 The County shall support alternative owner-built/owner-occupied housing which does not infringe upon public health and safety.
7.5 The County shall promote helpful attitudes by regulatory agencies in order to encourage voluntary compliance with the regulatory process.
7.6 The County shall promote flexibility in parking requirements for housing developments, especially for seniors and in areas with public transportation.
7.7 The County shall provide the opportunity to consider the temporary placement and use of a second dwelling unit in excess of densities permitted in this General Plan in cases where specified findings can be made that there is legitimate hardship.
7.8 The County shall encourage the development of presently under-utilized residential parcels served by public sewer and water for optimum development potential under the zoning ordinance.
7.9 The County shall provide for development of secondary residential units in accordance with the requirements of Government Code Section 65852.2.
7.10 The County shall provide for density bonuses for developments containing at least 25% of the units for low or moderate income households or at least 10% of the units for lower-income households as provided in Government Code Section 65915.
7.11 The County shall explore the feasibility of utilizing public or private campgrounds for use as temporary or transitional shelters during off-seasons.
7.12 The County shall develop and maintain an inventory of suitable sites for use for managed low income special occupancy parks in every planning area of the County.
7.13 Permanent sites shall be designated as emergency shelter sites which are geographically distributed throughout the County. Support services for those in need of shelter shall also be decentralized to avoid burdening the County seat of Eureka with disproportionate numbers of homeless persons.
7.14 Information on renter’s rights, self-help housing, rehabilitation of inadequate housing, and low interest loans shall be distributed by the County to all non-profits and other agencies acting as homeless prevention advocates.
7.15 The County shall coordinate between the various agencies and non-profit groups directly involved with serving the needs of the homeless population activities aimed at alleviating hardships endured by homeless persons.
7.16 The County shall revise the Zoning Ordinance to reduce permit requirements to the maximum extent feasible. Some examples include allowing some uses with a Special permit rather than a Use Permit, and expanding the number of uses allowed by right where appropriate.
7.17 The County shall encourage the development of community and conservation land trusts that demonstrate valuable community interest.
To assist housing consumers and special population groups.
Policies:
8.2 The County shall actively assist the Humboldt County Housing Authority to develop and implement programs to assist minorities, families with children, low and moderate income, elderly, handicapped, and homeless persons to secure housing.
8.3 The County shall promote housing and support services for elderly and handicapped persons which encourage an independent lifestyle.
8.4 The County shall investigate the need for an ordinance prohibiting age discrimination in housing.
8.5 The County shall actively participate in the development of the local capacity to package Federal and State loans and grants.
8.6 In an effort to provide for lower income populations, the County shall amend the Zoning Ordinance to provide adequate sites for the development of special occupancy parks consistent with State law.
8.7 The County shall amend the Zoning Ordinance to allow for the full utilization of suitable sites of less than five (5) acres in size to provide for lower-income special occupancy parks consistent with State law.
8.8 The County shall develop and maintain a contingency plan to provide adequate emergency shelter to house refugees of catastrophic earthquakes, fire, flood, inclement weather or other crises.
To provide for affordable housing.
Policies:
9.2 The County shall actively assist in the construction of Federal and State assisted housing in diverse areas of the County.
9.3 The County shall encourage new housing developments for very low, low and moderate income, senior citizen and handicapped households.
9.4 The County shall support the preservation of existing, and encourage the construction of new low-cost rental units.
9.5 The County shall encourage self-help housing programs.
9.6 The County shall encourage new multiple-unit housing developments to build a certain percentage of their units for sale or rent at below- market rates for very low, low and moderate income families by providing a density, or other incentive bonus.
9.7 The County shall challenge, consistent with health and safety, State and Federal mandates which inhibit local ability to provide for affordable housing (e.g., increased building regulation standards).
9.8 The County recognizes and supports the rights of tenants to secure habitable housing.
9.9 The County shall encourage the inclusion of residential units for low and moderate income families in new developments within the coastal zone, where feasible, pursuant to Government Code Section 66590.
