Coastal permit administrator approves amendment for Highway 1 residence; archaeologist condition added

Julia Krog, Mendocino County Planning and Building Services director and the coastal permit administrator, approved an amendment to a 2019 coastal development permit (CDPM2024‑0009) authorizing modifications to a previously permitted single‑family residence on Highway 1. The amendment authorizes a spa, a chimney, a pavilion within the existing footprint, removal of a previously proposed pond and planting bed, reduction in patio space, and construction of a 288‑square‑foot detached utility structure, subject to conditions adopted at the hearing.

Staff planner Liam Crowley said the proposed changes include several items that were processed as substantial conformance to the original CDP and several that require formal amendment review. Crowley noted that a 2018 archaeological study was completed as part of the original 2019 permit, and that the Archaeological Commission accepted the survey in April 2019 with a condition that an archaeologist be present during all ground‑disturbing activities. Crowley recommended carrying that archaeological monitoring condition forward into the amendment as Condition 23. The staff report also added Condition 20 to require EPA certification and applicable building standards for a proposed wood‑stove installation, and Conditions 21 and 22 to reflect new geotechnical reports submitted with the amendment.

On the question of building height, staff reported that the proposed chimney extends beyond the normal 18‑foot height limit for the zone but that the county's definition of building height measures to the highest point of the roof ridge or parapet, and a chimney is not counted in that building height calculation. Staff concluded the chimney would not affect coastal views from public vantage points in this location. Crowley recommended approval with the adjustments to Condition 9 and the addition of Condition 23 to ensure archaeologist monitoring for ground disturbance.

Architect and applicant agent Todd Neuberger told the administrator he had reviewed the amended findings and conditions and found them acceptable. Owner Alexander Leff thanked staff and the administrator for their work and said he hoped to build a home "respectful of the preciousness of the environment" in the area.

The coastal permit administrator approved the amendment with the revised Condition 9 and added Condition 23 requiring an archaeologist on site for ground‑disturbing work. The project was determined categorically exempt from CEQA for the amendment; the original archaeological study and the April 2019 Archaeological Commission action remain part of the project record. As with the other items heard that day, the decision is subject to a 10‑calendar‑day local appeal to the Mendocino County Board of Supervisors and a subsequent 10‑working‑day appeal period to the California Coastal Commission.

No members of the public opposed the amendment at the hearing.