STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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APPLICANT: Mendocino Land Trust, Inc.
OWNERS: Station 314, LLC
1500 W Alhambra Road
Alhambra, CA 91801
AGENTS: Mendocino Land Trust, Inc.
REQUEST: Coastal Development Permit (CDP 2024-1) to establish the proposed Arena Cove Coastal Trail Link. The proposed public access trail would connect the Bureau of Land Management's (BLM) Point Arena-Stornetta Unit to Arena Cove in Point Arena, Mendocino County. The proposed trail would include two engineered stairways, a viewing platform with interpretive panels, and two trailhead signs.
LOCATION: In the Coastal Zone, in the City of Point Arena, Mendocino County, located at 695 Port Road (027-041-11).
See Attachment 1: Location Map.
APPEALABLE AREA: Appealable
TOTAL ACREAGE: ±1.930 acres
GENERAL PLAN: Harbor Commercial (HC)
ZONING: Harbor Commercial (HC)
EXISTING LAND
USE(S):
Five single-family dwelling units and various accessory structures
ADJACENT LAND
USE(S):
North: Bureau of Land Management's (BLM) Point ArenaStornetta Unit South: Boat Dry Dock
East: Bureau of Land Management's (BLM) Point ArenaStornetta Unit West: Hotel, Motel and Residential
ENVIRONMENTAL
DETERMINATION:
Categorically exempt from CEQA—Class 4, Section 15300
(e): New Construction - Accessory Structures
PROJECT
DESCRIPTION:
Coastal Development Permit (CDP 4-2023) to establish the proposed Arena Cove Coastal Trail Link. The proposed public access trail would connect the Bureau of Land Management's (BLM) Point Arena-Stornetta Unit to Arena Cove in Point STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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Arena, Mendocino County. The trail would be located along the western edge of the property and travel north onto the neighboring BLM property. The proposed trail would include two engineered stairways through the steepest portions of the trail; the lower stairway will include a viewing platform with interpretive panels. The trail will be a three-foot-wide path with interlocking crib steps where the path is steep enough to require them (see attached map). Construction of the trail will include some brush and tree branch clearing to open the trail corridor. A trailhead sign with a map will be located at the Arena Cove entrance to the trail. Additional signage will be placed at the property boundary with BLM to let hikers know when they are entering/exiting public land.
APPEALS: This project is appealable to the Coastal Commission.
LOCAL COASTAL PROGRAM CONSISTENCY RECOMMENDATION: Staff recommends that the proposed project as conditioned is consistent with the applicable goals and policies of the Local Coastal Program (LCP) as described in further detail in this report.
SUMMARY OF REFERRAL AGENCY COMMENTS:
Coastal Commission No comments
California Dept. of Fish and
Wildlife
Received comment letter recommending that all
biologist recommendations be included as
special conditions, and they have been so
included.
US Dept. of Fish and Wildlife Received comment letter reporting that there is no PAMB (Point Arena Mountain Beaver) in this
area.
Manchester Band of Pomo No comments
BACKGROUND
The building of the public access trail connecting Arena Cove to the Stornetta Unit is contingent upon a public access easement being donated to the Mendocino Land Trust (MLT) by the landowners.
• The landowners are willing to donate a 15-foot-wide public access easement in order to accommodate the new public trail.
STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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• The .3-mile trail is proposed for the Coast Guard House Historic Inn & Cottages property, whose owners are in favor of building a public trail on their land connecting the Point Arena-Stornetta Unit to Arena Cove. • The Bureau of Land Management is a partner in this project and approves of the trail link.
• The Applicant has asked that the CDP include a Special Condition requiring an offer to dedicate a 15-foot-wide public access easement (as shown on the site plan) to the Mendocino Land Trust.
The property owners are also requesting a separate Coastal Development Permit (CDP 2024-2) and Use Permit (UP 2024-2) to: 1) repair and interior remodel of existing structures; 2) convert two structures (one large garage and one house) into lodging; 3) remodel the existing carriage house into a kitchen/bath for adjacent Airstream trailer; 4) install three new sewer lines and one new water line to connect existing structures to City water and sewer; and 5) Install new business sign for Inn.
These two CDPs are being processed separately at the request of both applicants.
The applicant submitted a CDP application on April 23, 2024.
General Plan
The table below analyzes the projects consistency with relevant policies of the City’s General Plan.
