Coastal Development Permit 2026 02 130 West Lake Street — Point Arena City Council, February 17, 2026

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
1 APPLICANT: Thomas and Amy Slankard
OWNERS: Thomas and Amy Slankard
P.O Box 34
Point Arena CA 95468
AGENTS: None

PROJECT
DESCRIPTION:

Coastal Development Permit (CDP 2-2026) to add a 570 SF detached Accessory Dwelling Unit. The project also includes installation of a PV system, a septic system, and a gravel access driveway with two parking spaces. The ADU will
connect to the Point Arena Water Works and to the primary residence for electrical service.

LOCATION: In the Coastal Zone, in the City of Point Arena, Mendocino County, located at 130 West Lake (027-081-04-00).

See Attachment 1: Location Map.

APPEALABLE AREA: Not appealable
TOTAL ACREAGE: ±8.31 acres
GENERAL PLAN: Suburban Residential--One-half Acre (SR 1/2) ZONING: Suburban Residential--One-half Acre (SR 1/2)

EXISTING LAND
USE(S):

Residential Development

ADJACENT LAND
USES(S):

North: Vacant/ Rural Residential
South: Residential
East: Residential
West: State Park

ENVIRONMENTAL
DETERMINATION:

Categorically exempt from CEQA—Class 4, Section 15304:

Minor Alterations to Land (Fuel management activities within 100’ of structures)
APPEALS: This project is appealable to the Coastal Commission.

LOCAL COASTAL PROGRAM CONSISTENCY RECOMMENDATION: Receive staff report, hold a public hearing and approve CDP 2026-02 based on the findings and subject to the special and standard conditions.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
2 SUMMARY OF REFERRAL AGENCY COMMENTS:

Coastal Commission Pending
California Dept. of Fish and Wildlife Pending
US Dept. of Fish and Wildlife None
Manchester Band of Pomo None

BACKGROUND
The parcel is currently developed with a Single-Family Home.

The City approved a CDP for the removal of 50 dangerous trees in 2024.

GENERAL PLAN CONSISTENCY
The table below analyzes the project’s consistency with relevant policies of the City’s General Plan.

Land Use Policies Project Conformance to Policy
Land Use Policy 11. Continuing agricultural uses of
lands which have the soils, acreage and water
capability to sustain such operations are encouraged
but not required. The maximum amount of prime
agricultural land (see glossary for definition) shall be maintained in agricultural production; conflicts shall
be minimized between agricultural and urban uses;
and lands suitable for agricultural use shall not be
converted to non-agricultural uses unless continued
or renewed agricultural use is not feasible. All actions undertaken by the City governing use and conversion
of agricultural lands shall be governed by Sections
30241, 30241.5, 30242, and 30243 of the
California Coastal Act.

The proposed project is on land
zoned suburban Residential. The
parcel is currently not used for
agricultural uses. The project
complies with this policy.

Land Use Policy 14: Public views, viewsheds, view
corridors, buildings of architectural and historical
merit, existing topographic features, and existing
important clusters of trees, shall be preserved and
maintained.

The proposed project will not
impact viewsheds or view
corridors. The proposed project
site plan retains existing trees.

Land Use Policy 27. Public access points to the
coast and (linear) foot paths shall be incorporated into development plans.

The City’s certified LCP does not
include public access trails
through the project parcel.

Land Use Policy 29. Permitted development shall be
sighted and designed to protect scenic views
associated with Public Trust lands and resources.

The proposed project complies
with this policy. The proposed
house would be located in the
center of the parcel and would be
surrounded by trees and would
STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
3 avoid impacts to scenic views
from public trust lands.

Land Use Policy 31. …avoid removing trees, if
feasible. At least two trees shall be planted for every one removed to accommodate development
facilitated by the General Plan. The planting of trees
shall be performed in a manner that protects public
views to and along the ocean and scenic coastal
areas, consistent with the visual resources policies of the LCP. Visually attractive native trees species, such as bishop pine and sargent cypress, shall be the
preferred species used, as they require less water,
herbicides, pesticides, and are valuable wildlife
resources.

The proposed project does not
include removal of trees.

See Special Condition 1.

Land Use Policy 35. New developments shall be
encouraged to use native plant species that are more
drought resistant for landscaping. New commercial
development shall be required to use native species
for all landscaping.

