Mendocino LCPA BOS Resolution 14-129 BOS Resolution 14-161 LCP-1-MEN-14-0480 Board of Supervisor Meeting Updates Ad Hoc Committee Meetings North Coast District Office Meetings Response letters Received November 17, 2014 January 20, 2015 May 13, 2015 PBS Submittals October 31, 2014 December 31, 2014 April 29, 2015

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Corrections

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

#1 Page numbers begin on page 220 Correctly spell Supply Combining Delegate Preservation Mendocino Historical Review Board and others ... Correct punctuation and grammar Use of commas Capitalization of proper nouns Use of prepositions: a/an, of, that/which Sequential numbering PBS request the Board resolve that Staff report to the Board on minor corrections to the Local Coastal Plan documents.

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Clarification #3 Single Unit Rentals are not *VSF locations #4 Visitor Serving Facility California Coastal Act

... clarify and consistently articulate throughout the Town Plan the County’s intended meaning and use of the terms “visitor-serving facilities,” “visitor accommodation use type,” and “visitor serving accommodation” which appear to be used interchangeably at times (both in the certified Town Plan and zoning code). -- T Gedik, e-mail

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Clarification

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

#6 Visitor Serving Facilities Mendocino Visitor Serving Facilities Combining District Visitor Accommodation Use Types Visitor Serving Facilities VSF Accommodations Units / Guestrooms / Establishments OR Lodging Combining District Transient Use Types Lodging Accommodations Units, Guestrooms, and Establishments

Clarification

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

#7 Table 4.13-2 and referenced notes Notes: 1. The 46 SUR and VHR establishments referenced in the 1992 Town Plan (pages 250-251) were lower than the quantity verified by County staff at the request of the Coastal Commission in their certification of the Mendocino LCP Implementation Plan in 1995. Since 1995, the LCP has recognized 53, rather than 46, as the approved number of SUR and VHR establishments in Town.

Table 4.13-2: Allowed Number of Transient Use Types TRANSIENT USE TYPE SUR and VHR establishments Hostel, Hotel, Motel, Inn, and Bed & Breakfast units Total 4.

1992 LIMIT

53 1. 215

2014 LIMIT

SUR: 20 2. VHR: 10 [53-23=20+10] 238 3. [215+23=238]

268

268

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Minor Modification #8 Sustainability Policies: Water Quality #9 Sustainability Policies: Water Quality Vanessa Metz, PhD, Water Quality Program Analyst California Coastal Commission Current practices Broaden previously proposed regulations Conform with Mendocino County, State of California, & Coastal Water Quality Regulations

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Permitted Uses Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Minor Modifications

#10 Revise description of permitted uses Section 5 Town Land Use Classifications Community Gardens CF-2 Opportunities for locally grown food shall be provided for within the Town, recognizing this as an important community amenity. Action CF-2.1: The County shall revise the Mendocino Town Zoning Code to provide for community gardens as a permitted use in any zoning district.

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Permitted Uses Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Permitted Uses Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Minor Modification #2 Definition including implementation measure

While Conditional Use Permits are required for SUR, it is more appropriate to identify the requirement within each district standards than in the definition of a land use, e.g. Bed & Breakfast Accommodation on page 224. Clarification #10 Principal Permitted Uses Coastal Act Section 30603(a)(4) reads: After certification of its local coastal program, an action taken by a local government on a coastal development permit application may be appealed to the commission for only the following types of developments ... Any development approved by a coastal county that is not designated as the principal permitted use under the zoning ordinance or zoning district map approved pursuant to Chapter 6 (commencing with Section 30500).

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Permitted Uses Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Clarification #11 Remove land use designation change Figure 4.13-3 Mendocino Town Plan Land Use Map

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Modification #12 Revise Appendix Title Page “The information contained in the attached appendices’ is provided for informational purposes only and is not adopted as part of the Town Plan. Any revisions to the information contained in the attached appendix shall not require an amendment to the Town Plan.”