9.10 The County shall encourage the replacement of housing occupied by low and/or moderate income families when converted or demolished within the coastal zone, where feasible, pursuant to Government Code Section 66590. (Res. 85-55, May 7, 1985)
9.11 The County shall actively lobby the State and Federal government to reinstate funding for self-help programs.
9.12 The County shall support all efforts to construct housing affordable to very low income persons.
9.13 The County shall ensure that comprehensive Community Plan updates include consideration of sites for managed lower income special occupancy parks.
9.14 The County shall encourage second units where there are adequate public services and where compatible with adjacent land uses, and allow them in resource lands where compatible with resource protection policies.
This segment of the General Plan provides policies for the development of resource production lands, public recreation areas, and other rural lands available for residential, recreational and commercial uses.
Rural areas are identified in the General Plan as being outside of areas designated as suitable for urban development (Urban Development Areas, see Section 2633).
Development within the rural areas of the County will be dependent in part on the protection of economically viable resource production lands from incompatible uses. This suggests that a reduction in allowable densities may occur in some instances. To facilitate the need for an increasing parcel inventory, increased densities within and adjacent to previously developed areas will be allowed.
Figure 2-7 summarizes some of the chief characteristics of the land area in Humboldt County. However, caution should be used in examining the information in this Table. Detailed up-to-date acreage figures on land ownership, use, and zoning are not readily available. Most of this information is constantly changing and there can be considerable overlap between categories. For example, during the TPZ zoning process, many isolated scattered blocks of federally owned lands were zoned TPZ in anticipation of their eventual transfer to private owners. Other TPZ lands continue to be added to various parks systems. Since this table was compiled from the most recent information in the Planning Department files, these figures should be considered approximate.
| AREA | ACREAGE | % OF TOTAL |
| Total County | 2,286,720 | 100% |
| State and Federal Public
Lands Devoted to Timber Production |
485,191 | 21% |
| State and Federal Public
Lands Not Devoted to Timber Production |
145,655 | 7% |
| Total State and Federal Public Lands | 630,846 | 28% |
| County Parks | 478 | .02% |
| Incorporated Cities | 23,143 | 1% |
| Timberland Production Zone | 991,609 | 43% |
| Agricultural Preserves | 198,814 | 9% |
| Areas designated for rural
development
(outside of Community Planning Areas) |
131,471 | 6% |
| Community Planning Areas
excluding Coastal Zone Area Plans |
100,480 | 4% |
| Lands designated for Agriculture**
(not in Williamson Act Contracts - Force Figure) |
209,879 | 9% |
AREA ACREAGE % OF TOTAL
Total County 2,286,720 100%
State and Federal Public
Lands Devoted to Timber Production 485,191 21%
State and Federal Public
Lands Not Devoted to Timber Production 145,655 7%
Total State and Federal Public Lands 630,846 28%
County Parks 478 .02%
Incorporated Cities 23,143 1%
Timberland Production Zone 991,609 43%
Agricultural Preserves 198,814 9%
Areas designated for rural development
(outside of Community Planning Areas) 131,471 6%
Community Planning Areas
excluding Coastal Zone Area Plans 100,480 4%
Lands designated for Agriculture**
(not in Williamson Act Contracts - Force Figure) 209,879 9%
See notes in text in Section 2501
** This Force Figure is a calculation, not an acreage count.
2510 TIMBERLANDS
2511 Background
Timber and agricultural production are similar in that both are dependent on the quality and character of the land, and the degree of management that is practiced. The true resource is the soil, topography, climate, and that which exists upon the land as a product of the above factors. Management technology is an interrelated human resource which greatly affects the productivity of the primary resource, the land. Humboldt County contains extensive areas of forestland which rank among the most productive in the world. Consequently, management practices can have a profound effect on productivity gains and employment.
The 1978 Economic Development Action Plan and Strategy for Humboldt County states that the timber products industry is at a critical stage in its development. There is the opportunity for the timber industry to stabilize the economy if, at a first step, adequate raw materials are available. To quote from the Action Plan, "This means that there should be a commitment to grow and harvest timber on all good timber lands." Through Humboldt County's implementation of the Timberland Production Zone (TPZ), nearly one million acres of good forestland were placed in a zone which provides reduced tax assessments in exchange for a devotion to timber growth and harvest and compatible uses.