The application does not include
a landscaping plan.

See Special Condition 1.

Open Space Policy 1. Environmentally-sensitive
habitat areas shall be protected against any
significant disruption of habitat values, and only uses dependent on such resources shall be allowed within
such areas.

The proposed project site
includes significant areas of
ESHA and the project septic
system is proposed for areas
within the 50-foot buffer but
outside of all ESHA. Please see
biological discission later in this
report.

Open Space Policy 22. The City shall analyze
proposed property developments on the crest of hills
and bluffs, and in canyons, in relation to views
potentially lost, in order to preserve important view
corridors and viewsheds, scenic roadways, gateways
to the city, and the integrity and merits of existing land forms.

The proposed project is located
on top of a bluff. However, no
views from a public right of way
would be impacted by the
proposed development.

Open Space Policy 29. 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
The City’s Opportunities and
Constraints Map includes two trail
alignments through the
applicant’s property. However,
the applicant has recorded an
irrevocable offer to dedicate two
25’ easements through the
property as illustrated in
Attachment 3 and these OTDs
do not follow the trail alignment
STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
4 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 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.
location illustrated in the
Opportunities and Constraints
map, making future matching of
trail alignments a challenge. City
Council may choose to address
this with an additional condition.

Open Space Policy 38. New development shall
protect and preserve archaeological and
paleontological resources from destruction, and shall
avoid and minimize impacts to such resources.

No archaeological study was
completed for the project.

However the CDP includes
special conditions to protect
archaeological resources if any
are discovered while the site is
excavated for the foundation and
the septic field.

LAND USE AND ZONING
Zoning / General Plan
The parcel is both zoned and designated by the Point Arena General Plan as Suburban Residential-One-half Acre (SR 1/2). This designation applies to areas in which residential development shall be the predominant use. Other principally permitted uses include gardening, small-scale farming and grazing. An ADU is a permitted use in this zoning district.

USE PERMIT
While the City’s zoning ordinance requires a Use Permit for an ADU, State Law prohibits the City from requiring a Use Permit for an ADU. Therefore, a Use Permit is not required for this project.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
5 DEVELOPMENT STANDARDS
The project is consistent with the various applicable development standards of the Suburban Residential zoning district as follows:

Requirement Conformance
Setbacks: front 20 feet; rear 15
feet; side 10 feet.

The proposed project complies with setback
limitations. The ADU is set back 350 feet from the
front property line, 200 feet from the side property line and 230 feet from the back property line.

Accessory Structure Setbacks
10 feet from any on-site
building.

The proposed ADU would be 100 feet from the singlefamily home.

Height: 35 feet The project conforms as the ADU would be 15’ and 7” high.

Maximum lot width of 125 feet
and lot depth must be three
times lot width.

This is a legal conforming lot.

Minimum lot area:

0.5 acre
The lot is 8.3 acres
Fencing. No fencing is proposed for the project.

Parking Standards. The project is consistent with zoning code parking requirements.

Per Sec. 18.25.280 the project is required to provide two parking spaces for the primary unit and one parking space for the ADU. The site plan illustrates a new parking space for the ADU.

Site Access. The applicant proposes to access the site from the existing driveway from West Lake Street.

Landscaping and Screening (18.25.280). The Project application did not include a detailed landscaping plan. Special Condition 1 has been added to ensure that no new, non-native plants are planted.

Special Condition 1: The applicant shall plant only locally native plants or trees.

Invasive plant species that tend to supplant native species and natural habitats are prohibited. All plants will be purchased from local nurseries to insure that the local genome is maintained. Seeds such as grasses will be purchased from reputable sources that guarantee the quality of the seedbank. Landscaping shall be predominantly comprised of native tree, shrub, and annuals including butterfly nectar plants such as native asters and thistle including dune goldenrod (S olidago spathulata), coastal gumweed (Grindelia stricta), Pacific aster (S ymphyotrichum chilense), and brownie thistle (Cirsium quercetorum). These butterfly nectar plants STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
6 could be planted anywhere on the parcel to increase the number of nectar plants onsite. Additionally, if any trees are removed, they may be replaced only with locally, appropriate native tree species. A CDP amendment would be required for additional tree removal.

