Back |
|
Next 
|
|
Back |
|
Next
|
Urban land use planning should occur in areas of the County characterized by dense patterns of development. In addressing urban land use, this section of the General Plan discusses the community planning area principle, sphere of influence, and timing of urban development.
Community planning areas are designated in various areas of the County to allow for expanded public participation in the planning process. These areas contain the bulk of the County's population and urbanized land area. They also contain important agricultural and timberlands surrounding the developing areas. Coastal zone areas are excluded from community planning areas because detailed coastal land use plans have already been prepared. The preparation of revised community plans will begin after the adoption of the Framework Plan. Until a revised community plan is prepared for the entire community planning area (CPA), the rural land use policies of the Framework Plan apply to all areas within the CPA not presently within the extent of the existing community plan. For those areas within the boundary of the present community land use plan, the existing community plan land use designations shall apply as designated in the previously adopted community plan consistent with the other Framework policies in Volume I of this plan.
The preparation of revised community plans should provide direction for land use for the entire Community Planning Area (CPA). These policies should be consistent with Volume I - Framework policies and findings based on specific information provided through increased public participation.
To maximize the opportunity for local community involvement in planning, to develop an internally consistent General Plan, and to meet the specific planning needs of individual communities, while giving due consideration to individual property rights.
Jacoby Creek
Eureka
Freshwater
Fortuna
Willow Creek
McKinleyville (Update)
Blue Lake
Hydesville-Carlotta
Fieldbrook-Glendale
Garberville-Benbow-Redway-Alderpoint
Weott-Holmes-Stafford-Miranda-Myers Flat-Phillipsville
Trinidad-Westhaven
Orick
Orleans
Arcata
Shelter Cove
Rio Dell
Hoopa Valley Indian Reservation
2. Community Plans shall provide adequate information for the public to participate in the preparation and review process.
3. Community plans shall be internally consistent with the goals, policies, standards, and implementation programs of the Framework Plan.
4. Internal consistency does not preclude variations in the application of policy where adequate findings of local conditions and need are made.
5. Community plans shall identify the boundaries between urban and rural development.
6. Community plans shall apply Framework Plan policies in greater detail.
7. Where existing Community Plans do not include the entire Community Planning Area, the appropriate policies of Volume I (Framework) shall apply until a revised plan is adopted for those areas.
8. Community plans shall address the needs and standards for cottage industries within the urban development area; in addition, standards for rural areas will be refined.
9. The Community Plan process shall provide for the integration of city plans into the County General Plan.
B. Parcels suitable for development
C. Commercial activities
D. Access to transportation corridors
E. Population centers
F. Population or economic growth
G. Local interest
H. LAFCo spheres of influence
I. Adopted General Plans of incorporated cities.
3. Community plans will be based on detailed land use and public facilities information.
4. Community plans should include circulation and drainage, and streamside management area provisions, as discussed in the Framework Plan.
Humboldt County's policies regarding community development must be viewed in the context of state law. In 1963, the State legislature passed the Knox- Nisbet Act (Government Code Section 54773-54921), which established the Local Agency Formation Commission (LAFCo) for each County. LAFCo was intended to provide a regional review of proposals for annexation, incorporation and special district formation. In Humboldt County, this State mandate has been fashioned into a method of encouraging orderly development through sphere of influence concept.
A. The maximum possible service area of the agency based upon present and possible service capabilities.
B. The range of services the agency is providing or could provide.
C. The projected future population growth of the area.
D. The type of development occurring or planned for the area.
E. The present and probable future service needs of the area.
F. The present level, range and adequacy of the services provided to the area.
G. The existence of social and economic interdependence and interaction between the area within the boundaries of a local governmental agency and the area which surrounds it and which could be considered the sphere of influence.
H. The existence of agricultural preserves and the effect of maintaining the physical and economic integrity of such preserves.
To stage urban expansion in a timely manner consistent with the provision of public services and community planning activities of the County.
2. Data generated through developing spheres of influences should facilitate the preparation of community plans.
3. The Planning Department shall coordinate with LAFCo to improve information
on public service availability, capacity and needs, demographics, and development
patterns.
1. "Sphere of Influence" means a plan for the probable ultimate physical boundaries and service area of a local governmental agency.
2. See Standard 1, Section 2614 of the General Plan for definition of a Community Plan.
In order to assure, insofar as possible, the orderly and harmonious development of the urbanizing areas of Humboldt County, it is necessary to devise a means of studying and planning for the physical growth of these areas. In the past, development in the unincorporated part of the County had been initiated by individual efforts of each of the specific growth areas. As a result, the full potential of advanced planning was not realized, and reactionary courses of action were taken.
The development timing measures in the General Plan indicate where, how and under what conditions urban development should take place. These measures involve a unique partnership between the County, Local Agency Formation Commission, the cities, special districts, and community members. Some issues to be addressed by this partnership include:
2. Arranging urban land uses to the benefit of the community, while giving due consideration to individual property rights.
