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Commission approves Lorenzi minor subdivision and exception for flag-lot depth
Summary
The Planning Commission unanimously approved a minor subdivision that splits a 32.72-acre parcel into two lots and a remainder parcel, granted an exception to the 300-foot flag-lot depth standard for Lot 1, and attached environmental and utility conditions including a required replacement septic system for Lot 2 prior to final map recordation.
The Mendocino County Planning Commission unanimously approved a minor subdivision (MS2024-0003) that divides a 32.72-acre Lorenzi parcel into two lots and one remainder parcel, including an exception to the standard 300-foot maximum depth for flag lots.
Staff presentation by planner Liam (last name provided in staff materials) described the property as largely in vineyard with three existing residences, a man-made pond and a network of private and county roads. The proposal would create Lot 1 (about 10.4 acres), Lot 2 (about 5.03 acres) and a 17.69-acre remainder; each resulting lot would contain an existing residence and meet the RR5 (rural residential, 5-acre minimum) zone standards.
Because Lot 1 would be connected by a narrow strip that exceeds the county’s 300-foot depth limit for flag lots (staff estimated roughly 440 feet), the subdivider sought an exception under Division of Land Regulations Section 17.87. Staff recommended approval, citing the existing parcel configuration and adjacent property widths as a special circumstance and finding the exception would not be detrimental to surrounding property or the public welfare.
Conditions attached to the parcel map include a requirement from Environmental Health that a replacement septic system for Lot 2 be identified before the parcel map can be recorded. The Ukiah Valley Fire Authority provided no comment; the Department of Transportation requested a residential driveway approach improvement tied to access from Eastside Calpella Road. The California Department of Fish and Wildlife recommended wildlife-friendly fencing and use of native landscaping; staff noted a potential conflict between wildlife-friendly fencing and ongoing vineyard operations and advised a map note tying future fencing changes to the cessation of agricultural use.
Staff prepared an initial study and a mitigated negative declaration pursuant to CEQA. The staff memo noted that while portions of the parcel are mapped as “prime farmland” or “farmland of statewide importance,” the property has been zoned RR5 since at least 1982, potential future conversion by accessory structures would be minor and any conversion from accessory dwelling units would represent only a small fraction (about 0.5%) of mapped important farmland on-site.
Neighbor Linda Rodriguez Carr spoke at the hearing raising local flooding concerns and asking how new access would intersect existing easements; staff responded that the property is not mapped within FEMA flood zones although localized flooding can occur. No other members of the public spoke in opposition. The planning commission voted to approve the subdivision and the flag-lot exception by unanimous roll call.
The commission’s approval includes conditions of recordation reflecting Department of Fish and Wildlife recommendations as notes on the parcel map, the Environmental Health septic-system requirement for Lot 2, and the Department of Transportation driveway approach requirement. Staff said the subdivision does not propose new development at this time, and any future construction will require separate approvals as applicable.