Site Development and Architectural Review (18.25.150): The proposed project is consistent with all of the Site Development and Architectural Review requirements as follows:
• The project is sited in a clearing located within a forest well back from the bluff edge of the parcel, which will minimize adverse impacts on scenic areas from scenic roads or public viewing areas to the maximum feasible extent. • The project does not include alterations of natural landforms. • Per Special Condition 1 the project would use native vegetation to the maximum extent practicable and Invasive plant species that tend to supplant native species and natural habitats are prohibited.
• The project will include an underground utility service connection. • The scale, bulk, orientation, and architectural character of the structure and related improvements are compatible with the rural, uncrowded, rustic, unsophisticated, small, casual, open character of the community.
• The utilities for the ADU will be undergrounded.
• No trees are slated for removal for the project. If any trees are removed, at least two trees would be planted for every single tree removed to accommodate the project.
• The length of the on-site driveways have been minimized.

The project does not comply with the following Site Development and Architectural Review requirements and special conditions has been added to achieve compliance. • The project does not include color information for the exterior materials.

Special Condition 2: The applicant shall submit color swatches with the building permit application for approval by the City Planner. Selected colors shall be natural colors.
• Subsequent development on a parcel created through a land division shall conform to all provisions of the approved coastal development permit that authorized the land division, or any amendments thereto.

The City does not have subdivision records for this parcel.

PROJECT UTILITIES
Water. The proposed site is located in the service area for Point Arena Water Works and the applicant proposes to connect the ADU to that system.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
7 Septic. A septic Site Evaluation Report was also prepared by Carl Rittiman & Associates.

The original septic system was designed for three bedrooms and could serve the onebedroom ADU in addition to the existing home. The applicants may in the future subdivide the parcel and so are seeking to install an additional septic system to serve the ADU.

While that new septic system has not been designed yet, its location is illustrated on the attached project plans.

Special Condition 3: The Department of Environmental Health shall approve the septic design prior to issuance of the building permit for the project.

PUBLIC ACCESS
The City adopted a Community Action Plan (CAP) in 2010 that recommends transportation and circulation improvements including future access trails throughout the City. The CAP includes a Trails Map that shows potential future trail locations. There are no existing or mapped potential access routes on the project parcel. The proposed project will not impact any existing or proposed future public access.

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.

Geology
The project is not located in an area with steep slopes according to the General Plan’s Natural Hazards Map. As shown on the map, steep slopes are depicted on the southwest portion of the parcel, but not within the project footprint..

Aerial photo illustrating property slopes to the west and south of the project site.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
8 The project site is also outside of areas shown on the Natural Hazards Map as hazardous bluffs, and west of the Hathaway Creek Fault line. Geologic hazards are not anticipated to be an issue for this project.

Fire
The construction of a new ADU near an existing single-family residence will not substantially increase the risk of fire.

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 project is not located within a mapped viewshed, as depicted on the Point Arena Scenic Corridors map.

The zoning code section 18.25.150(3) requires that new development be “designed to minimize adverse impacts on scenic areas from scenic roads or public viewing areas to the maximum extent feasible.” The project will not have an adverse impact on scenic areas from scenic roads or public viewing areas.

NATURAL RESOURCES
Section 18.25.220 provides standards for development to protect natural resources. This section includes policies prohibiting and/or 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.

In order to determine whether or not ESHA exists proximate to the proposed project, the applicant submitted a Biological Resources Assessment, authored by Dark Gulch Environmental Consulting.

A field survey was conducted by Dark Gulch Environmental Consulting February 20, 2025 to identify and delineate potential ESHAs within the Study Area. Other survey dates include: March 3, March 9, March 22, April 4, April 14, May 2, May 19, June 2 and June 22, 2025. A survey for Point Arena Mountain Beaver (Aplodontia rufa nigra) was conducted on 8 April 2025 with US Fish and Wildlife biologists Greg Schmidt and Matthew Parker. No evidence of habitation for this species was found within the Study Area.

The survey also did not identify western bumble bee or Townsends big-eared bat within the Study Area. The obscure bumble bee was identified on site.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
9 The report concluded that a majority of the property qualifies as an ESHA, specifically Pinus Muricate and Pinas Radiata Forest aka Bishop Pine - Monterey pine forest and woodland (see figure below). This ESHA is illustrated by the green shading below and the yellow area is the developed area of the SFH and does not have ESHA.