Although competition among various land uses is escalating, the Timberland Production Zone provides relative assurances that uses allowed within the affected timberlands will be consistent with local needs in resource economics, open space, and compatibility of uses. TPZ classification provides a static productive land base from which accurate timber supply projections can be made.
The Action Plan indicates that a significant portion of the County's timberlands are not fully productive and recommends a sizeable investment to be made for realization of productive potential. Given the social and economic benefits of added productivity the General Plan supports the efforts which promote this goal. This is a primary consideration, especially when land values are increasing to a level where pressure is created for alternative uses of unequally productive lands.
Approximately 43% of the total land within the County is classified Timberland Production Zone. In addition, about 20% of the County's total acreage is managed by timber production oriented public entities. The combination of these factors provides a stable resource base for manufacturing facilities, maintenance of a viable labor force, and fulfilling lumber demands.
In the summer of 1981 the Planning Department prepared the Timberlands Policy Background Study which received considerable input and testimony during the technical workshops and hearings. The County Planning Commission approved this draft document for inclusion in the General Plan Hearing Draft after considering additional options and information presented in public workshops.
The study contains available resource inventories to give an overview
of the timberland resource base of the County. It has been determined that
creation of forestland holdings smaller than 160 acres can have positive
impact to future growth and harvest, provided that the owners of the created
parcels actively pursue a timber management program, do not engage in uses
which inhibit or detract from timber production, and make cost effective
investment to the resources. Size of parcel may dictate how fast it can
or will be brought under complete management, but this has to do, in large
measure, with the means and resources the land owner has at command. "Owner
intent" is a much more important consideration in this situation. If an
owner is intent on producing timber he will eventually bring all of his
land, regardless of size, under management to meet that objective.
2513 GOAL
To actively protect and conserve timberlands for long-term economic utilization and to actively enhance and increase county timber production capabilities.
2. Avoid, wherever practical, the location of any state or local public improvements and any improvements of public utilities, and the acquisition of land therefore, in Timberland Production Zones where the project will have a significant adverse effect on the production of timber.
5. Affirm and support the public services provided by County government which are necessary in maintaining a viable forest products industry.
6. Encourage, consistent with the Rural Development Section 2550, improved site productivity, timber growth and harvesting through intensive forestry management.
7. The County supports zoning correction of land from the Timberland Production Zone when it can be found that:
Agriculture has historically been one of the major resources of Humboldt County. Approximately 690,000 acres or nearly a third of the total land area in the County is directed to some type of agricultural use. About 67,000 acres of land is classified as being under intensive farming (e.g., harvested cropland and cropland used only for pasture), while an estimated 605,000 acres of land is used primarily for grazing related purposes (e.g., pastureland and rangeland). The high rainfall, fertility of the soil, marine climate, and soil depth make some of the County's agriculture land highly productive: the economic value of agricultural production topped 44 million dollars in 1981. The more profitable, intensive agricultural practices generally occur on the more fertile land, on manageable parcels, with ample water supply. Although upland grazing is the predominant agricultural practice in Humboldt County and requires vast acreages for profitability, it tends to involve non-prime quality land in the remote areas which are subjected to competition from possibly competing land uses.
Significant agricultural resources are located near the cities of Arcata, Fortuna, and Blue Lake, as well as around McKinleyville, Dow's Prairie, the Eel River Delta, Metropolitan, Holmes, Willow Creek, Orleans, Mattole Valley, Garberville, Petrolia, Honeydew, Ettersburg, Bunker Hill, Table Bluff, Bear River, Alderpoint, Blocksburg, Harris, Pepperwood, Redwood Creek drainage, and many other areas. The importance of agricultural land is unquestionable; yet, during the past several decades, nearly 100,000 acres of land has undergone land use changes due to subdivision activity. The County is currently attempting to slow down the agricultural land conversion process by supporting the Williamson Act Program. Nearly 200,000 acres of land in the County is presently under this program. Humboldt County will continue to support the Williamson Act, as well as other measures to discourage the loss of agricultural land.