APPENDIX 1: Visitor Serving Facility Parcels and Unit Count

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

VSF Parcels APN 119-070-11 119-140-13 119-140-32 119-235-09 119-236-01 119-236-10 119-236-12 119-238-18 119-250-42 119-250-43 119-250-45 119-250-15 119-250-31 119-250-37 119-250-12 119-070-19 119-140-10 119-150-11 119-160-07 119-160-10 119-180-06 119-231-08 119-235-13 119-237-09 119-250-19

119-160-32

Visitor Serving Facility (VSF) Hill House Hotel Joshua Grindle Inn MacCallum House John Dougherty House Heeser House

Address 10701 Palette Dr 44800 Little Lake St 10691 Palette Dr 45110 Ukiah St 45080 Albion St

MacCallum House Inn

45020/45065 Albion St

Mendocino Hotel 45080 Albion St Sea Gull Inn 44960 Albion St Headlands Inn 10453 Howard St Blue Door Inn 10481 Howard St Sweetwater Inn 44840 Main St Allegria Inn 44781 Main St Didgeradoo Inn 44860 Main St Nicholson House Inn 44861 Ukiah St Inns, Hotels, Motels and Hostels Subtotal: Lockey Seaside Cottage 10940 Lansing St Mendocino Views 44920 Little Lake St Mattos 10521 School St Packard House 45170 Little Lake St Blair House 45110 Little Lake St Friedman Village Cottages 45320 Little Lake St Langters Inn 45101 Little Lake St Reeves 45141 Ukiah St Blue Heron 390 Kasten St Raku House 44820 Main St Bed & Breakfast Subtotal: Total Visitor Serving Facility Units: Mendocino Art Center 45200 Little Lake St Total Number of Units:

#1 1992 Plan Rooms 44 10 5 8 25

#2 2012 PBS Count 44 10 10 8 25

MCCSD Service Connections 44 10 10 8 25

21

19

19

26 9 6 5 8 5 13 185 3 2 2 4 4 3 2 2 4 4 30

26 9 7 5 9 6 12 7 197 5 2 2 6 4 3 2 1 3 4 32

215

229

19 234

13 242

26 10 7 5 8 6 12 6 196 4 2 2 4 6 3 2 1 3 4 31 227 14* 241

APPENDIX 1: Visitor Serving Facility Parcels and Unit Count

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

VSF Parcels APN 119-070-11 119-140-13 119-140-32 119-235-09 119-236-01 119-236-10 119-236-12 119-238-18 119-250-42 119-250-43 119-250-45 119-250-15 119-250-31 119-250-37 119-250-12 119-070-19 119-140-10 119-150-11 119-160-07 119-160-10 119-180-06 119-231-08 119-235-13 119-237-09 119-250-19

119-160-32

Visitor Serving Facility (VSF) Hill House Hotel Joshua Grindle Inn MacCallum House John Dougherty House Heeser House

Address 10701 Palette Dr 44800 Little Lake St 10691 Palette Dr 45110 Ukiah St 45080 Albion St

MacCallum House Inn

45020/45065 Albion St

Mendocino Hotel 45080 Albion St Sea Gull Inn 44960 Albion St Headlands Inn 10453 Howard St Blue Door Inn 10481 Howard St Sweetwater Inn 44840 Main St Allegria Inn 44781 Main St Didgeradoo Inn 44860 Main St Nicholson House Inn 44861 Ukiah St Inns, Hotels, Motels and Hostels Subtotal: Lockey Seaside Cottage 10940 Lansing St Mendocino Views 44920 Little Lake St Mattos 10521 School St Packard House 45170 Little Lake St Blair House 45110 Little Lake St Friedman Village Cottages 45320 Little Lake St Langters Inn 45101 Little Lake St Reeves 45141 Ukiah St Blue Heron 390 Kasten St Raku House 44820 Main St Bed & Breakfast Subtotal: Total Visitor Serving Facility Units: Mendocino Art Center 45200 Little Lake St Total Number of Units:

#1 1992 Plan Rooms 44 10 5 8 25

#2 2012 PBS Count 44 10 10 8 25

MCCSD Service Connections 44 10 10 8 25

21

19

19

26 9 6 5 8 5 13 185 3 2 2 4 4 3 2 2 4 4 30

26 9 7 5 9 6 12 7 197 5 2 2 6 4 3 2 1 3 4 32

215

229

19 234

13 242

26 10 7 5 8 6 12 6 196 4 2 2 4 6 3 2 1 3 4 31 227 14* 241

Mendocino Town Plan

SECTION 6. TOWN PLAN IMPLEMENTATION

Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

6.7 Transient Unit Allocation Procedure: Subsequent to the certification of the Town Plan, the available (unallocated) Transient Use Type units or guestrooms, as specified in Table 4.13-2, shall be allocated by the following process: 1. Five (5) units or guestrooms are reserved for one (1) year after the certification of Town of Mendocino 2015 LCPA to allow the operators of the transient uses listed below to maintain the number of units or guestrooms allotted in the 1992 Town. This is subject to the approval of any required building permit.