The biologist concluded that the proposed location for the ADU is the least damaging alternative location as follows: “The least damaging alternative location is situating the Accessory Dwelling Unit (ADU) in the area located to the south of the septic and leach field, based on the presence of existing conditions (e.g. driveway, house, existing infrastructure). This location takes advantage of this existing developed surfaces (e.g. driveway, landscaped areas, house) as minimizing the ground disturbing activities. This location places the proposed ADU in the already-approved building envelope and allows for minimal disturbance to surrounding areas.”
The image below uses Google Earth to overlay the site plan with the ESHA map and illustrates that the proposed ADU would be located in the center of the area of the site which is not ESHA. However, the proposed septic system would extend slightly into the 50-foot ESHA buffer (e.g. the red slash marks (septic system) extend into the red circle (ESHA buffer)), which might impact Bishop Pine trees.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
10 The biologist did not recommend mitigations or special conditions for the project as the project is proposed for an area of the site which is already developed. Nevertheless, Staff recommends the following two special conditions.

Special Condition 4. The applicant shall relocate the septic field to an area outside of the 50 foot ESHA buffer. The site plan for the Building Permit and the septic permit shall illustrate a location outside of the 50-foot ESHA buffer.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
11 Special Condition 5. The project does not currently include tree removal. If any trees are removed the applicant shall get a CDP for the removal of additional trees.

Additionally, prior to removal of any trees, a nesting bird and Sonoma Tree Vole survey will be conducted.

ARCHAEOLOGICAL RESOURCES
No cultural resources inventory was prepared for the project. The project does include soil disturbance in an already developed area. Therefore, Staff recommends Special Condition 4 and 5 to address any accidental discovery.

Special Condition 6. Unanticipated Discovery of Cultural Resources If cultural resources are encountered during the project, all work shall stop within the vicinity of the discovery and the City of Point Arena shall be contacted immediately. No work may proceed until approved by the City of Point Arena City Planner. Archaeological and historic-period resources in the region may include:
 Archeological materials: flaked stone tools (projectile point, biface, scraper, etc.) and debitage (flakes) made of chert, obsidian, etc., groundstone milling tools and fragments (mortar, pestle, handstone, millingstone, etc.), faunal bones, fire-affected rock, dark middens, housepit depressions and human interments.
 Historic-era resources: may include, but are not limited to, small cemeteries or burial plots, cut (square) nails, containers or miscellaneous hardware, glass fragments, cans with soldered seams or tops, ceramic or stoneware objects or fragments, milled or split lumber, earthworks, feature or structure remains, and trash dumps.

Special Condition 7. 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.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
12 PROJECT FINDINGS AND CONDITIONS
Recommended Action
Pursuant to the provisions of Chapter 18.30.080 and Chapter 18.30.090 of the Point Arena Municipal Code, the City Council approves the proposed project and adopts the following findings and conditions of approval.

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.

Required Findings for Development Located within ESHA and ESHA Buffers Sec. 5.22

1. The proposed development has been sited and designed to prevent significant impacts to the habitat values, functional capacity, and species diversity of the adjacent riparian habitat area, and

2. The proposed development is compatible with the continuance of such habitat areas.

3. Soils and vegetation removal and disturbances shall be minimized.

4. Non-native vegetation shall not be planted except for the continuance of existing agricultural practices.

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, STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
13 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, 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.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
14 Special Conditions

1. The applicant shall plant only locally native plants or trees. Invasive plant species that tend to supplant native species and natural habitats are prohibited. All plants will be purchased from local nurseries to insure that the local genome is maintained. Seeds, such as grasses will be purchased from reputable sources that guarantee the quality of the seedbank. Landscaping shall be pre-dominantly comprised of native tree, shrub, and annuals including butterfly nectar plants such as native asters and thistle including dune goldenrod (S olidago spathulata), coastal gumweed (Grindelia stricta), Pacific aster (S ymphyotrichum chilense), and brownie thistle (Cirsium quercetorum). These butterfly nectar plants could be planted anywhere on the parcel to increase the number of nectar plants onsite.