The change in the use of agricultural land is a complex process, but it includes at least some of the following components: (1) agricultural land converted to roads, houses, shopping centers, industrial and commercial structures, public institutions, recreational facilities and parks; (2) land divided into parcels too small to conduct productive and profitable agricultural operations, and (3) land fallen idle due to land use incompatibilities and speculation.
Due to the fact that there is a net importation of agricultural products into the County, there is a need to: provide for the future production of essential food supplies; promote the continued presence of agriculture in Humboldt County, and; conserve and utilize lands where agriculture is or can become economically viable. Many opportunities exist on smaller parcels through non-traditional crops, intensive management and the operator's commitment to agriculture, to significantly contribute to the County's agricultural production. Much of the rural land in the County has the potential for a variety of agricultural uses.
This can be achieved through: (1) establishing stable land use boundaries; (2) limiting the conversion of agricultural lands; (3) developing lands not suited for agriculture prior to the conversion of agricultural lands; (4) assuring that nonagricultural development will not impair agricultural viability and productivity; (5) maximizing the effectiveness of agricultural zoning and Williamson Act program; (6) supporting vegetation management programs, and monitoring the farmland conversion process; (7) reducing the incidence of livestock depredation; (8) encouraging intergovernmental cooperation in addressing agricultural issues, and (9) encouraging appropriate local agricultural products processing facilities.
The optimum amount of agricultural land shall be conserved for and maintained
in agricultural use to promote and increase Humboldt County's agricultural
production.
2523 POLICIES
B. By focusing future conversions in areas where land use conflicts would not threaten the viability of existing agriculture.
C. By promoting in-filling to achieve a more logical urban/agricultural boundary.
D. By allowing development of uneconomical or marginally viable agricultural lands, or agricultural lands already severely limited by conflicts with urban uses to limit the market pressures for conversion of more productive lands.
E. By assuring that public service facility expansions and non-agricultural development do not inhibit agricultural viability through degraded water supplies, access systems, air quality, and other relevant considerations, such as increased assessment costs.
F. By broadening the utility of agricultural preserves and the Williamson Act Program to accommodate and encourage intensively managed farms.
5. The County shall support predator control programs to reduce livestock depredation.
6. Vegetation management programs (controlled burning, etc.) shall be supported where they improve the availability and quality of rangeland for livestock and wildlife, reduce the hazard of disastrous wildfires and increase water quality and quantity.
7. Areas with General Plan designations of Agriculture Exclusive should not be annexed to cities or service districts providing sewer service unless it is in the public interest.
8. The County Planning Department and Board of Supervisors will request the Local Agency Formation Commission to utilize the County's General Plan in advising the County on the appropriate level of services to be provided in the County's unincorporated areas.
9. Agricultural production requiring smaller parcels and more intensive management, including aquaculture shall be encouraged wherever feasible consistent with the Remote Rural Development Section 2550 and other policies of this section.
10. The conversion of agricultural land should only be considered where continued agricultural production is not economically feasible and proposed development is consistent with Remote Rural Development Section 2550.
11. Affirm and support the public services provided by County Government which are necessary in maintaining a viable agricultural products industry.
1. (See Land Use Designations Section 2722 and 2723).
2530 MINERAL AND ENERGY RESOURCES
1. Metallic Minerals
Humboldt County is one of the most geologically complex areas in the State. Gold mining became one of the first important industries in this area. Other minerals such as copper, chromium, silver and zinc were also once produced. One example is the Horse Mountain Copper Mine which operated from around 1907 to 1929. In the past, metallic mineral production varied according to national economic trends.
Presently very little metallic mining is occurring. High production and manufacturing costs limit the prospects for commercial utilization of these minerals. There is only qualitative data available on Humboldt County's metallic minerals. However, an inventory is being done statewide by the State Division of Mines and Geology that will supply more information on the State's metallic resources. For Humboldt County the inventory is estimated to be completed by 1992.
2. Construction Materials
Current County mineral resource production is primarily limited to sand, gravel and rock extraction. Since costs for these materials are mostly associated with transportation, operations are usually located close to rural and urban development areas and used locally.