Policy Project Conformance to Policy
Coastal Access Policies (E)
1. The City of Point Arena shall require a 25-
foot-wide easement along all trails designated
on the Opportunities and Constraints Map as a
condition of approval to mitigate impacts of
development that would require a coastal
development permit where such impacts
cannot be avoided. For any project where such
mitigation is required, the preferred
implementation should be through a recorded
grant of easement to the City or to a designated
private nonprofit association acceptable to the
City who is willing to accept the easement and
willing to operate and maintain the public
accessway or trail. Where grants of easement
are not feasible because neither the City nor
private nonprofit association is willing to accept,
maintain and operate the accessway,
implementation of required access mitigation
The proposed project is consistent
with this policy. The City’s
Opportunities and Constraints Map
does not include a trail alignment
through the applicant property.
However, the Biological and Trails
Map of the General Plan does include
a trail alignment on this property. The
property owner will provide a 15-foot
easement to the Mendocino Land
Trust, which is required through
Special Condition 1. The Mendocino
Land Trust, property owner and the
Coastal Commission have agreed to
the 15-foot-wide trail alignment
because it is a voluntary easement
and the easement width is constrained
by an existing building and the 15-foot
STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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shall be implemented through a recorded Offer
to Dedicate (OTD) an easement to a public
agency or a designated private nonprofit
association acceptable to the City. Offers of
dedication shall last for a period of 21 years
from the date of recordation of the offer.
easement is adequate to establish an
effective trail.
Special Condition 1 requires the
preparation and recordation of the
easement.
Recreation Policies
1. The City shall reaffirm the policy statement of
establishing the priority of marine/coastal
dependent development in the wharf area, such
as commercial and recreational fishing, boat
mooring, storage and launching, and surfing.
The cove shall be protected for such uses: "The
City of Point Arena, recognizing the key role
that commercial and recreational fishing and
boating plays in the local and regional coastal
economy, shall continue to encourage the
enhancement of coastal dependent industry at
Arena Cove by assigning a high priority status
to improvement and/or expansion of existing
coastal or marine dependent uses at Arena
Cove as well as encouraging new uses which
directly enhance or supplement the existing
commercial/recreational boating and fishing
opportunities at the Cove."
The proposed project is a coastal
dependent use (public access trail),
and the project will bring more visitors
to the Cove to enjoy the beach and
fishing.
3. For all grants of easement from the City to a
private non-profit association, the City shall
require the submittal of a management plan that
indicates that the association will open, operate,
and maintain the easement in accordance with
terms of the recorded grant of easement, and
that the association will open the easement to
the public as soon as is feasible.
Staff recommends Special Condition
2 to require preparation of a
Management Plan for the proposed
trail alignment.
Special Condition 1. The property owner shall submit to the City for approval, and subsequently record with the County Recorder, a 15-foot-wide easement that substantially conforms with the alignment as illustrated in Attachment 5 of the Staff Report. The easement shall be held by the Mendocino Land Trust. The easement shall be recorded prior to the final of any building permit or the approval of the business license to operate the proposed additional lodging facilities.
STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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Special Condition 2. The Mendocino Land Trust shall prepare a Management Plan for the Arena Cove Trail alignment and submit it to the City of Point Arena for approval prior to initiating the proposed project improvements.
ZONING REVIEW
The proposed project (a public access trail) is a permitted use “by right” and no use permit is required as per the General Plan Policy #28. See below:
28. Public accessways and trails to the shoreline and public parklands shall be a permitted use in all land use and zoning designations. Where there is an existing, but unaccepted and/or unopened public access Offer-to- Dedicate (OTD), easement, or deed restriction for lateral, vertical or trail access or related support facilities e.g. parking, construction of necessary access improvements shall be permitted to be constructed, opened and operated for its intended public use.
Per the zoning ordinance, the purpose of HC zoning district is quoted below:
The Harbor Commercial Zone applies to properties at Arena Cove so designated on the Zoning Map which are most suitable for commercial activities in conjunction with commercial and recreational fishing and other coastal-dependent activities. This landuse designation provides for visitor-serving uses which will enhance the public's enjoyment and utilization of the area. Coastal-dependent activities shall have priority over other developments on or near the shoreline and shall not be sited in wetland areas. Connection to water and sewer systems shall be required.
