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Planning commission approves Lorenzi minor subdivision, grants flag-lot depth exception
Summary
The commission approved MS_2024-0003 to split a 32.72-acre parcel into two lots and a remainder parcel, granted an exception to the 300-foot flag-lot depth limit (approx. 440 feet), and adopted a mitigated negative declaration. Approval was unanimous.
The Mendocino County Planning Commission unanimously approved a minor subdivision (MS_2024-0003) to divide an existing 32.72-acre parcel owned by Kenneth and Don Lorenzi into two lots and a remainder parcel. The proposal would create Lot 1 (about 10.4 acres), Lot 2 (about 5.03 acres) and a remainder of about 17.69 acres. The commission also granted an exception to the county’s 300-foot maximum flag-lot depth standard for a narrow access strip that staff said would be roughly 440 feet long.
Staff planner Liam (Mendocino County Planning and Building Services) presented maps and the tentative parcel map, noting three existing residences on the parcel, vineyard uses, a man-made pond, and existing easements. An archaeological survey found no cultural resources, Ukiah Valley Fire Authority did not comment on the subdivision, and the subdivision committee recommended approval. Staff prepared an initial study and a mitigated negative declaration under CEQA and recommended adoption.
The commission’s approval included several project-specific conditions. Environmental-health staff recommended that a replacement septic system for Lot 2 be identified before the parcel map recordation; that requirement appears in the conditions of approval. Staff also recommended notes on the parcel map in response to a comment from the California Department of Fish and Wildlife: if future development involves modifying fences or landscaping, property owners should prefer wildlife-friendly fencing, use locally native species for landscaping and target removal of non-native invasive plants. Staff noted a potential conflict between wildlife-friendly fencing and the site’s continued agricultural (vineyard) use and proposed a modified note that would apply if agricultural use is abandoned.
The Department of Conservation commented on the subdivision’s potential to induce conversion of important farmland; staff concluded the potential impact is less than significant for several reasons, including the parcel’s long-standing rural-residential (R-R-5) designation, the absence of specific development proposals, and the small maximum footprint of possible future accessory dwelling units (up to 1,200 sq. ft. each). Staff estimated potential ADU buildout on each lot would total about 3,600 sq. ft., roughly 0.5% of the mapped important farmland on the property.
A nearby resident, Linda Rodriguez Carr, spoke during public comment about annual flooding on her property adjacent to the site and asked how subdivision access would affect her parcel. Staff responded that the subject parcel is not mapped within FEMA flood hazard zones, while acknowledging local flooding complaints can occur outside FEMA-designated zones.
The commission voted unanimously to adopt the mitigated negative declaration and approve the minor subdivision, including the exception to flag-lot depth standards.
Next steps: conditions — including identification of a replacement septic system for Lot 2 before map recordation and the parcel-map notes regarding fencing and invasive species — must be satisfied before final recordation. The approval allows future owners to pursue development allowed under county rules subject to applicable permits and environmental review.