3. Estimating the amount of development that can be absorbed and its relationship to the environment.
The development timing system will be applied to the community planning areas in a flexible and dynamic manner, responsive to community needs. Basically, this system sets the framework with which to designate regions for urban development and expansion (those regions are referred to in the General Plan as urban development and expansion areas).
An urban development area contains land developed to a density of one or more dwelling units per acre. This area is typically provided with public water or sewer services and constitutes an identifiable urban community, substantially more developed than surrounding lands. Urban density requirements and land use designations apply to the urban development area. The basic premise behind the establishment of such an area is to concentrate physical development in a region that can be most effectively and economically provided with necessary public services.
Closely related to the urban development area is the urban expansion area. The urban expansion area can be viewed as a phased extension of urban development. The concept is to hold land within the expansion area in reserve at rural densities until necessary facilities and services are provided that can support urban level development.
A fundamental objective of establishing areas for urban development and expansion is to direct community development to locations dictated by the free market and best equipped to handle growth. Urban growth can be handled, for example, in regions provided with adequate public water and sewer facilities, roads and streets, or electricity, etc. The purpose of utilizing the development timing policies of the General Plan is to time development and public services in a manner that will be most effective, and economical for Humboldt County. Specific land use policies will be formulated after an extensive program of citizen participation.
To accommodate expected population growth and the resulting urban development, while achieving maximum efficiency in the provision of orderly and economic services with the least adverse effect on the environment.
Urban Development
2. Lands located within the urban development area should be suitable for development at a density greater than one dwelling unit per acre, where public sewer services with necessary capacity are provided. Lands connected to public water systems shall also be considered a part of the urban development area.
3. The utilization of on-site sewage disposal systems shall not be acceptable in the urban development area, unless it can be determined that:
B. Mitigation measures will assure that the proposed development density will not cause adverse cumulative health or environmental impacts.
5. The urban development area shall be considered urban for development purposes and subject to urban development policies of the appropriate community plan.
Urban Expansion
6. An urban expansion area shall be identified and mapped for all applicable communities within adopted community plans in the County. Boundaries to these areas shall also be established and should follow geographic land features and other definitive limits, (i.e., roads, streams).
7. The urban expansion area consists of land not provided with public water or sewer services, but expected to be developed to urban densities and provided with public water or sewer services in the near future.
8. The urban expansion area shall be compatible with applicable sphere's of influence, when adjacent to a city or special district.
9. When land within the urban expansion area is connected to a public water or sewer system such land will be removed from said area and added to the urban development area, upon Planning Commission approval. Noncontiguous additions to the urban development area shall be discouraged.
10. The outer boundary to the urban expansion area shall remain fixed until modified through a General Plan amendment.
11. The area within and beyond the urban expansion area shall be considered rural for development purposes.
Countywide Planning/Intergovernmental Coordination
12. Establishment of urban development and expansion areas shall not be a commitment by the County of Humboldt to approve land divisions or other development proposals at urban densities. Rather, it establishes he maximum extension of such development.
13. Lands not suited for resource production should be developed prior to the conversion of resource production lands.
14. Factors such as public water and sewer availability, road and street capacity, police and fire protection, proximity to educational and health facilities, and solid waste management should be assessed in urban development proposals. Fiscal impacts of new development on public facilities should also be assessed.
15. The County shall review public works projects for conformity with the adopted General Plan or part thereof.
16. The County shall encourage the preparation of Capital Improvement Programs.
17. The Planning Department shall record and review information related to the adequacy of the development timing policies of the General Plan.
2. "Urban development area" means land generally developed to a density of one or more dwelling units per acre. This area is typically provided with public water and/or sewer services. The urban development area constitutes an identifiable community that is substantially more developed than surrounding lands, and has an adequate supply of land as determined in the community plan areas.
3. "Urban development boundary" means the limit to the urban development area and includes all parcels within 300 feet of the shortest route of existing public water and/or sewer system lines with capacity to serve such parcels.
4. "Urban expansion area" means land outside the urban development boundary that is expected to receive public water and/or sewer services when further development in the urban development area is not feasible. The urban expansion area contains an adequate supply of land as determined in the community plan.
5. To determine whether it is feasible to extend urban level development into the urban expansion area, the following criteria shall be used.
B. Public service systems have current capacity to serve the proposed addition, if other systems are not available.
7. The urban expansion boundary is a fixed boundary, which contains an adequate supply of land available for urban development as determined in the community plan.
8. The County shall encourage each special district, school district, and each agency created by a joint powers agreement to prepare a five-year Capital Improvement Program, pursuant to Government Code Section 65403.
2. Unincorporated Territory: to be ultimately annexed and served by the city. Land use controlled by county in formal consultation or by joint action with the city.
3. Unincorporated Territory: not to be annexed and served by the city, but bearing some relation to the city's planning. Land use controlled by county in consultation with the city.
Source: Office of Planning and Research (General Plan Guidelines), September 10, 1980, p. 15.
The following designations have been generated from the land use goals, policies, and standards of the General Plan. These designations are divided into chief characteristics and primary and compatible uses. The character component of the designation aggregates distinctive land use qualities while the primary and compatible use component describes principal uses and other uses capable of existing harmoniously with adjacent lands. The various designations used in the General Plan are described in the following paragraphs and are represented on the land use map.