The proposed Arena Cove Coastal Trail Link complies with the intent of the zoning district and the project is intended to provide a visitor-serving coastal recreational amenity, is a coastal dependent activity, and will enhance the public's enjoyment and utilization of the area.
Development Standards. The project is consistent with the various applicable development standards of the HC zoning district as follows:
Development Standards
Requirement Project Conformance
Setbacks: front 20
feet; rear 15 feet;
side 10 feet
Within the setback, but trails are
not subject to setback
requirements.
Yes
Minimum lot area:
7,500 SF
Lot size is 1.9 acres. Yes
STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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PUBLIC ACCESS
The City’s LCP identifies a potential public access trail route through the eastern portion of this property. However, the proposed alignment is in a mapped Environmentally Sensitive Habitat Area (ESHA), which is not a preferred location. Additionally, the applicant has volunteered to dedicate a 15-foot-wide easement to the Mendocino Land Trust to establish a hiking trail through the west side of the property from BLM land to Port Road. This alternative alignment does not traverse ESHA. Staff has discussed this alternative alignment with Coastal Commission staff who have concurred with the proposed alignment and the proposed trail width. The proposed Trail Alignment is illustrated in Attachment 1. Additionally, Section 5.10 D. of the City’s General Plan also includes the following specific trail standards:
Standard Project Compliance
Foot trail portion of public access easements
shall not exceed twelve (12) feet in width.
Project complies as the trail is 5 feet in width.
Existing foot trails should be used except
when design or stability problems require a
change.
There is no existing foot path and the
geotechnical report concluded that the
selected trail alignment is the best for slope
stability.
Buffer zone areas on the unutilized portions
of the foot path shall not be opened to the
public.
The project will not initially utilize symbolic
fencing for the trail alignment. However, if
symbolic fencing is later required, the
applicant may install symbolic fencing to keep
people on the trail.
HAZARDS
Flooding: The property is located outside the 100-Year Flood Zone according to the FEMA flood map (Flood Insurance Rate Map 060185-1740-G). Flood hazards are not anticipated to be an issue for this project as it consists of tree removal in an upland area.
Geology: The project is located in an area with steep slopes according to the General Plan’s Natural Hazards Map. Steep slopes are depicted throughout the parcel, and a geotechnical report was completed for the project, which included a number of recommendations, which are required by Special Condition 3. The geotechnical study concluded “the main geotechnical considerations affecting the design and construction of the project are weak soils, old fill, surface water runoff, old debris slide, and the potential for strong seismic shaking.”
STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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Special Condition 3. The applicant shall implement all recommendations (6.1 through 6.5) of the Geotechnical Investigation for the Trail Stairs at 694 Port Road prepared by Brunsing Associates, Inc.
Fire: The proposed project will not increase fire risks or be subject to fire risk.
VISUAL RESOURCES
Visual resource policies apply to how development is viewed from public areas, with the intent that any adverse impacts to public views are avoided to the extent feasible.
The proposed stairway and viewing platform at the bottom of the trail alignment will be visible from the public right of way as indicated in photo 1 below. However, these improvements will be visible for a brief moment before the stairs are screened from view by the large red building on Port Road. The remainder of the trail will not be visible because it is screened by vegetation on Port Road, located in treed areas of the property.
Photo 1: Illustrating a public view from Port Road of the area proposed for a trail alignment which would include a platform on the hill and a set of stairs down the hill.
STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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Photo 2: Illustrating the trail alignment overlayed on a three-dimensional image of the project site from Google Earth.
The project will not impact scenic resources such that any special conditions would be required.
NATURAL RESOURCES
Section 18.25.220 provides standards for development to protect natural resources. This section includes policies prohibiting and regulating new development (including vegetation removal) within or adjacent to environmentally sensitive habitat areas (ESHAs), and ESHA buffer zones are required between proposed development and identified ESHA.
The applicant submitted a Biological Scoping Survey Report, authored by Dark Gulch Environmental Consulting. The report concluded that the site parcel with the proposed trail alignment is developed and landscaped (1.82 acres) or composed of non-native grasslands (3.85 acres). According to the Biological Survey report there are no riparian or other ESHA on the parcel of the proposed trail alignment. The proposed project is also not located within Point Arena Mountain Beaver habitat and so is not anticipated to have any impacts on the Point Arena Mountain Beaver.