Additionally, if any trees are removed, they may be replaced only with locally, appropriate native tree species. A CDP amendment would be required for additional tree removal.

2. The applicant shall submit color swatches with the building permit application for approval by the City Planner. Selected colors shall be natural colors.

3. The Department of Environmental Health shall approve the septic design prior to issuance of the building permit for the project.

4. The applicant shall relocate the septic field to an area outside of the 50 foot ESHA buffer. The site plan for the Building Permit and the septic permit shall illustrate a location outside of the 50-foot ESHA buffer.

5. The project does not currently include tree removal. If any trees are removed the applicant shall get a CDP for the removal of additional trees. Additionally, prior to removal of any trees, a nesting bird and Sonoma Tree Vole survey will be conducted.

6. Unanticipated Discovery of Cultural Resources. If cultural resources are encountered during the project, all work shall stop within the vicinity of the discovery and and the City of Point Arena shall be contacted immediately. No work may proceed until approved by the City of Point Arena City Planner. Archaeological and historic-period resources in the region may include:
 Archeological materials: flaked stone tools (projectile point, biface, scraper, etc.) and debitage (flakes) made of chert, obsidian, etc., groundstone milling tools and fragments (mortar, pestle, handstone, millingstone, etc.), faunal bones, fire-affected rock, dark middens, housepit depressions and human interments.
 Historic-era resources: may include, but are not limited to, small cemeteries or burial plots, cut (square) nails, containers or miscellaneous hardware, glass fragments, cans with soldered seams or tops, ceramic or stoneware objects or fragments, milled or split lumber, earthworks, feature or structure remains, and trash dumps.

STAFF REPORT CDP# 2026-02, City of Point Arena
Feb 17, 2026
15 7. 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.

Staff Report prepared by:
________________________________ ________________
Marie Jones, City Planner

ATTACHMENTS

1. Location Map

2. Site Photos

3. Project Site Plan

4. Project Elevations & Floor plan

5. Biological Report
Feb 2, 2026
Attachment 1: Project Location
Zoning Map
Attachment 2: Site Photos
View of Project Area to the South
View of Project Area Looking East from Property
130 West Lake plot plan
ADU P
proposed
septic
existing septic
5kW solar
6’-9" 2’-6" 3’-9"
delete closet
Floor Plan
Jan 4 update
Delete deck
Delete shed over deck
(revert to standard eves)
WD-04
WD-05
WD-04
WD-05
update 01/04/26
Delete deck
Delete shed over deck
(revert to standard eves)
13’
3’-9" 2’-6" 6’-9"
update 01/04/26
Dark Gulch Environmental Consulting ~ PO Box 14 Fort Bragg CA 95437 ~ 707.734.0922

130 West Lake Street
Point Arena CA 95468
Biological Report
Prepared for:

Thomas & Amy Slankard

TABLE OF CONTENTS

1.0 INTRODUCTION ................................................................................................................................... 1

2.0 REGULATORY BACKGROUND ........................................................................................................ 4

2.1 WETLANDS ............................................................................................................................................. 4

2.2 RIPARIAN HABITAT................................................................................................................................. 5

2.3 STREAMS, RIVERS, AND ANADROMOUS FISH HABITAT .......................................................................... 6

2.4 SAND DUNES .......................................................................................................................................... 7

2.5 COASTAL MARINE ECOSYSTEM .............................................................................................................. 7

2.6 OPEN COASTAL WATERS AND COASTAL WATERS ................................................................................. 7

2.7 PYGMY FORESTS AND PYGMY-TYPE VEGETATION ................................................................................. 7

2.8 NATURAL COMMUNITIES AND ESHA..................................................................................................... 8

2.9 SPECIAL-STATUS SPECIES ....................................................................................................................... 8

3.0 METHODS............................................................................................................................................... 9

3.1 NATURAL COMMUNITIES AND OTHER ESHA......................................................................................... 9

3.2 SPECIAL-STATUS SPECIES ....................................................................................................................... 9

3.2.1 Special-status Plant Species ........................................................................................................... 9

3.2.2 Special-status Wildlife Species………………………………………………………………………… 10

4.0 STUDY AREA DESCRIPTION........................................................................................................... 11

4.1 LAND-USE HISTORY.............................................................................................................................. 11