Table 4.13-3 List of Five Reserved Guestrooms APN 119-236-10 119-236-12 119-250-37 119-235-13 119-237-09

Transient Use

Address

1992 Plan Unit

2012 Unit Count

Reserved Units

MacCallum House Inn

45020 & 45065 Albion

21

19

2

Didgeradoo Inn Reeves Blue Heron

44860 Main St 45141 Ukiah St 390 Kasten St

13 2 4

12 1 3

1 1 1

APPENDIX 1: Visitor Serving Facility Parcels and Unit Count

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

VSF Parcels APN 119-070-11 119-140-13 119-140-32 119-235-09 119-236-01 119-236-10 119-236-12 119-238-18 119-250-42 119-250-43 119-250-45 119-250-15 119-250-31 119-250-37 119-250-12 119-070-19 119-140-10 119-150-11 119-160-07 119-160-10 119-180-06 119-231-08 119-235-13 119-237-09 119-250-19

119-160-32

Visitor Serving Facility (VSF) Hill House Hotel Joshua Grindle Inn MacCallum House John Dougherty House Heeser House

Address 10701 Palette Dr 44800 Little Lake St 10691 Palette Dr 45110 Ukiah St 45080 Albion St

MacCallum House Inn

45020/45065 Albion St

Mendocino Hotel 45080 Albion St Sea Gull Inn 44960 Albion St Headlands Inn 10453 Howard St Blue Door Inn 10481 Howard St Sweetwater Inn 44840 Main St Allegria Inn 44781 Main St Didgeradoo Inn 44860 Main St Nicholson House Inn 44861 Ukiah St Inns, Hotels, Motels and Hostels Subtotal: Lockey Seaside Cottage 10940 Lansing St Mendocino Views 44920 Little Lake St Mattos 10521 School St Packard House 45170 Little Lake St Blair House 45110 Little Lake St Friedman Village Cottages 45320 Little Lake St Langters Inn 45101 Little Lake St Reeves 45141 Ukiah St Blue Heron 390 Kasten St Raku House 44820 Main St Bed & Breakfast Subtotal: Total Visitor Serving Facility Units: Mendocino Art Center 45200 Little Lake St Total Number of Units:

#1 1992 Plan Rooms 44 10 5 8 25

#2 2012 PBS Count 44 10 10 8 25

MCCSD Service Connections 44 10 10 8 25

21

19

19

26 9 6 5 8 5 13 185 3 2 2 4 4 3 2 2 4 4 30

26 9 7 5 9 6 12 7 197 5 2 2 6 4 3 2 1 3 4 32

215

229

19 234

13 242

26 10 7 5 8 6 12 6 196 4 2 2 4 6 3 2 1 3 4 31 227 14* 241

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

SECTION 6. TOWN PLAN IMPLEMENTATION 6.7 Transient Unit Allocation Procedure: ... 2. Six (6) units or guestrooms are reserved for the Nicholson House Inn, located at 44861 Ukiah Street (APN 119-250-12), for one (1) year after the adoption of this Plan, provided further the Coastal Commission certifies GP 6-2005 with the Town Plan. During this time period, an approved Coastal Development Use Permit (CDU) shall be obtained to entitle the existing six (6) unit inn. (This inn has been operating without the required entitlement since 2006 when the Board conditionally approved GP 6-2005, the VSF designation on the property.) The Board’s approval is subject to certification by the Coastal Commission. However, the Commission stayed its action on this amendment until the 1992 Town Plan Update is certified. The application for the required CDU will be subject to a code enforcement penalty.