ARCHAEOLOGICAL RESOURCES
A cultural resources inventory was prepared for the project, which explored both historic and prehistoric resources on site.
STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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Historic Resources: The report indicated that the project location is within the Arena Cove Historic District (NPS#90001363), which was listed on the National Register of Historic Places (NRHP) in 1990 for its association with the history of maritime commerce at Arena Cove (Napoli and Lortie 1990) (Appendix A). The District contains 13 resources, all of which contribute to its period of significance (1875-1933) (see Figure below). The resources include a boathouse, wharf master’s house, a shed, coast guard garage and shed, residence, captain’s house and garage, auxiliary building, water tanks, flagpole, shed and steps. The proposed trail alignment will not impact any of these historic resources.
Prehistoric Resources: No Native American cultural resources were identified during this investigation or disclosed during tribal outreach and correspondence. The cultural resources investigation supports a finding that no substantial adverse change to a historical resource will occur (CEQA 15064.5 (a)) because of the construction of the project. The report recommends that the lead agency and the Mendocino Land Trust augment the interpretation of history at Arena Cove with the placement of an interpretive sign regarding past and present Native American ancestral use of the general area and the later American maritime commerce activities that continue to this day. This has been added as a Special Condition to the staff report.
Special Condition 4. Mendocino Land Trust shall install an interpretive sign at the platform with information about past and present Native American ancestral use of the general area and the later American maritime commerce activities that continue to this day.
Furthermore, Staff recommends Special Condition 5 and 6 to address any accidental discovery.
Special Condition 5. Unanticipated Discovery of Cultural Resources If cultural resources are encountered during construction activities, all onsite work shall cease in the immediate area and within a 50-foot buffer of the discovery location. A qualified archaeologist will be retained to evaluate and assess the significance of the discovery, and develop and implement an avoidance or mitigation plan, as appropriate. For discoveries known or likely to be associated with Native American heritage (precontact sites and select historic period sites), the Manchester Band of Pomo Indians (Contact: F. Jaime Cobarrubia, Chairperson, (707) 882-2788 or (707) 882-3417), should also be contacted immediately to evaluate the discovery and, in consultation with the project proponent, the County, and consulting archaeologist, develop a treatment plan in any instance where significant impacts cannot be avoided. Precontact materials which could be encountered include obsidian and chert debitage or formal tools, grinding implements, (e.g., pestles, handstones, bowl mortars, slabs), locally darkened midden, deposits of shell, faunal remains, and human burials. Historic archaeological discoveries may include 19th-century building foundations, STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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structural remains, or concentrations of artifacts made of glass, ceramics, metal or other materials found in buried pits, wells or privies.
Special Condition 6. Encountering Native American Remains If potential human remains are discovered during the project, the following steps will be taken:
• Stop all work within 100 feet;
• Immediately contact the City of Point Arena and the county coroner; • Secure location, but do not touch or remove remains and associated artifacts;
• Do not remove associated spoils or pick through them; • Record the location and keep notes of all calls and events; and • Treat the find as confidential and do not publicly disclose the location.
Provided these treatment measures are taken during the inadvertent discovery of archaeological resources or human remains, the project will not have a significant impact to cultural resources and is consistent with the City’s cultural resource protection policies.
PROJECT FINDINGS AND CONDITIONS
Recommended Action
Approve CDP 2024-01 subject to the findings, standard conditions, and Special Conditions of approval as supported by the analysis of the staff report.
Coastal Development Permit Findings (18.30.080)
1. The proposed development as described in the application and accompanying materials, as modified by any conditions of approval is in conformity with the city of Point Arena’s certified local coastal program and will not adversely affect coastal resources.
2. Feasible mitigation measures and/or alternatives have been incorporated to substantially lessen any significant adverse effects of the development on the environment.
3. The proposed use is consistent with the purposes of the zone in which the site is located.
4. The proposed development is in conformance with the city of Point Arena’s general plan.
5. The proposed location of the use and conditions under which it may be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
6. Services, including, but not limited to, water supply, sewage disposal, solid waste, and public roadway capacity have been considered and are adequate to serve the proposed development.
STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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Standard Conditions
1. This action shall become final on the date of approval. No appeal periods apply.
The permit shall expire and become null and void at the expiration of two years after the effective date, except where construction and use of the property in reliance on such permit has been initiated prior to its expiration.
