Mendocino County administrator approves after-the-fact coastal permit for Manchester property

The Mendocino County Coastal Permit Administrator on Jan. 8 approved Coastal Development Permit CBP2023-0022, granting after-the-fact authorization to legalize a reconstructed single-family residence, an on-site septic system and associated grading on a 61.25-acre parcel north of Manchester.

Jessie Waldman, planner with Mendocino County Planning and Building Services, told the administrator the application covers reconstruction of the primary residence, legalization of the septic system and grading, and removal of a shipping container; conversion of an existing barn into an art studio was described separately and is not part of the after-the-fact request. "The applicant is Scott Shadian," Waldman said, and staff recommended approval with conditions in the staff report.

The parcel (APN 132-210-43) is at 16001 South Highway 1, about three miles north of Manchester Center and roughly a half-mile north of Owl Creek Road, within the Mallow Pass Creek–Iverson Road planning area that includes Irish Beach and Point Arena. Waldman said the site is zoned rangeland under Mendocino County Code Title 20, Division 2, with a coastal-minimum parcel size of 160 acres; staff also noted the property is adjacent to an Environmentally Sensitive Habitat Area (ESHA). Staff found the project categorically exempt under the California Environmental Quality Act (CEQA).

Waldman said the application was accompanied by biological scoping surveys, an updated biological survey, an archaeological reconnaissance and an archaeological waiver; the archaeological commission accepted the waiver and staff recommended a standard discovery clause (condition 8) to address any inadvertent finds. She summarized staff-recommended conditions 10–14 to require that all after-the-fact permits, including any necessary building permits, be obtained to remediate code-enforcement matters before permitting a barn conversion, and recommended best-management practices for grading.

On grading, Waldman clarified that a grading permit is required unless the applicant qualifies for a grading exemption from the building division. Condition 14 requires the applicant to provide evidence of permitted after-the-fact grading or documentation that the grading was exempt; she said grading limited to meet septic-permit requirements could satisfy the condition, but if grading performed without a permit exceeds that scope an after-the-fact grading permit must be applied for.

Applicant Scott Shadian identified himself for the record and said he had no comments, expressing appreciation for staff and willingness to work through the remaining permitting steps. CPA Krog opened the public hearing, noted there were no members of the public present and no public comments, then closed the hearing.

After hearing staff's presentation, CPA Krog said he found the conditions and staff explanations regarding grading appropriate and announced, "I will approve the project subject to the findings and conditions that are contained within the staff report." The permit approval is conditioned as set out in the staff report, including the grading and ESHA-protection measures mentioned on the record.

The hearing concluded with no additional staff matters or public expressions, and the administrator adjourned the meeting at 11:11 a.m.