THP 1-07-067 MEN “Robinson Terrace”

The area of the THP zoned “GPD” is described in the Gualala Town Plan:

GPD District on hillside east of Church Street:
This area was identified as the prime location for expansion of the commercial district in Gualala. Referred to as the Town Center in the conceptual plans, the location of this parcel provides an opportunity for creation of an alternate street network (as opposed to the highway strip) and development of a concentration of commercial uses which may encourage more pedestrian activity in town.

Generally, the portion of this property fronting Church Street was viewed as appropriate for localserving commercial uses and public and civic facilities (such as churches, firehouse, medical center, post office and possibly a future town hall). A key element included in the conceptual plan developed at the workshops was a Village Green located to the northeast of the current Moonrise/Church Street intersection. Ideally, the Village Green will be acquired as a public open space/recreational facility. The upper hillslopes of this property were identified as potential residential areas, with the possible inclusion of senior housing facilities near the existing medical center.
(Gualala Town Plan, Chapter 4, p316)

Zoning

The THP, as proposed, is to occur entirely within the Coastal Zone. The properties in question are zoned “GPD” or Gualala Planned Development and “RMR” or Coastal Remote Residential. According to the Mendocino County Department of Planning & Building, 27+/- acres are located in GPD zoning. The GPD parcel is located directly above the town of Gualala, in the China Gulch watershed. The remaining acreage (49+/- acres), zoned “RMR-40” (40 acre minimum lot size, not available for development without a change in zoning), is located northeast of town, running parallel to Pacific Woods Road in the Robinson Gulch watershed.

In 2002, the Mendocino County Board of Supervisors adopted Ordinance #4083 amending Division II of Title 20 of the Mendocino County Coastal Zoning Code. This ordinance established, among others, the GDP zoning district. Accordingly, Sec. 20.407 describes the permitting process for GDP districts described as two 40-acre commercial properties in the Gualala Town Plan area, one of which is in the THP area.

The GDP zoning requires comprehensive planning, allowing for substantial community review and comment on development proposals. The property owners, John Bower et al and Gualala Redwoods, Inc, receive flexible and streamlined permitting for phased development of multiple uses for the property. The plans are to provide for a mixture of residential (at least 50%), commercial (10% visitor serving not to exceed 20 units per acre), and community recreation/open space (minimum 10% of total lot area for each residential development).

According to Ordinance #4083, GPD Districts require a two-stage planning process — a Master Development Plan and a Precise Development Plan. Once a Precise Development Plan is approved, no further discretionary approvals are necessary. In other words, the developers will not be subject to the Coastal Development Permit process, including the need to request variances for the various phases of development. §20.407 of the Coastal Zoning Code provides detailed requirements for the Master and Precise Plans.

[Excerpt] “We strongly recommend integration of Local Coastal Program and Gualala Town Plan policies specifically at this juncture, as failure to do so is likely to result in inconsistencies between any future development proposal and the Gualala Town Plan. Of particular concern in this regard is the area designated as Gualala Planned Development. Policies in the Gualala Town Plan call for retaining mature vegetation, protecting coastal views, and protecting coastal natural resources including wetlands, steep gulches, stream corridors, rare and endangered species, and habitats of rare and endangered species such as rare and endangered fish habitat…”

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