Planning commission backs mixed‑residential density ordinance to boost workforce housing; eases parking near transit

The Humboldt County Planning Commission on May 21 recommended that the Board of Supervisors adopt a mixed‑residential density ordinance designed to implement housing element measure H/IM‑61 and expand by‑right housing types in housing opportunity zones.

Staff described the ordinance as a zoning “combining zone” that would apply in designated housing opportunity zones (including Redway, Garberville, Miranda, Weott, Scotia, McKinleyville and neighborhoods around Eureka). The proposed code allows duplexes, triplexes, quadplexes and apartments of up to five dwelling units as principal uses in applicable R1 and R2 zones, raises the maximum density to 25 units per acre, and increases maximum ground coverage to 45 percent. Apartments of six or more units would remain conditionally permitted but could use the density bonus to allow additional units in some cases.

Key development standards presented by staff included a 10‑foot minimum separation between structures, a base height limit of 35 feet with additional limits adjacent to single‑family residences, a 10 percent consolidated shared open‑space requirement and a minimum of 100 square feet of total open space per unit. The ordinance would prohibit short‑term rentals in these units and impose a 30‑day minimum rental term for comparable ADU rules.

Parking generated sustained discussion. Staff proposed two parking alternatives. The ultimately adopted compromise (Alternative Two) maintained one off‑street space per unit for structures of four or more units but reduced the requirement for developments of six or more units that are within a half‑mile of an active bus stop with at least twice‑daily service to one space per two units. Commissioners debated whether the county should apply a single standard across widely different communities (narrow‑street Southern Humboldt neighborhoods versus more urbanized centers such as Garberville and Eureka), and whether the EIR addendum language should be tightened to avoid implying automatic reductions in vehicle trips.

Commissioners requested modest edits to the draft: remove prescriptive color language from community character standards, require sidewalks be ADA‑compliant without naming surface types, clarify section 6.6.7 to reflect whichever standard is greater, and drop a rounding change inconsistent with the density bonus rules. Staff agreed to those edits and to remove a sentence in the transportation section of the addendum that claimed the ordinance “should reduce vehicle trips,” replacing it with language stating the EIR contemplated the amount of traffic associated with the housing scenarios evaluated.

After extended discussion and an initial failed motion, the commission passed a motion to adopt findings, accept the EIR addendum as modified, and recommend the Board adopt the mixed‑residential density ordinance using parking Alternative Two on a 5–0 roll call vote. Commissioners stressed that the ordinance implements an HCD‑supported housing element measure and that site‑specific issues (street width, on‑site parking needs, wildfire/flood constraints) will still be addressed through project review.

Staff announced next steps for public outreach on related planning work, and the commission adjourned to its next meeting.