APPENDIX 1: Visitor Serving Facility Parcels and Unit Count

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

VSF Parcels APN 119-070-11 119-140-13 119-140-32 119-235-09 119-236-01 119-236-10 119-236-12 119-238-18 119-250-42 119-250-43 119-250-45 119-250-15 119-250-31 119-250-37 119-250-12 119-070-19 119-140-10 119-150-11 119-160-07 119-160-10 119-180-06 119-231-08 119-235-13 119-237-09 119-250-19

119-160-32

Visitor Serving Facility (VSF) Hill House Hotel Joshua Grindle Inn MacCallum House John Dougherty House Heeser House

Address 10701 Palette Dr 44800 Little Lake St 10691 Palette Dr 45110 Ukiah St 45080 Albion St

MacCallum House Inn

45020/45065 Albion St

Mendocino Hotel 45080 Albion St Sea Gull Inn 44960 Albion St Headlands Inn 10453 Howard St Blue Door Inn 10481 Howard St Sweetwater Inn 44840 Main St Allegria Inn 44781 Main St Didgeradoo Inn 44860 Main St Nicholson House Inn 44861 Ukiah St Inns, Hotels, Motels and Hostels Subtotal: Lockey Seaside Cottage 10940 Lansing St Mendocino Views 44920 Little Lake St Mattos 10521 School St Packard House 45170 Little Lake St Blair House 45110 Little Lake St Friedman Village Cottages 45320 Little Lake St Langters Inn 45101 Little Lake St Reeves 45141 Ukiah St Blue Heron 390 Kasten St Raku House 44820 Main St Bed & Breakfast Subtotal: Total Visitor Serving Facility Units: Mendocino Art Center 45200 Little Lake St Total Number of Units:

#1 1992 Plan Rooms 44 10 5 8 25

#2 2012 PBS Count 44 10 10 8 25

MCCSD Service Connections 44 10 10 8 25

21

19

19

26 9 6 5 8 5 13 185 3 2 2 4 4 3 2 2 4 4 30

26 9 7 5 9 6 12 7 197 5 2 2 6 4 3 2 1 3 4 32

215

229

19 234

13 242

26 10 7 5 8 6 12 6 196 4 2 2 4 6 3 2 1 3 4 31 227 14* 241

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Unit Disposition

1992 Plan Room Count

215

Five reserved rooms counted in 1992 Reserved 1-year +6 Nicholson House

included 6

2012 Counted Rooms +5 MacCallum House, Palette Dr +1 Headlands Inn +1 Sweetwater Inn +1 Allegria Inn +1 Nicholson House +2 Lockey Seaside Cottage +2 Packard House Anticipated units

Unit Count

215 + 6 + 13 =

+ 13

234 units

Town Unit Capacity

238 units

Difference between capacity - counts

+ 4 units

SECTION 6. TOWN PLAN IMPLEMENTATION 6.7 Transient Unit Allocation Procedure: ...

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

3. PBS shall issue a public notice when permit applications (i.e., CDU) for available unreserved and unallocated transient unit accommodations, guestrooms, or establishments will be accepted by PBS. This notice will be issued when: (a) the Board adopts the certified Town Plan; (b) permits (i.e., CDU) are denied, expired, or revoked; or (c) permitted or legal, nonconforming units are abandoned or discontinued. The notice shall state number of available transient unit accommodations, guestrooms, or establishments and the date on which a 60-day permit application period will commence. PBS will accept and hold, but not process, completed applications during this period. Proof of MCCSD water availability shall be submitted with each permit application. Upon completion of the 60-day application period, PBS will determine the quantity of transient unit accommodations, guestrooms, or establishments requested. If this number is less than or equal to the quantity available, PBS will schedule the applications, in the order they are deemed complete, for a public hearing pursuant with Chapters 20.720 and 20.760 of the Mendocino Town Zoning Code. If this number exceeds the quantity available, then PBS will hold a random lottery to determine the order that each complete application will be scheduled for a public hearing. 4. If the CDU is approved, the property owner must fulfill the permit conditions of approval and commence operation of the approved transient unit accommodation, guestroom or establishment within two (2) years of the permit approval.