Gravel bars and deposits from the large stream and flood plains supply most of the gravel needs of the County. Sand is removed from the north spit of Humboldt Bay. Throughout the County, there is rock material suitable for road beds. This is used extensively by the County Public Works as well as the timber industry. There are few locations of high quality rock necessary for rip rap material and jetty construction. New sources of this material are in demand. Other materials such as limestone and clays have been utilized for various purposes in the past but the demand is presently very limited. Sand, gravel and rock, being necessary to construction and development, are an essential component for the continued well-being of the County. They are the basis for much of the construction materials for roads, concrete, streambank protection, erosion control, septic systems and passive solar projects. Importation of these materials would raise costs and negatively impact the development and maintenance within the County. It is important to protect specific sites and haul routes against land use incompatibilities to assure the continued utilization of this resource.
As a part of the data base the mineral resources map locates sand, gravel and quarry operations as well as access routes to major arterial roads. This map will be reviewed when processing permits to avoid land use incompatibilities.
3. SMARA
The State Surface Mining and Reclamation Act of 1975 (SMARA) brought about a State policy for the reclamation of mined lands. That policy requires local governments to obtain reclamation plans as a condition for granting the permits required before surface mining may proceed. Minimum standards have been set forth by the State for both the surface mining permit and the reclamation plan. Humboldt County has adopted its Ordinance #1373 to fulfill this State requirement.
Standards prevent new mining operations from becoming nuisances to nearby communities and prevent problems of traffic, noise, water quality or visual degradation.
4. Oil and Gas
Oil and gas seeps have been known in the County since the mid-1800's. Most of these seeps are associated with the pre-tertiary beds in the Petrolia area. One of the earliest wells in California was drilled in 1862 near Petrolia, and probably 50 wells have been since drilled in that area. The oil is apparently associated with shear zones, and only about 350 barrels of oil were ever recovered. Consequently there is at present no oil production or accompanying facilities.
Onshore exploratory drilling for oil and gas has the potential to increase substantially over the next five years. The County presently has one producing dry gas field, Tompkins Hill, which is outside the coastal zone north of Fortuna. Two abandoned gas fields, Table Bluff and Grizzly Bluff, occur in the coastal zone in the Eel River Planning Area.
A variety of impacts are associated with onshore oil and gas wells: road construction and maintenance; solid and water waste disposal, including harmful, hazardous, or toxic materials; visual, noise, and safety concerns, air quality, habitat disruption, and, site restoration.
5. Hydropower
Section 3300 of the General Plan describes the surface waters in the County. Enormous quantities of water flow in creeks and streams which could be developed into hydroelectric generating sites. The estimated potential of the sites for which there have been preliminary applications filed as of May 1982 is about 250 million k.w.h. per year or about 1/3 of the electricity presently used in Humboldt County. However, this interest in hydro-development in the County is a recent occurrence and presently hydro facilities are not yet operating in the County. Matthew's Dam at Ruth Lake was completed by Humboldt Bay Municipal Water District in early 1983 and will be supplying slightly over one megawatt of electricity or about 1% of the area's electricity needs.
A recent study, An Analysis of Small Hydroelectric Planning Strategies, lists many potential negative environmental impacts of hydroelectric development, including: soil damage and erosion and siltation caused during construction, loss of fish and wildlife habitat, and incompatibility with recreational uses. However, these impacts are usually more severe with larger projects.
Access to roads and transmission lines are the major barriers to full development of environmentally sound hydroelectric projects.
6. Wind Energy
There are several areas in Humboldt County with topographical features indicating excellent wind potential which could possibly support a few, very small scale wind systems as well. There has been little actual monitoring of wind; however, monitoring of Arcata and Eureka shows very low potential at both sites.
A recent report, Wind Energy Assessment for Northwestern California: Three Interim Reports, indicates developable wind potential at three of the six sites tested in Humboldt County--specifically Barry Ridge, Cape Mendocino and the Mattole River.
Actual development of the wind resources in the County has been quite limited. Only three wind machines are operating and selling at least some of the output to PG&E. These are located in Arcata and Eureka which are not good wind sites. Numerous family sized units, not feeding electricity back into the utility grid, are also operating throughout the County, especially in remote locations without electric services.
Since most of the meteorological identified wind resource areas are in remote areas of the County, major limitations to development will also be access to adequate transmission lines and access to the sites.