4.2 TOPOGRAPHY AND SOILS...................................................................................................................... 11

4.3 CLIMATE............................................................................................................................................... 13

4.4 VEGETATION AND NATURAL COMMUNITIES .......................................................................................... 13

5.0 RESULTS ............................................................................................................................................... 18

5.1 NATURAL COMMUNITIES AND OTHER ESHA....................................................................................... 18

5.2 SPECIAL-STATUS SPECIES ..................................................................................................................... 18

5.2.1 Special-status Plant Species ......................................................................................................... 16

5.2.2 Special-status Wildlife Species ..................................................................................................... 24

6.0 LEAST DAMAGING ALTERNATIVE LOCATION ....................................................................... 28

7.0 PROPOSED PROJECT DESCRIPTION ........................................................................................... 29

8.0 REFERENCES....................................................................................................................................... 30

LIST OF FIGURES
FIGURE 1. PARCELLINES 130 W. LAKE STREET ........................................................................................... 2 FIGURE 2. LOCATION OF STUDY AREA 130 W. LAKE STREET ..................................................................... 3 FIGURE 3. COAST IRIS (IRIS LONGIPETALA) LOCATED IN STUDY AREA ........................................................ 1 FIGURE 4. AERIAL VIEW OF WEST LAKE STREET (1963) ........................................................................... 11 FIGURE 5. LOCATION OF STUDY AREA 130 W. LAKE STREET ................................................................... 12 FIGURE 6. SOIL MAY OF LOCAL AREA & PROJECT SITE ........................................................................... 14 FIGURE 7. VIEW OF 130 W. LAKE STREET WITH PLANTED TREES (1983).................................................. 16 FIGURE 8. PHOTO OF PLANTED TREES TAKEN 22 JUNE 2025 ..................................................................... 17 FIGURE 9. SPECIAL STATUS PLANT SPECIES WITHIN 5 MILES OF STUDY AREA ........................................ 19 FIGURE 10. SPECIAL STATUS WILDLIFE SPECIES WITHIN 5 MILES OF STUDY AREA................................ 25 FIGURE 11. 130 W. LAKE STREET PROPOSED PROJECT LOCATION .......................................................... 30 FIGURE 10. AREA NEAR EXISTING RESIDENCE SHOWING VEGETATION ..................................................... 29

LIST OF TABLES
TABLE 1. SUMMARY OF BIOLOGICAL COMMUNITIES WITHIN THE STUDY AREA.......... 15

LIST OF APPENDICES
APPENDIX A – SPECIAL STATUS SPECIES WITH POTENTIAL TO OCCUR IN THE STUDY AREA APPENDIX B – PLANT SPECIES OBSERVED IN THE STUDY AREA
APPENDIX C – ANIMAL SPECIES OBSERVED IN THE STUDY AREA
APPENDIX D – SITE VISIT REVIEW
APPENDIX E – SITE PHOTOS
APPENDIX F – POINT ARENA MOUNTAIN BEAVER CORRESPONDENCE

1.0 INTRODUCTION
On 20 February 2025 Dark Gulch Environmental Consulting performed an Environmentally Sensitive Habitat Area (ESHA) assessment at 130 West Lake Street, Point Arena, Mendocino County, California 95468 (APN 027-081-04-00, Figure 1 and Figure 2). Additional studies conducted by Dark Gulch Environmental Consulting in the Study Area include rare plant surveys, vegetation mapping, and wildlife assessments performed February 20, March 3, March 9, March 22, April 4, April 14, May 2, May 19, June 2 and June 22, 2025. A survey for Point Arena Mountain Beaver (Aplodontia rufa nigra) on 8 April 2025 with US Fish and Wildlife biologists Greg Schmidt and Matthew Parker. The approximately 2.30-acre Study Area is located approximately 0.15 aerial miles north of Point Arena. The purpose of this study was to identify and map areas within a proposed development that are potential environmentally sensitive habitat areas (ESHA), as defined by the California Coastal Commission (CCC). The proposed project involves the construction of an accessory dwelling unit to be located to the south of the existing single-family home. This location will be to the south of the existing septic system, allowing for easy connection to this infrastructure. Included herein are the results of the ESHA delineation, an evaluation of potential impacts to ESHA due to construction of the proposed project elements, mitigation measures, and an analysis of ESHA buffers as required by the CCC and Mendocino County Local Coastal Plan (LCP) Figure 3 Coast iris (Iris longipetala) located in the Study Area. 1 Port Rd
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Figure 1: 130 W. Lake
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3 2.0 Regulatory Background
The California Coastal Act (CCA) defines an ESHA as follows:

Environmentally sensitive habitat area’ means any area in which plant or animal life or their habitats are either rare or especially valuable because of their special nature or role in an ecosystem and which could be easily disturbed or degraded by human activities and developments.