2715 DENSITY BONUSES AND PLANNED UNIT DEVELOPMENTS
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 common open space areas within subdivisions.
2720 RESOURCE PRODUCTION
2721 Timber Production (T)
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:
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 use 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.
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.
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.
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.
6. The total density shall not exceed one (1) dwelling unit per twenty (20) acres. A use permit or special 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. (Res. 89-106, 6/27/89)
2722 Agriculture Exclusive (AE)
1. Character: Agricultural Exclusive includes prime agricultural lands as identified by any of the following definitions:
B. Land which qualifies for rating 80 through 100 in the Storie Index Rating. (Res. 85-55, 5/7/85)
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 for economically 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.
Compatible uses in the Agriculture Exclusive designation include:
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.
The total number of building sites shall not exceed a density of one dwelling unit per 20 acres. A use permit or special permit shall be required where a density of more than one dwelling unit per parcel is sought, except that 40 acres or larger agriculture parcels zoned Agriculture Exclusive (AE) will be allowed two single family farm dwellings as a principal use. Total homesite coverage shall not exceed two acres for both dwellings and accessory structures. (Res. 89-106, 6- 27-89).
1. Character: Agriculture Grazing includes lands characterized by any of the following:
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 the maintenance 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 the viability of adjoining viable agricultural land, should be planned for uses compatible to and consistent with agriculture.
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.
2. It shall not inhibit economically viable agricultural an 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.
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.
6. The total density shall not exceed one (1) dwelling unit per twenty acres. A use permit or special 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 two (2) acres total for both dwellings and accessory structures (Res. 89-106, 6-27-89).
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 or special 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 two (2) acres total for both dwellings and accessory structures (Res. 89-106, 6/27/89).
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 timer 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.
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 2.5 to 5.0 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, mobilehome parks, educational and religious activities; bed and breakfast establishments, and non-commercial recreational facilities. (Res. 86-79, 6/24/86)
3. Density Range: 1-7 dwelling units per acre.
2733 Residential Medium Density (RM)
1. Character: The medium 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 multiple family home development. Density is to be determined by community character.
2. Primary and Compatible Uses: Single and Multiple family housing, professional and business offices, educational and religious activities, mobile home parks, boarding and rooming houses, social halls, fraternal and social organizations, noncommercial recreational facilities. (Res. 86-79, 6/24/86)
3. Density: 7-30 du/acre.
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, and residential uses 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 (Res. 85-81, 8/20/85).
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.
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 (Res. 85-81, 8/20/85)
2743 Commercial Recreation (CR)
1. Character: Commercial recreation facilities and accommodations and recreation/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. (Res. 85-81, 8/20/85)
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 or as determined in the Community Plans.
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 uses under the
tests of parking and setback requirements, consistent with planned uses
of adjacent lands or as determined in the Community Plans.
2760 PUBLIC OWNERSHIP
1. Character: The Public Facilities designation is utilized to classify land appropriate for use by a governmental agency or public agency, which has the purpose of serving the public health, safety, convenience, or welfare.
2. Primary and Compatible Uses: Schools, parks, educational and recreational facilities, hospitals, civic centers, government facilities, and other public facilities.
3. Minimum Parcel Size Range: See Section 4820.6.
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 the 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.
2771 Rural Community Centers (RCC)
1. Character: The Rural Community Center classification is intended to be applied to small unincorporated towns and community centers which provide a variety of community and tourist oriented goods and services, but which may not have developed identifiable commercial or residential districts. The classification may also be appropriate around a central commercial or industrial area. As development occurs, a review of service needs shall be made for the development or expansion of public service facilities such as schools, fire stations, water systems, cemeteries, sewer systems, recreation facilities and solid waste disposal.
2. Primary and Compatible Uses: Residential development, community commercial, tourist commercial, cottage industries, industrial, public facilities, public assemblies.
3. Density Range: One dwelling unit per 2.5 acres with no services; one dwelling unit per acre with community water and sewer. Urban development standards should apply when public water or sewer services are extended.
The following communities are designated as Rural Community Centers:
Fruitland Bridgeville Petrolia
Blocksburg Dinsmore Fort Seward
New Harris
1. Character: The Urban Development Area designation is utilized to classify land provided with urban level services in community planning areas. Land within the urban development area is typically developed to a density of one or more dwelling units per acre, where public water or sewer services are provided.
2. Primary and Compatible Uses: To be determined in community plans.
3. Minimum Parcel Size Range: To be identified in community plans.
2773 Urban Expansion Area (UEA)
1. Character: The Urban Expansion Area designation is utilized to classify land outside the urban development area. Land within the urban expansion area is not provided with public water and/or sewer services, but is expected to be developed to urban densities and provided with such services in the near future. Development is consistent with rural standards until services are available.
2. Primary and Compatible Uses: To be determined in community plans.
3. Minimum Parcel Size Range: To be identified in community plans.