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Land Use Map Principal Permitted Uses Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

1 Hill House 10701 Palette Drive 119-070-11 1992 Plan Rooms: 44 2012 PBS Count: 44 MCCSD Service Connections: 44

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Land Use Map Principal Permitted Uses Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

2 Heeser House 45080 Albion Street 119-236-01 1992 Plan Rooms: 25 2012 PBS Count: 25 MCCSD Service Connections: 25

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

3 MacCallum House Inn 45065 Albion Street 119-236-10, 119-236-12 1992 Plan Rooms: 21 2012 PBS Count: 19 + 2 units reserved MCCSD Service Connections: 19

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Land Use Map Principal Permitted Uses Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

4 Mendocino Hotel 45065 Albion Street 119-238-05 1992 Plan Rooms: 26 2012 PBS Count: 26 MCCSD Service Connections: 26

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Land Use Map Principal Permitted Uses Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

5 Joshua Grindle 44800 Little Lake Street 119-140-13 1992 Plan Rooms: 10 2012 PBS Count: 10 MCCSD Service Connections: 10

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Land Use Map Principal Permitted Uses Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

6 Reed Manor / Mac Callum House 43700 (44950) Little Lake Street 119-140-32 1992 Plan Rooms: 5 2012 PBS Count: 10 MCCSD Service Connections: 10

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

7 (John) Dougherty House 45110 Albion Place / 45110 Ukiah Street 119-235-09 1992 Plan Rooms: 8 2012 PBS Count: 8 MCCSD Service Connections: 8

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Land Use Map Principal Permitted Uses Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

8 Sea Gull Inn 44960 Albion Street 119-250-42 1992 Plan Rooms: 9 2012 PBS Count: 9 MCCSD Service Connections: 10

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Land Use Map Principal Permitted Uses Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

9 Headlands Inn 44950 Albion Street / 10453 Howard St 119-250-06 (119-25043) 1992 Plan Rooms: 6 2012 PBS Count: 7 MCCSD Service Connections: 7

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

10 Whitegate Inn / Blue Door Inn 10481 Howard Street 119-250-09 (119-250-45) 1992 Plan Rooms: 5 2012 PBS Count: 5 MCCSD Service Connections: 5

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

11 Sears House / Sweetwater Inn 44840 Main Street 119-250-15 1992 Plan Rooms: 8 2012 PBS Count: 9 MCCSD Service Connections: 8

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

12 1021 Main Street Inn / Allegria Inn 44781 Main Street 119-250-31 1992 Plan Rooms: 5 2012 PBS Count: 6 MCCSD Service Connections: 6

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

13 Village Inn / Didgeradoo Inn 44860 Albion Street 119-250-37 1992 Plan Rooms: 13 2012 PBS Count: 12 + 1 reserved unit MCCSD Service Connections: 12

Clarification

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

Appendix 2: Inventory of Historic Buildings 1992 and current data APN Addresses Land Use

1992 APN 119-24001

MENDOCINO HISTORICAL RESEARCH, INC INVENTORY OF HISTORIC BUILDINGS - ZONE A - HISTORIC PRESERVATION DISTRICT WEST OF LANSING STREET 2015 Assessor 2015 Historic Date 1992 Category Map # APN Name Built Address Reported Address

119-21008

119-21708

119-21013 119-21013 119-21010 119-23701

119-21713

119-23702 119-23703 119-23713 119-23704 119-23705

State Park Interpretive Center Dwelling where Heeser's Store was and vacant land where hotel was

I

1

Ford House

1854

Main St

I

2

Carlson Hotel Site and Water Tower

1857

10401 Main St

45300 Main St

3

N/H

Main St

45280 Main St

Store building-rental

450 Main St

45280 Main St

Offices and apartment upstairs

Main St

45270 Main St

Open Lot

480 Main St

45180 Main St

Medical building & dwelling upstairs

1870's

Main St

45170 Main St

Store and offices

c1875

45160 Main St

45160 Main St

Rebuilt into shops and offices

1978

Main St

45156 Main St

Store

c1875

Main St

45150 Main St

Vacant and deteriorated

1905

522 Main St

45140 Main St

Stores

11-217-13

III

4

Neto's Hotel

119-21710

S

5

Site of Gus' Saloon

IVb

6

N/H

I

7

Lemos' Saloon

IVa

8

IVa

9

I

10

I

11

119-23714 119-23715

1992 Present Use

Ramus Boarding House Tank Alley Site Ramus Saloon Bank of Commerce

1870's

Minor Modification

Mendocino Town Plan Repagination Spelling, Punctuation, & Grammar Single Unit Rental Visitor-Serving … Sustainability Policies: Water Quality Community Gardens Principal Permitted Uses Land Use Map Appendix 1 Visitor Serving Facilities Appendix 2 Historic Buildings Appendix 3 Implementation Program