7. Biomass Energy
Perhaps the most abundant alternative energy resource in the County is biomass or energy production from burning decay, or fermentation of wood, crops and/or biological wastes.
Producing electricity from lumber yard wood waste has been well developed by most of the area's lumber mills. Several are able to meet all of their internal electricity needs and sell surplus power to PG&E. Others utilize the waste heat produced to supply heat for mill processes and operations; even further reducing their requirements for non-renewable energy sources.
Because of the high utilization of lumber mill wood waste any added biomass-to-energy facilities will have to secure wood fuel supplies, the most likely being the very large amount of slash and logging residues which are presently burned or landfilled. Economical collection methods are being developed. More information is needed on how much potential is available from this source.
Biomass conversion to liquid fuels such as alcohol might be is marginally economical to develop and has the added problem of a low and unstable price for the finished product.
Biomass conversion to electricity has environmental side effects of air and water pollution, large water use, and truck traffic. Most of these problems can, however, be adequately controlled and would probably not pose a barrier to development in Humboldt County.
8. Solar Energy
One of Humboldt County's most abundant renewable resources is solar energy. This area has lagged behind the rest of the state in development of this resource, probably because of the misconception that solar use would not work because of the foggy conditions along the coast.
Low temperature uses, such as greenhouses, and hot water systems are cost effective in many residential applications. Multi-family buildings and electric hot water heating displacement are the two most cost effective applications for solar hot water heating.
New construction could be designed to substantially increase the use of solar energy to heat houses. See Section 2400, Housing, for policies relating to solar energy use in planning and designing new construction. Photovoltaic cells convert solar energy to electricity. Most other areas of the state have had less development in this technology than in Humboldt County because costs for the technology are still high. However, in remote locations without present electric services photovoltaics are a viable alternative. Very little is known about how many remote homes have photovoltaic systems, however, manufacturers and dealers report the highest level of sales in this county than anywhere else in the state.
Solar energy uses have few, if any, associated environmental problems and could be considered the cleanest source of energy yet developed. Because of the potential for solar energy in the county, it is important to protect solar access in planning development.
9. Conservation
Conservation makes our energy use more efficient and is often overlooked as a resource. It is a resource because it frees up energy to be used efficiently somewhere else. As a resource it is diffuse, being located in every energy using building or process or vehicle. The sections of this plan dealing with housing and circulation further elaborate on the benefit of conservation and what would be done to encourage it.
2. To move toward self-sufficiency in energy use, with maximum reliance on local renewable resources for local energy needs.
1. Maintain and update maps of the County's identified mineral deposits.
3. Ensure adverse environmental effects are prevented or mitigated to the fullest extent feasible and that mined lands are reclaimed to a usable condition which is readily adaptable for alternative land uses under the General Plan.
4. Encourage the production and conservation of minerals, while preserving to the maximum extent feasible the values relating to recreation, watershed, wildlife, range and forage, science, and aesthetic enjoyment.
5. Ensure elimination of residual hazards to the public health and safety.
6. Prevent the disruption of community character in siting and planning mineral resource extraction operations.
7. Require mineral haul routes to avoid incompatible areas such as landslides, highly erodible soils, residential areas, and schools, if feasible.
8. Permit conditions for mineral extraction operations should address allowable dust and noise levels, hours of operation, fencing, traffic, access, setbacks and other means to reduce conflicts with adjacent development.
9. Extraction of instream sand gravel is not to exceed the average annual replenishment level (annual bedload), except when the bedload left from a previous flood is greater than the average annual replenishment or if the projects emphasize fishery enhancement, flood control or bank protection.
10. Bank protection shall be permitted to: (1) Maintain necessary public or private roads, (2) Protect principal structures in danger from erosion, (3) Protect lands designated Agriculture-Exclusive from erosion.
11. Evaluate significant water diversion projects which would reduce the replenishment rate of gravel in streams as to the impact they would have on local mineral supply in Humboldt County.
12. The operation of borrow pits on Resource Production Lands (timber, agriculture) for non-commercial purposes is considered a principle use necessary to maintain the primary use of the land.
13. The subdivision to create parcels which are for the primary purpose of providing road and construction materials shall be consistent with this plan.