To remain valid, progress towards completion of the project must be continuous.
The applicant has sole responsibility for renewing this application before the expiration date. The City will not provide a notice prior to the expiration date.
2. The use and occupancy of the premises shall be established and maintained in conformance with the provisions of Title 18 of the Point Arena Municipal Code.
3. The application, along with supplemental exhibits and related material, shall be considered elements of this permit, and that compliance therewith is mandatory, unless an amendment has been approved by the City of Point Arena Planning Commission or its successor agency.
4. This permit shall be subject to the securing of all necessary permits for the proposed development from City, State and Federal agencies having jurisdiction.
5. The applicant shall secure all required building permits for the proposed project as required by the Building Inspection Division of the Mendocino County Department of Planning and Building Services.
6. This permit shall be subject to revocation or modification upon a finding of any one or more of the following:
a. The permit was obtained or extended by fraud.
b. One or more of the conditions upon which the permit was granted have been violated.
c. The use for which the permit was granted is conducted so as to be detrimental to the public health, welfare or safety, or to be a nuisance. d. A final judgment of a court of competent jurisdiction has declared one or more conditions to be void or ineffective or has enjoined or otherwise prohibited the enforcement or operation of one or more such conditions.
7. This permit is issued without a legal determination having been made upon the number, size or shape of parcels encompassed within the permit described boundaries. Should, at any time, a legal determination be made that the number, size or shape of parcels within the permit described boundaries are different than that which is legally required by this permit, this permit shall become null and void.
8. A two-year limitation applies to all coastal development, variance, conditional use, design review, planned residential development, or comprehensive development plan permits. If development has not commenced within two years from the granting of a permit, the permit shall be void, except where construction and or use of the property in reliance on such permit has been initiated prior to its expiration. To remain valid, progress toward completion of the project must be continuous. On or before the date of expiration of a coastal development permit, STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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variance, conditional use permit, design review, planned residential development, or comprehensive development plan, the person holding the permit shall apply for a renewal of said permit if the use is to be continued beyond the date of expiration or the development cannot be initiated prior to expiration. A renewal could be processed under Administrative review by the City, on a cost-recovery basis, for a renewal period of two years.
Special Conditions
1. The property owner shall submit to the City for approval, and subsequently record with the County Recorder, a 15-foot-wide easement that substantially conforms with the alignment as illustrated in Attachment 5 of the Staff Report.
The easement shall be held by the Mendocino Land Trust. The easement shall be recorded prior to the final of any building permit or the approval of the business license to operate the proposed additional lodging facilities.
2. The Mendocino Land Trust shall prepare a Management Plan for the Arena Cove Trail alignment and submit it to the City of Point Arena for approval prior to initiating the proposed project improvements.
3. The applicant shall implement all recommendations (6.1 through 6.5) of the Geotechnical Investigation for the Trail Stairs at 694 Port Road prepared by Brunsing Associates, Inc.
4. Mendocino Land Trust shall install an interpretive sign at the platform with information about past and present Native American ancestral use of the general area and the later American maritime commerce activities that continue to this day.
5. If cultural resources are encountered during construction activities, all onsite work shall cease in the immediate area and within a 50-foot buffer of the discovery location. A qualified archaeologist will be retained to evaluate and assess the significance of the discovery, and develop and implement an avoidance or mitigation plan, as appropriate. For discoveries known or likely to be associated with Native American heritage (precontact sites and select historic period sites), the Manchester Band of Pomo Indians (contact: F. Jaime Cobarrubia, Chairperson, (707) 882-2788 or (707) 882-3417), should also be contacted immediately to evaluate the discovery and, in consultation with the project proponent, the County, and consulting archaeologist, develop a treatment plan in any instance where significant impacts cannot be avoided. Precontact materials which could be encountered include obsidian and chert debitage or formal tools, grinding implements, (e.g., pestles, handstones, bowl mortars, slabs), locally darkened midden, deposits of shell, faunal remains, and human burials. Historic archaeological discoveries may include 19th century building foundations, structural remains, or concentrations of artifacts made of glass, ceramics, metal or other materials found in buried pits, wells or privies.