#14 Appendix 3: Mendocino Town Plan Implementation Program Local Coastal Programs Land Use Plan = Mendocino Town Plan Implementation Program = Zoning Code Mendocino Town Plan Update: Action Items Implementation Responsible Agency Growth Management Action Revise inconsistent policies Revised PBS GM-1.1: and regulations to ensure Sec. 2.1 to clarity that the Town is not a describe designated Sensitive Coastal SCRA Resource Area. decision Action The Town Plan shall maintain PBS GM-1.2: a reasonable balance between the Coastal Act priority to maximize coastal access and preservation of the Town’s desired residential community character. Action Preserve Town balance by Revised PBS GM-2.1: limiting commercial and VSF limits visitor serving facilities as in Ch. defined in this Plan. 20.680, 20.684, 20.748 Action Item

Timing

Short term

On going

On going

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Corrections Clarifications #18 (and others) correctly spell: Affect Combining Double-faced Floricultural Industries Mendocino Historical Review Board Motels Sightseeing Sills Wells

#1 and others OCR corrections Sec 20.604.005 Sec 20.608.031 (4)(F) Sec 20.719.005

Title 4-H Division II

#4 - #21 Chapter 20.608 Definitions Duplication with in the zoning codes Reference to land use classifications where needed References to Public Resource Code Sections

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Correction #2 Sec 20.604.015 - Applicability. reference to Mendocino Town Zoning Map #3 Sec 20.608.15(O) County of Mendocino, General Plan, Coastal Element, Chapter 4.13

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Corrections Clarifications Minor Modifications #22 through #36 Land Use Types Sec 20.616.101 - Family Residential: Student Instructor Housing Sec 20.620.017 - Art Center 20.624.080 - Food and Beverage Sales: Tasting Rooms 20.632.015 - Light Agriculture

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Corrections Clarifications #37 - #39 and others Principal Permitted Uses

Chapter 20.640.005 Districts Established Chapter 20.644 Mendocino Rural Residential MRR Chapter 20.648 Mendocino Suburban Residential MSR Chapter 20.652 Mendocino Town Residential MTR Chapter 20.656 Mendocino Multiple Family Residential MRM Chapter 20.660 Mendocino Mixed Use MMU Chapter 20.664 Mendocino Commercial MC Chapter 20.668 Mendocino Public Facilities MPF Chapter 20.670 Mendocino Forest Lands District MFL Chapter 20.672 Mendocino Open Space MOS

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Corrections Clarifications Minor Modifications

#74 Visitor- Serving ... Chapter 20.684 Mendocino Lodging Combining District “*” Sec. 20.684.005 - Intent. This combining district is intended to apply to those specific sites that have been reserved and deemed appropriate for larger overnight accommodations (hostels, hotels, inns and motels) and for Bed and Breakfast Accommodations, which are smaller overnight accommodations. This combining district does not apply to Single Unit Rental (SUR) and Vacation Home Rental (VHR) Uses. Chapter 20.748 regulates SUR and VHR Uses.

Clarifications Minor Modifications

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

#74 Visitor- Serving ... Sec. 20.684.007 Applicability. This chapter shall apply to Mendocino Lodging Combining District sites listed below and designated as * (or *B) on the Mendocino Town Plan Land Use Map and Mendocino Town Zoning Map. Table: Designated Mendocino Lodging Combining District Sites * are Hostel, Hotel, Inns, *B are Bed and Breakfast Motels having 5 or more Accommodations having 4 or fewer guestrooms guestrooms Assessor's Parcel Numbers Assessor's Parcel Numbers 119-080-14; -15 119-080-06 119-140-04; -05; -29 119-140-10 119-140-32 119-150-11 119-140-13 119-160-07 119-235-09 119-160-10 119-236-01 119-180-06 119-236-10 119-231-08 119-238-04; -05 119-235-13 119-250-04 119-237-09 119-250-06 119-250-19 119-250-09 119-250-15 119-250-31 119-250-37