The Mendocino County LCP and California Coastal Commission (CCC) Guidelines contain definitions for specific types of ESHAs, including: wetlands, estuaries, streams and rivers, lakes, open coastal waters and coastal waters, riparian habitats, other resource areas, and special status species and their habitats. For the purposes of this report, Dark Gulch Environmental Consulting has taken into consideration any areas that may meet the definition of ESHA as defined by the CCA, CCC guidelines, or the Mendocino County LCP.

2.1 Wetlands
The California Coastal Act and Mendocino County LCP define wetlands as:

Wetland means lands within the Coastal Zone which may be covered periodically or permanently with shallow water and include saltwater marshes, freshwater marshes, open or closed brackish water marshes, swamps, mudflats, and fens.

Public Resources Code Section 30121 CCC Administrative Regulations (Section 13577 (b)) provide a more explicit definition:

Wetlands are lands where the water table is at, near, or above the land surface long enough to promote the formation of hydric soils or to support the growth of hydrophytes, and shall also include those types of wetlands where vegetation is lacking and soil is poorly developed or absent as a result of frequent or drastic fluctuations of surface water levels, wave action, water flow, turbidity or high concentrations of salt or other substance in the substrate. Such wetlands can be recognized by the presence of surface water or saturated substrate at some time during each year and their location within, or adjacent to, vegetated wetlands or deepwater habitats.

The CCC considers this definition as requiring the observation of one diagnostic feature of a wetland, such as wetland hydrology, dominance by wetland vegetation (hydrophytes), or presence of hydric soils, as a basis for asserting jurisdiction under the CCA.

In addition to the above definition, the Statewide Interpretive Guidelines for Identifying and Mapping Wetlands and Other Wet Environmentally Sensitive Habitat Areas (CCC 1981) provide technical criteria for use in identifying and delineating wetlands and other ESHAs within the 4 Coastal Zone. The technical criteria presented in the guidelines are based on the CCA definition and indicate that wetland hydrology is the most important parameter for determining a wetland, recognizing that:
". . . the single feature that most wetlands share is soil or substrata that is at least periodically saturated with or covered by water, and this is the feature used to describe wetlands in the Coastal Act. The water creates severe physiological problems for all plants and animals except those that are adapted for life in water or in saturated soil, and therefore only plants adapted to these wet conditions (hydrophytes) could thrive in these wet (hydric) soils. Thus, the presence or absence of hydrophytes and hydric soils make excellent physical parameters upon which to judge the existence of wetland habitat areas for the purposes of the Coastal Act, but they are not the sole criteria." The Technical Criteria requires that saturation of soil in a wetland must be at or near the surface continuously for a period of time. The meaning of "at or near the surface" generally is considered to be approximately one-foot from the surface or less (the root zone), and the saturation must be continuously present for a period of time (generally more than two weeks) in order to create the necessary soil reduction (anaerobic) processes that create wetland conditions. For example, water from rain during a storm that causes saturation near the surface but then evaporates or infiltrates to 18 inches or deeper below the surface shortly after the storm does not meet the generally accepted criteria for wetland hydrology.

