1. Is this lot “buildable”?
2. Is this lot within the Resort Improvement District’s service area?
3. What is the zoning for this lot? Is this lot located within the Coastal Zone?
4. What development does zoning allow?
5. What permits are required for development in Shelter Cove?
6. What is Design Review?
7. What are violations? Are there any violations on this parcel?
8. What is the basic process for getting a building permit?
9. What is the basic process for getting a planning permit?
10. What are typical fees for planning permit?

Helpful Links

1. Is this lot “buildable”?

There are many factors that determine if a lot is buildable. These include availability of water, sewer and electricity services, topography and geologic stability, proximity to archeological and environmentally sensitive areas, and utility easements. A comprehensive understanding of all of these factors is essential to determining whether a parcel is buildable.

Building in Shelter Cove can prove challenging in many ways. A parcel with steep topography located outside of the sewered area may be unable to develop a septic system meeting the requirements of the Environmental Health Division. Topography can also affect a project’s ability to meet Public Works requirements for driveway slope. To accommodate development, a parcel must provide sufficient setbacks from streams, wetlands and other habitats.

Consultation with Planning Division staff is recommended before purchasing a parcel or starting a project. Potential buyers are also encouraged to visit Shelter Cover to better understand site conditions. Consultation with professionals specializing in geologic, engineering, or biological issues may also be required when evaluating a purchase or project.

Purchasers and owners should be aware that dealing with any of these site specific issues often increases the cost of development.

2. Is this lot within the Resort Improvement District’s service area?

The Resort Improvement District (RID) is the community services district for water, sewer and electricity in Shelter Cove. All lots may be served with electricity and water. A significant number of lots are not within the sewer service area.

This general map of the community service district boundaries indicates which areas are served by sewer. Upon review of the map please note that a significant number of lots are not located within the sewered area of the service district. Availability of sewer service for lots located near the edge of the sewer service boundary should be verified with the RID. Additionally, RID staff can advise you as to the current fees and potential logistics associated with service connections. Logistical considerations include but are not limited to distance from existing infrastructure and other lot specific considerations. The RID offices are located at 9126 Shelter Cove Road Whitethorn, CA 95589 and their phone number is (707) 986-7447. More information is available on their website at http://sheltercove-ca.gov/.

Anyone interested in the development of a lot outside the sewer service area is advised to contact the Humboldt County Environmental Health Division offices. Their offices are located at 100 H Street Suite 100, Eureka CA 95501 and their phone is (707) 445-6215. More information is available on their website at http://www.co.humboldt.ca.us/hhs/phb/environmentalhealth/

3.What is the zoning for this lot? Is this lot located within the Coastal Zone?

The county’s web Geographic Information System (GIS) can be a helpful tool for researching which zones apply to a property. This system can be used to determine whether a property is in the coastal zone and show which zone classification and land use designation apply.

Zoning classifications are described in the Coastal Zoning Regulations and Inland Zoning Regulations. These documents are available from the Planning Library page of this website.

4. What development does zoning allow?

Individual zoning classifications, commonly known as districts or designations, are described in the Coastal Zoning Regulations and Inland Zoning Regulations. These regulations affect all residential structures such as dwellings, home additions, fences, swimming pools, and garages, as well as all commercial and other structures like offices, barns and lumber mills.

Zoning regulations also control what is allowed in specific areas of the county. For example, a property owner typically can conduct a business in a commercial area but not in a residential area except under limited conditions. Similarly, industrial uses are allowed in industrial areas and limited in agricultural areas. In Humboldt County, zoning designations increasingly allow a mixture of compatible uses, such as apartments above shops and offices.

Zoning regulations also contain combining zones and other standards may also apply to a property. A more detailed explanation of combining zones can be found below.

The purpose of the Zoning Regulations is to implement the county’s general plan in part by regulating development in accordance with this plan. At the same time, they also help to minimize conflicts resulting from incompatible uses.

Zoning classifications are described in the Coastal Zoning Regulations and Inland Zoning Regulations. These documents are available from the Planning Library page of this website.

5.What permits are required for development in Shelter Cove?

Many types of development in Shelter Cove require a building permit. This includes grading and the construction of buildings and structures. All new development in the Shelter Cove subdivision is subject to Design Review. In most cases, if the parcel is in the Coastal Zone, a Coastal Development Permit will be required.

In addition to permit requirements, development in the Shelter Cove subdivision is affected by the ‘Qualified’ or ‘Q’ combining zone which prohibits the development of accessory buildings prior to development of the main residence. The qualified zone regulations also prohibit second dwelling units, temporary or recreational housing, and open storage of any material, equipment or similar items.

Anyone interested in development is advised to contact the Department at (707)445-7541 prior to submitting a permit application. Staff can provide guidance on the application process and provide information on site-specific development

6. What is Design Review?

Design Review is intended to preserve and enhance architectural and recreational aspects of designated areas of the County. This includes the appearance and design of buildings, sites, structures and signs in an effort to maintain the architectural and recreational aspects of designated areas. Every lot in Shelter Cove is subject to design review.