6. If potential human remains are discovered during the project, the following steps will be taken:
STAFF REPORT FOR COASTAL DEVELOPMENT PERMIT CDP 2024-1 (Mendo Land Trust) June 25, 2024
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• Stop all work within 100 feet;
• Immediately contact the City of Point Arena and the county coroner; • Secure location, but do not touch or remove remains and associated artifacts;
• Do not remove associated spoils or pick through them; • Record the location and keep notes of all calls and events; and • Treat the find as confidential and do not publicly disclose the location.
Staff Report prepared by:
________________________________ ________________
Marie Jones, City Planner
ATTACHMENTS
1. Location Map
2. Project Plans
PORT RD
PORT ROAD
WINDY HOLLOW ROAD
LAKE STREET
EUREKA HILL ROAD PINE REEF STREET
RIVERSIDE DRIVE
HATHAWAY CROSSING
CREEKSIDE SPUR
CURLEY LANE
MILL STREET
IV ERSON AVE
S. MAIN ST
SCOTT PL
Point Arena Creek
Hathaway Creek
tu101
tu101
P a c i f i c O c e a n
° 0.1 0.05 0 0.1
Miles
City of Point Arena
Parcels
Highway
Streams
Roads
City of Point Arena
Source: This map was created by the Mendocino County Department of Information Services GIS Program, April 2013.
Note: This map is not a survey product.
Location(Map.""Annotate"project"location"on"this"map.
Project Location
Maxar, Microsoft
0 25 50 100
Feet
Coast Guard Inn
Station 314, LLC
695 Port Road
Point Arena, CA
APN 027-041-11
Wharf Master's Inn
785 Port Road
Point Arena, CA
APN 027-041-48
Port Road
Point Arena-Stornetta Unit
Bureau of Land Management
Coast Guard Inn Property
15 Foot Public Access Easement
Engineered Stairways
Viewing Platform
Gate
Replace Existing Dilapidated Fence
Proposed Arena Cove Trail
Trailhead Sign
Interlocking Crib Steps
Arena Cove Coastal Trail
Wooden Fence
Site Plan
ABBREVIATIONS AB AGGREGATE BASE ABD ABANDONED AC ASPHALT CONCRETE AD AREA DRAIN ADA AMERICANS WITH DISABILITIES ACT BS BOTTOM OF STEP BW BOTTOM OF WALL / BACK OF WALK C&G CURB AND GUTTER CB CATCH BASIN CF CUBIC FEET CL CENTERLINE CO CLEAN OUT CONC CONCRETE CS CRAWL SPACE DEMO DEMOLISH DI DRAINAGE INLET DS DOWN SPOUT DW DOMESTIC WATER
E EAST (E) EXISTING EB ELECTRICAL BOX EC END CURVE EL, ELEV ELEVATION ELEC ELECTRIC EP EDGE OF PAVEMENT ESHA ENVIRONMENTALLY SENSITIVE HABITAT AREAS EVA EMERGENCY VEHICLE ACCESS FC FACE OF CURB FFE FINISHED FLOOR ELEVATION FG FINISH GRADE FH FIRE HYDRANT FL FLOWLINE FS FINISH SURFACE FT FEET FW FIRE WATER G GAS GB GRADE BREAK GM GAS METER GV GATE VALVE GW GRAY WATER HB HOSE BIB HDPE HIGH-DENSITY POLYETHYLENE HP HIGH POINT/ HINGE POINT HT HEIGHT HV HIGH VOLTAGE INV INVERT OF PIPE OR CHANNEL IRR IRRIGATION JB JUNCTION BOX JP JOINT POLE LA LANDSCAPE ARCHITECT LF LINEAR FEET LP LIGHT POLE / LOW POINT LT LEFT MAX MAXIMUM MH MAINTENANCE HOLE MIN MINIMUMN NORTH NFC NOT FOR CONSTRUCTION NIC NOT IN CONTRACT NTS NOT TO SCALE OC ON CENTER (P) PROPOSED PA PLANTED AREA PED PEDESTRIAN PG&E PACIFIC GAS AND ELECTRIC PIV POST INDICATOR VALVE PL PROPERTY LINE POC POINT OF CONNECTION PRW PRESSURIZED RAINWATER PSI POUNDS PER SQUARE INCH PUE PUBLIC UTILITY EASEMENT PVMT PAVEMENT PW