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Minor Modification

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

#88 Chapter 20.717 Water Quality Protection ... Section 20.717.005 Purpose and Intent. (A) The purpose of this chapter is to protect and enhance coastal waters and groundwater recharge within the Town of Mendocino in accordance with the policies of the County’s Local Coastal Plan. This chapter includes application submittal requirements, development standards, and other measures that are intended to help ensure that permitted development will be sited and designed to conserve natural drainage features and vegetation, minimize the introduction of pollutants into coastal waters to the maximum extent practicable, limit the discharge of stormwater runoff, and protect the overall quality of coastal waters and groundwater resources. (B) This Chapter is intended to be used in conjunction with Chapter 20.492 of Mendocino County Coastal Zoning Code Division II. Where the standards or provisions overlap or conflict, the resolution that is on balance most protective of coastal resources shall apply. ...

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Minor Modification #101 Chapter 20.748 Single Unit Rentals and Vacation Home Rentals

Sec 20.748.020 Standards Number of Units 10 VHR and 20 SUR Taxes Primary Use Term Transferal Renewal Period Priority Noise Limitations

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Sec. 20.692.020(E) Development outside the Historical Preservation District identified in Section 20.760.010 shall be consistent with the standards of the Historical Preservation District in Section 20.760.050. (Ord. No. 3915 (part), adopted 1995.) Sec. 20.760.010 - Designation of District In addition to the use regulations provided in this division there is hereby established the Mendocino Historical Preservation District which shall be an overlay district applying to the following unincorporated areas of the Town of Mendocino: (A) That area bounded on the north by Slaughterhouse Gulch, on the south by the waters of Big River and Mendocino Bay, on the west by the Pacific Ocean and the east (north of Little Lake Road) by those parcels fronting on the west side of Gurley Street (south of Little Lake Road), following the present Sewer District/Town Plan boundaries as per drawing (Assessor's Parcel Book 119, Pages 10 and 11). (B) Excepting that subdivision commonly known as Point of View Estates, and Assessor's Parcel Numbers 119-140-35, 119-070-13, 119-070-11, 119-14005, 119-140-31, 119-140-36, 119-140-37, and 119-140-38 (November 28, 1978, Reed vs. County of Mendocino #44860); all that real property situated in the County of Mendocino, State of California, described in Exhibit "A", which is incorporated herein by reference and is available for public inspection at the office of the Mendocino County Office of the Clerk of the Board of Supervisors. Such area shall be subject to the provisions of this Chapter.

Point of View Estates

Point of View Estates

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Chapter 20.648 Mendocino Suburban Residential “MSR” Regulations Intent

This district is intended to recognize the existing Point of View Estates Subdivision

Permitted Uses

Single-Family Open Space

Conditional Uses

Minor Impact Utilities Cottage Industries

Minimum Lot Area

20,000 SF

Maximum Dwelling Density

1 unit / 20,000 SF

Minimum Front / Rear Yard

20-feet

Minimum Side Yard

6-feet

Maximum Building Height

28-feet

Minimum Vehicle Parking

2 off-street spaces

Maximum Lot Coverage

25%

Minimum Lot Width

60-feet

Minimum Lot Depth

3 times lot width

Additional Requirements

No residential dwelling unit shall be converted to any non-residential use except as provided by Chapter 20.748

Mendocino Town Zoning Code Spelling Punctuation OCR Definitions Land Use Types Principal Permitted Uses Visitor-Serving … Chapter 20.717 Water Quality Single Unit Rental Historical Preservation District

Mendocino LCPA BOS Resolution 14-129 BOS Resolution 14-161 LCP-1-MEN-14-0480 Board of Supervisor Meeting Updates Ad Hoc Committee Meetings North Coast District Office Meetings Response letters Received November 17, 2014 January 20, 2015 May 13, 2015 PBS Submittals October 31, 2014 December 31, 2014 April 29, 2015