Special Building Structural Design Standards for Shelter Cove include the requirement for a minimum building width dimension of 20 feet, a minimum 12 inch roof overhang, foundations designed for Seismic Zone IV, and no use of unfinished or galvanized siding or roofing materials.

In addition to Design Review, a Coastal Development Permit will be required for the development of properties located within the Coastal Zone. For more information on processing time frame and application requirements contact the Planning Division at (707)445-7541

7. What are violations? Are there any violations on this parcel?

Violations refer to unpermitted development or activities on a parcel. Violations can take many different forms. Many county and state agencies track violations including the Building and Planning Divisions. Often, violations must be corrected prior to the approval of a building or planning permit. Anyone interested in development is advised to contact the Community Development Services Department at (707)445-7245. Staff will assist in determining if violations of building or planning regulations exist on a parcel.

8. What is the basic process for getting a building permit?

For small scale projects such as new roofs or new electrical service, building permits can be issued the same day. These are commonly known as over the counter permits and are issued within thirty minutes or less. For other larger scale projects, building permits usually take two to three months for a typical project, and follow seven basic steps.

1. Application Submittal - At a minimum, a property owner submits a project description and plot plan to the Building Inspection Division for review. Complete construction plans are often submitted but not required at this step.
2. Preliminary Investigation - Building Division staff review the submittal for site suitability and other permit requirements. Application fees are collected at this time.
3. Presite Inspection - In coordination with the applicant, a Building Inspector visits the project site to confirm the features shown on the plot plan. The applicant is provided a copy of the presite inspection report from the Building Inspector.
4. Referrals - Once the plot plan is complete and construction plan have been received, the application is sent to other reviewing agencies such as the Environmental Health Division and Public Works Department.
5. Construction Plan Review - A Plan Checker reviews the construction plans for conformance with state building codes. This step often involves revisions to the construction plans.
6. Permit Issuance - After the referrals are returned by the reviewing agencies and construction plans have been approved, the permit may be issued to the applicant. Any final plan check and permit issuance fees are collected at this time.
7. Inspections - During construction, Building Inspectors regularly visit the project site to assure conformance with the approved construction plans.

For more information on the building permit process please call (707) 445-7245 or visit our office at 3015 H Street in Eureka.

9. What is the basic process for getting a planning permit

Processing time frames vary depending on the permit type, as well as the scale and complexity of the project. Scheduling an Application Assistance meeting with a Planner is the best way to obtain a processing time estimate. Planning permits follow these basic steps.

1. Application Assistance - An applicant meets with planning staff to review the project proposal. Applicants receive an overview of the permit process and are provided with a list of application submittal requirements, estimates of permit fees and processing time.
2. Application Submittal - An applicant submits a completed application form along with copies of project plans and supplemental documents. Fees are collected at this time.
3. File Opening & Referral - Planning Division staff generate maps and other documents and send copies of the application to referral agencies for comment.
4. Staff Report - After the referrals are returned by the reviewing agencies, Planning Division Staff compiles a staff report for the decision-maker. Projects that involve environmental review pursuant to the California Environmental Quality Act have additional reports documenting environmental impacts.
5. Public Notification - If required, notice of pending decisions are sent directly to surrounding property owners and published in the newspaper.
6. Decision - Depending on project type, the decision-maker can be the Director, Zoning Administrator, Planning Commission or Board of Supervisors. Other than decisions made by the Director, public hearings are conducted where public testimony is received.
7. Appeals - After a decision is made, affected parties may appeal the decision within a certain time period. Appeal periods vary depending on the project type. The permit becomes effective upon completion of the appeal period. Any unpaid fees are invoiced at this time.
8. Post Approval Conditions - Most permits are approved with specific conditions. Conformance with permit conditions is coordinated between the applicant and Planning Division staff. The project is not complete until all required conditions are met.

For more information on the planning permit process please call (707) 445-7541 or visit our office at 3015 H Street in Eureka.

10. What are typical fees for planning permit?

Fees depend on project type and location. The Community Development Services Department also collects fees on behalf of other participating agencies. The most current fee schedule can be found here in our forms center. Processing fees for planning permits are collected on either a flat fee or a full cost recovery basis. Flat fees are a fixed amount whereas full cost recovery projects require a deposit and may include additional billing at project completion. Most cost recovery projects are subject to a cap of three times the initial deposit.

For example, development in the Coastal Zone requiring a Coastal Development Permit can cost between $1000 and $3000, and can be either flat fee or full cost recovery, depending on whether a public hearing or environmental review is required. Development outside the Coastal Zone requiring inland design review is flat fee and costs approximately $500.

These links may be useful to anyone considering development in Shelter Cove

Shelter Cove Resort Improvement District ( RID) provides electric, water and sewer services for the Shelter Cove Sea Park Subdivision. The RID also manages the greenbelt areas within the subdivision.

A two part article about Shelter Cove history and development concerns:

Part 1 - http://www.northcoastjournal.com/082803/cover0828.html

Part 2 - http://www.northcoastjournal.com/090403/news0904.html#anchor272215