14. Oil and gas development shall be permitted consistent with the following:
B. New or expanded facilities 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. 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.
B. A permit will be required for each drill site and a separate permit will be required for production facilities. Additional wells proposed for an approved drill site may be administratively approved provided that they can be accomplished within the limitations and conditions of the original use permit for the drill site.
G. air emission control measures, and
H. oil spill contingency procedures;
J. procedures for the abandonment and restoration of the site which provide for removal of all equipment, disposal wastes, and recontouring, reseeding and planting to conform with surrounding topography and vegetation.
K. In general, drill sites should generally not be established at a density greater than one per eighty (80) acres.
L. All solid and liquid wastes shall meet the discharge requirements of the Regional Water Quality Control Board.
2540 PUBLIC LANDS
2541 Background
Lands in public ownership constitute a significant portion of the total land area of Humboldt County. Federal and State agencies are responsible for managing over 630,000, or nearly 28 percent of the total area of the County. This percentage falls far below the statewide average though, where the Federal Government alone owns almost 50 percent of the land in California. Public lands are managed under numerous different principles, ranging from resource protection and production to recreation. At the State level, and to some extent, at the Federal level, there is a significant amount of legislation passed each year that affects public lands. The legislation can also affect Humboldt County's planning and enforcement programs. While the County has no direct regulatory control over projects proposed on State and Federal lands, it does have the opportunity to comment on environmental documents and specific actions.
The General Plan establishes the Planning Commission as the advisory agency to the Board of Supervisors in commenting on public land proposals. This in turn will enable the County to actively coordinate its planning activities with the planning activities of public land agencies. As the principle advisory agency, the Planning Commission can transmit public concerns to the Board of Supervisors regarding numerous public land issues such as adequacy of management plans, land acquisition proposals, compatible land uses and access to public lands.
To encourage coordinated planning between the County of Humboldt and Federal and State agencies.
2. The Planning Commission should be responsible for reviewing public land management and environmental documents.
3. The Planning Commission should encourage applicable public land agencies that prepare management plans to:
A. Ensure consistency with the General Plan.
C. Effectively utilize the multiple use concept.
E. Place priority on development and maintenance of facilities over future acquisition.
4. Full fee acquisitions should only be supported by the County where the acquisition:
A. Is a part of an adopted management plan; and
6. The County shall not support acquisitions through eminent domain, unless it is found to be:
C. Required to protect public rights; or
D. Necessary to national security.
8. Development in areas adjacent to public lands where resource production activities are not permitted shall be consistent with applicable rural development policies.
9. Development within community planning areas adjacent to public lands shall be compatible with the management doctrines of applicable public land agencies.
10. Subdivision of land within community planning areas adjacent to public lands should not be permitted, unless it can be found that creation and development of additional parcels will not be detrimental to the quality or activities conducted on public lands.
11. The County should encourage the provision of the maximum amount of access to public lands and waterways consistent with:
A. Public safety;
B. Nearby access;
E. The Map Act.
12. The County supports the disposal of surplus public lands to private ownership.
13. Private ownerships designated Public Lands (P) may be developed, consistent with other regulations, where the proposed development is:
A. Consistent with the resource production policies; or
2. "Less than full fee acquisition alternatives" includes, but is not limited to the purchase of easements, development rights, major vegetation, or buffer areas.
3. "Resource Production Lands" are defined in the General Plan as Timberland or Agricultural land.
Humboldt County is 3,573 square miles in size and contains over 2,287,000 acres. After deducting the total acreage in public ownership, incorporated cities, community planning areas, coastal zone and Timberland and Agricultural designations, there are over 200 square miles or 131,000 acres available for remote rural development. This area is approximately 6% of the total county area. Over 87,000 acres of this total was formerly large ranches which were subdivided into 20 to 100 acre parcels over the last 18 years.
Within this potentially available area for rural development (131,000 acres), there are presently about 3,500 parcels (excluding Shelter Cove). A current population of approximately 6,500 people is distributed over the Rural Lands, Timberlands and Agricultural land use designations. Over half of this remote and thinly distributed population is located in the southern third of the County.