PROCESSED WATER R, RAD RADIUS RC RELATIVE COMPACTION RCP REINFORCED CONCRETE PIPE REQ'D REQUIRED RET RETAINING RIM TOP OF STRUCTURE GRATE/ COVER RW RAINWATER RWL RAINWATER LEADER S SLOPE SAP SEE ARCHITECTURAL PLANS SCO SOFTSCAPE CLEANOUT SD STORM DRAIN SDE SHERWOOD DESIGN ENGINEERS SDMH STORM DRAIN MANHOLE SEP SEE ELECTRICAL PLANS SF SQUARE FEET SLP SEE LANDSCAPE PLANS SMP SEE MECHANICAL PLANS SPD SEE PLUMBING DRAWINGS SPRK FW SPRINKLER LINE SQ SQUARE SS SANITARY SEWER SSCO SANITARY SEWER CLEAN OUT SSMH SANITARY SEWER MANHOLE SSP SEE STRUCTURAL PLANS STD STANDARD STM STEAM SW SIDEWALK TB TOP OF BANK TBD TO BE DETERMINED TBM TEMPORARY BENCHMARK TBR TO BE REMOVED TC TOP OF CURB TD TRENCH DRAIN TEL TELEPHONE TEMP TEMPORARY TG TOP OF GRATE TS TOP OF STEP TW TOP OF WALL TYP TYPICAL UG UNDERGROUND UON UNLESS OTHERWISE NOTED VERT VERTICAL VIF VERIFY IN FIELD W WATER WALK WALKWAY/SIDEWALK WM WATER METER WS WATER SURFACE POINT ARENA COVE COASTAL TRAIL LINK POINT ARENA, CALIFORNIA APPLICABLE CODES AND STANDARDS CIVIL SCOPE OF WORK North VICINITY MAP SCALE: NTS TWO WORKING DAYS BEFORE YOU DIG Dial: 811 U DIG
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LL CA Underground Service Alert SURVEY NOTES GEOTECHNICAL REPORT SITE MAP SCALE: NTS UNAUTHORIZED CHANGE AND USE FEMA FLOOD PLAIN 4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\C0.00 - Cover Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 FACACoastal Development Permit 04/12/2024 23007 North
GENERAL NOTES DEMOLITION NOTES EROSION AND SEDIMENTATION CONTROL GRADING NOTES DRAINAGE NOTES 4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\C0.10 - General Notes Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 FACACoastal Development Permit 04/12/2024 23007 LEGEND EROSION CONTROL PLAN NOTES 1. FOR STRUCTURAL STAIRCASE DESIGNS, PLEASE REFER TO THE STRUCTURAL ENGINEER'S PLANS ON SHEETS S1.00-S3.01. 2. FOR STAIRCASE CONCRETE PIER LOCATIONS, REFER TO STRUCTURAL DESIGNS SHEETS S1.00-S3.01 AND HORIZONTAL CONTROL PLAN ON SHEET C1.10. NOTE THAT ALL REFERENCED COORDINATES ARE LOCATED ON AN ASSUMED COORDINATE SYSTEM. REFER TO SURVEY FOR COORDINATE SYSTEM INFORMATION AND CONTROL POINTS. 3. FOR (P) CONNECTIONS TO THE POINT ARENA COVE COASTAL TRAILWAY NETWORK AND CORRESPONDING (P) TRAILWAY GRADING & DRAINAGE DESIGN, PLEASE REFER TO TRAIL DESIGN PLANS BY THE MENDOCINO LAND TRUST. 4. FOR (E) AND (P) ENVIRONMENTAL, CULTURAL AND GEOTECHNICAL CONDITIONS AND CONSIDERATIONS, PLEASE REFER TO THE APPROPRIATE REPORT, TYP. 4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\C1.00 - Grading Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 FACACoastal Development Permit 04/12/2024 23007 North LEGEND KEYNOTES: (P) STRUCTURAL STAIRCASE, TYP. SEE STRUCTURAL SHEETS S1.00-S3.00. (P) INTERLOCKING CRIB STEPS PER CALIFORNIA PARKS' CHAPTER 17 TRAIL STEPS DESIGN FIGURE 17.16, AS SHOWN IN DETAIL A/C2.00. (P) BLOCK LANDSCAPE WALL, PER SPECIFICATIONS. SITE PLAN GENERAL NOTES: 1. FOR STRUCTURAL STAIRCASE DESIGNS, PLEASE REFER TO THE STRUCTURAL ENGINEER'S PLANS ON SHEETS S1.00-S3.01. 2. CONTRACTOR WILL SUBMIT ARCHITECTURAL STAIRCASE DESIGNS TO CLIENT PRIOR TO CONSTRUCTION. 