Planning commission approves Carlotta cannabis expansion but denies 600‑foot setback exception

The Humboldt County Planning Commission on May 21 voted to approve a conditional use permit for an expansion of cannabis cultivation at 6287 State Highway 36 in Carlotta while denying the applicant’s request for an exception to the county’s 600‑foot setback from separately owned residences.

Michael Cain of the Planning Department told the commission the project — for applicant Irene Lee — would add about 20,000 square feet of outdoor cultivation and a 1,300‑square‑foot nursery to an existing 50,000 square‑foot operation. Cain said the parcel is zoned agricultural exclusive and that code provisions permit special permits for larger cultivation areas if certain limits on arable land use are met. Staff presented water‑use estimates showing an annual increase from roughly 864,000 gallons under previous approvals to about 1.02 million gallons under the proposed expansion and said two residences fall within the 600‑foot buffer established to reduce odor impacts.

Because neighbors raised concerns about odor and increased pumping, staff recommended the commission deny the requested exception to the 600‑foot standard while approving the expansion only if the operation complies with enclosure and other code conditions. Cain summarized applicable code provisions and advised the commission to make the required findings for PLN 18969 and to adopt a resolution approving the CUP while denying the setback exception.

Andy Powell, agent for the applicant, thanked staff and neighbors and said the public process allowed the applicant to refine the proposal and better address community concerns. Commissioners then asked staff about the project’s history and prior complaints; staff said the original approvals were issued in 2021 and that no formal complaints appeared in county records during the last four years.

In deliberations commissioners referenced the county’s earlier cannabis ordinance and EIR process, noting that the 600‑foot standard was intended to protect residences from odor impacts and that removing previously granted entitlements is legally difficult. One commissioner urged staff to consider whether community planning areas should be treated differently in future ordinance updates.

A motion to adopt a resolution finding the EIR had been considered, denying the request for open‑air cultivation within 600 feet of separately owned residences, and approving the conditional use permit with conditions carried on a 4–1 vote.

The commission’s action affirms staff’s recommendation: the expansion may proceed only under the conditions required by county code and without the requested 600‑foot exception. The decision does not alter prior approvals for cultivation on the parcel; the commission noted property‑right and due‑process constraints when discussing entitlements. No further public testimony was received during the hearing and the applicant’s agent said the applicant would work with neighbors to address concerns.