Coastal Permit Administrator approves Mendocino County permit for single-family home west of Highway 1

The Mendocino County Coastal Permit Administrator on Feb. 11, 2026, adopted a Mitigated Negative Declaration and approved Coastal Development Permit CDP 2025-0023 for a proposed single-family residence, driveway, ground-mounted solar array, septic system, pump house, water tank and utility trenching on a marine terrace west of Highway 1.

Staff planner Liam Crowley summarized the application and recommended approval, saying that the parcel contains two environmentally sensitive habitat areas (a Bishop pine and a Grand fir forest) and that most development would be set back at least 50 feet from those ESHAs. “With that, I—m recommending approval of the permit and adoption of the Mitigated Negative Declaration based on the findings and conditions in the staff report,” Crowley said.

The staff report and attached biologist recommendations call for low-impact fencing and symbolic fencing to prevent encroachment into ESHAs; a vegetation management plan that prioritizes removal of dead, dying and invasive material before native species; pre-construction surveys; native understory planting, monitoring and reporting; and other measures to protect special-status species and promote regeneration.

Staff said the California Department of Fish and Wildlife agreed to a reduced 50-foot buffer for parts of the project and that the proposed utility trench would run along an existing road to limit disturbance. Environmental Health reported no comment on the proposed septic design, and a 2022 water test showed 2.5 gallons per minute production capacity, which staff said, together with the planned water tank, is sufficient to support the residence. An archaeological survey conducted in 2022 found no resources; the Archaeological Commission accepted that report on Dec. 10, 2025, and staff recommended applying the standard discovery clause.

The Coastal Permit Administrator asked about a note on the site plan showing the solar array roughly 39 feet from a property line and whether that complied with setback requirements. Crowley cited County Code section 20.444.015F, saying an accessory-structure exception can allow rear-yard structures under 15 feet high and under 500 square feet to be within five feet of a rear property line. Staff also offered a permit condition requiring that, if the solar array exceeded 500 square feet or 15 feet in height, it must meet the 50-foot yard setback.

The applicant's agent (Kelly) confirmed the array is expected to be under 500 square feet and below 15 feet in height. Property owner Jan Sterling thanked staff and noted the project team had worked with CDFW, the Coastal Commission, CalFire and Mendocino County over several years to meet agency requirements: “we have done everything we can to respect the demands ... of CDFW, the CCC, Cal Fire and the county of Mendocino,” Sterling said.

Valerie Stanley Tippo speaking for the Sherwood Valley Tribe asked whether invasive plants removed as part of the vegetation plan would be disposed of in a way that prevents spread (for example, not simply taken to a dump). “Ripping the invasives out is great, but how are they being disposed of?” she asked. Staff replied that disposal procedures are not normally required by county code but that biologists sometimes recommend specific removal and disposal measures; staff said they would consult Fish and Wildlife and local biologists about recommending proper disposal and noted steps such as cleaning heavy equipment to avoid moving seeds.

After closing the public hearing, the Coastal Permit Administrator adopted the Mitigated Negative Declaration and approved the permit subject to the findings and conditions in the staff report. Staff noted two appeal periods: 10 calendar days locally to the Board of Supervisors and then 10 business days to the California Coastal Commission; a final decision is expected in roughly 30 days.

The permit approval includes conditions described in the staff report addressing ESHA buffers, vegetation management and monitoring, pre-construction surveys and a contingency condition on the solar array's size and setback.