3. FOR STAIRCASE CONCRETE PIER LOCATIONS, REFER TO STRUCTURAL DESIGNS SHEETS S1.00-S3.01 AND HORIZONTAL CONTROL PLAN ON SHEET C1.10. NOTE THAT ALL REFERENCED COORDINATES ARE LOCATED ON AN ASSUMED COORDINATE SYSTEM. REFER TO SURVEY FOR COORDINATE SYSTEM INFORMATION AND CONTROL POINTS. 4. FOR EROSION CONTROL PLAN, REFER TO SHEET C0.20. 5. FOR (P) CONNECTIONS TO THE POINT ARENA COVE COASTAL TRAILWAY NETWORK AND CORRESPONDING (P) TRAILWAY GRADING & DRAINAGE DESIGN, PLEASE REFER TO TRAIL DESIGN PLANS BY THE MENDOCINO LAND TRUST. 6. FOR (E) AND (P) ENVIRONMENTAL, CULTURAL AND GEOTECHNICAL CONDITIONS AND CONSIDERATIONS, PLEASE REFER TO THE APPROPRIATE REPORT, TYP. EARTHWORK CALCULATIONS: CUT: <5 CU.YD. FILL: <5 CU.YD. NET: <5 CU.YD. MAX. HEIGHT OF FILL SLOPE: 2.5' MAY. HEIGHT OF CUT SLOPE: 2.5' 4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\C1.00 - Grading Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 FACACoastal Development Permit 04/12/2024 23007 North LEGEND HORIZONTAL CONTROL PLAN NOTES: 1. FOR STRUCTURAL STAIRCASE DESIGNS, PLEASE REFER TO THE STRUCTURAL ENGINEER'S PLANS ON SHEETS S1.00-S3.01. 2. CONTRACTOR WILL SUBMIT ARCHITECTURAL STAIRCASE DESIGNS TO CLIENT PRIOR TO CONSTRUCTION. 3. FOR STAIRCASE CONCRETE PIER LOCATIONS, REFER TO STRUCTURAL DESIGNS SHEETS S1.00-S3.01 AND HORIZONTAL CONTROL PLAN ON SHEET C1.10. NOTE THAT ALL REFERENCED COORDINATES ARE LOCATED ON AN ASSUMED COORDINATE SYSTEM. REFER TO SURVEY FOR COORDINATE SYSTEM INFORMATION AND CONTROL POINTS. 4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\C1.00 - Grading Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 FACACoastal Development Permit 04/12/2024 23007 North A INTERLOCKING CRIB STEPS SCALE: NTS
4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\C2.00 - Detail Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 FACACoastal Development Permit 04/12/2024 23007 4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\S1.00 - Structural Site Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 Coastal Development Permit 04/12/2024 23007 FAEK North GENERAL STRUCTURAL NOTES ’
’ –
’ ” ”
” ”
“ ” “ ”–
“ ” ” ” ” ” ”
’
’ S2.00
2 S2.00
1 4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\S1.00 - Structural Site Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 Coastal Development Permit 04/12/2024 23007 FAEK North S2.00 2 LOWER STAIR PLAN SCALE: NTS S2.00
1 UPPER STAIR PLAN 2.00
S3.00
1 TYPICAL LANDING SECTION (STAIR SECTION, SIM.) S3.00 N.T.S. 2 TYPICAL LONGITUDINAL STAIR SECTION N.T.S.
4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\S3.00 - Structural Detail Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 Coastal Development Permit 04/12/2024 23007 FAEK S3.01 1 GUARD POST DETAILS N.T.S.
4/11/24 \\Mac\Home\Desktop\PRIMO\23007_Arena Cove Coastal Trail Project\CAD\01_Sheets\S3.00 - Structural Detail Sheet.dwg Plot Date Drawn By Checked By Project No. Date Issue 04/12/2024 www.primoec.com 13500 S HWY 101, SUITE K HOPLAND, CA 95449
POINT ARENA COVE COASTAL
TRAIL LINK
APN 02704111 & 02704148
695 & 785 Port Road
Point Arena, CA 95468 Coastal Development Permit 04/12/2024 23007 FAEK