Rural population trends historically rise or decline with the sentiment of a varied ownership pattern, as this is tied to social and economic values and opportunities. The growth assumption of this General Plan is not defined as a percentage per se, since it is not possible to predict growth with any accuracy over a long period of time. The philosophy of this plan is to define flexible growth densities within the General Plan land use designations so that zoning can provide the necessary community land development control.
The remote rural development background study examined a number of considerations relevant to the development of rural lands. The subject included: natural hazard areas (wildfire and slope instability), erosion, parcel supply, County services, and sensitive habitats. Although no single study element in itself is conclusive, in aggregate, the need for site- specific evaluation is demonstrated.
The study provided direction in establishing goals and policy considerations for planned development of rural lands. The policies support the need to maintain and conserve resource lands, reduce exposure to safety hazards, encourage a reduction in the cost of providing services, and conservation of energy. Future rural development should be encouraged to occur in or near previously developed areas or within proximity to roads which can bear additional use pressure. Lands containing sensitive habitats should be developed to densities consistent with the maintenance requirements of the habitat. Land developments should be designed to minimize erosion and sedimentation.
The land use planning process recognizes the benefits of intensive and alternative resource production pursuits. Such endeavors are encouraged to occur in areas where parcelization and land use pressures impact the viability of historic practices. Although these lands are subjected to residential and recreational uses, continued agricultural and timber production are viable, and should be encouraged by appropriate land use and zoning designations, by adoption of policies and implementation which provide affordable parcels and by minimizing land use conflicts. Diversity and continued viability of resource production lands can lead to a sustained, stable local economy, employment, self-sufficiency, and innovation in maintaining a productive environment.
To provide for orderly development of rural lands consistent with the needs to encourage sustained resource production without land degradation; reduce public exposure to safety hazards; minimize costs of providing services; conserve energy; encourage recreational development on appropriate lands; and encourage development along existing public corridors.
2. Parcels in areas of Timber Site Quality III or higher should be retained for timber production or compatible uses wherever possible.
3. Lands containing sensitive habitats should be developed consistent with the maintenance requirements of the habitat. (Sections 3400- 3433).
4. Lands which contain identified hazards shall be developed consistent with the objective to reduce public exposure to the hazards.
5. All development should be designed to minimize erosion and sedimentation.
6. Any development plan or concept should be given consideration, provided that the intent of the General Plan is carried out.
7. Cumulative impacts of water withdrawal from surface and groundwater sources and sewage disposal should be assessed during the zoning of all areas designated for Rural Development.
8. Community plans shall address the needs and standards for Cottage Industries within the urban development areas; in addition, standards for rural areas will be refined.
2. Establishment of incompatible uses on private lands (inholdings) within the boundary of national forests should be discouraged.
3 Land divisions within the following four areas as designated on the Biological Resources Map are restricted to 40 acre minimum parcel size to preserve these areas' natural values:
Horse Mountain
Kings Range National Conservation Area (KRNCA)
Scotia Bluffs
Luffenholtz Creek Bishop Pine Stand
4. All development within the boundaries of the Bureau of Land Management's KRNCA shall be consistent with the management plan.
5. Parcels not zoned TPZ in areas of predominantly Timber Sites III and above shall be timberlands designated "Agricultural Lands" for County planning purposes.
6. New tourist, commercial and retail outlets should be located within the Rural Community Center Land Use Designation or designated Community Planning Areas or other existing developed areas with development of a similar nature. (Res. 85-55, 5/7/85)
7. Development in areas subject to 100 year floods shall comply with applicable provisions of the County Flood Plain Regulations.
8. Densities should reflect road constraints, identified by the County Public Work Department.
9. Subdivision of land may be approved for residential purposes, if it can be found that:
2) Four or fewer connections to a developed private water system including certified dry weather testing of source, storage and transmission facilities, with recorded easements and legal agreements; or
3) Evidence of connection to a public water supply meeting the water works standards of the State of California.
2) seismic activity; or
3) flooding.
2) Adequate for use by emergency vehicles.
c) flooding.
10. Findings a, b, and c of Section 9 may be replaced by the following:
12. 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:
b. Does not require use of buildings or structures occupying more than 2 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.