The presence of wetland classified plants or the presence of hydric soils (generally referred to as the "one parameter approach") can be used to identify an area as a wetland in the Coastal Zone. There is a correlation between the presence of wetland plants, wetland hydrology, and/or hydric soils occurring together, especially in natural undisturbed areas, and in many cases where one of these parameters is found (e.g., wetland plants), the other parameters will also occur. But there are situations which can result in the presence of wetland classified plants without wetland conditions, and these areas are not wetlands. Where these conditions occur, the delineation study must scrutinize whether the wetland classified plants present are growing as hydrophytes, reducing (anaerobic) conditions caused by the presence of wetland hydrology, or for some other (non-wetland) reason. Examples may include wetland-classified plants which are also salt-tolerant (e.g., alkali heath) that may be responding to either wetland conditions or saline soil conditions, but not necessarily both, and deep-rooted trees (e.g., willows) which are able to tap into deep groundwater sources and can grow in dry surface soils but are also found in wetland conditions where surface water is present. Hydric soils can also occur in upland areas, especially in areas where historic disturbances may have exposed substratum, or in densely vegetated grasslands (Mollisols). Similarly, the delineation must determine if the hydric soil indicators are the result of frequent anaerobic conditions or of non-wetland conditions.

2.2 Riparian Habitats
The CCA and Mendocino County LCP define riparian habitats as follows:
5 “A riparian habitat is an area of riparian vegetation. This vegetation is an association of plant species which grows adjacent to freshwater watercourses, including perennial and intermittent streams, lakes, and other bodies of freshwater.” The Statewide Interpretive Guidelines (CCC 1981) state:
"For the purpose of interpreting Coastal Act policies, another important distinction is between "wetland" and "riparian habitat." While the Service's classification system includes riparian areas as a kind of wetland, the intent of the Coastal Act was to distinguish these two areas. "Riparian habitat" in the Coastal Act refers to riparian vegetation and the animal species that require or utilize these plants. The geographic extent of a riparian habitat would be the extent of the riparian vegetation. . . . Unfortunately, a complete and universally acceptable definition of riparian vegetation has not yet been developed, so determining the geographic extent of such vegetation is rather difficult. The special case of determining consistent boundaries of riparian vegetation along watercourses throughout California is particularly difficult. In Southern California these boundaries are usually obvious; the riparian vegetation grows immediately adjacent to watercourses and only extends a short distance away from the watercourse. . .
. . . For the purposes of this guideline, riparian vegetation is defined as that association of plant species which grows adjacent to freshwater watercourses, including perennial and intermittent streams, lakes, and other freshwater bodies. Riparian plant species and wetland plant species either require or tolerate a higher level of soil moisture than dryer upland vegetation and are therefore generally considered hydrophytic. However, riparian vegetation may be distinguished from wetland vegetation by the different kinds of plant species. . ."
The guidelines include a list of representative riparian plants that are meant to help distinguish wetland areas from riparian areas. Therefore, under the Coastal Act, riparian areas do not have to be wetlands, and are determined based primarily on vegetation and that vegetation's ability to provide habitat for animal species.

2.3 Streams, Rivers, and Anadromous Fish Habitat
The CCA and Mendocino County LCP define Streams, Rivers and Anadromous Fish habitats as follows:
“A stream or a river is a natural watercourse as designated by a solid line or dash and three dots symbol shown on the United States Geological Survey map most recently published, or any well-defined channel with distinguishable bed and bank that shows evidence of having contained flowing water as indicated by scour or deposit of rock, sand, gravel, soil, or debris.”
6 “Freshwater streams used as migration corridor or spawning or nursery habitat by fish, such as salmon and steelhead trout, that live most of their adult lives in saltwater.”

2.4 Sand Dunes
The CCA and Mendocino County LCP define sand dunes as follows:
“Sand formed in hills or ridges by the wind and sometimes stabilized by vegetation.

Dunes are distinct ecosystems made up of various community types, ranging from open unvegetated sand hills to stabilized dune forests, that frequently contain rare, endangered, protected, or unusual plant and animal species. This highly specialized habitat can be extremely unstable, sensitive to the continuous interplay of surf, sand, and wind.”

2.5 Coastal Marine Ecosystem
The CCA and Mendocino County LCP define Coastal Marine Ecosystem habitats as follows:
“That area and its environs containing a delicately balanced environmental system which provides a suitable habitat for local indigenous and migrating species, including all life forms in the tidal zones seaward. The Coastal Marine Ecosystem also is recognized to contain and provide valuable food resources, economic opportunities, and aesthetic value to shore-side establishments, residents and the public in general.”

2.6 Open Coastal Waters and Coastal Waters
The CCA and Mendocino County LCP define coastal waters as follows:
“The term open coastal waters or coastal waters refer to the open ocean overlying the continental shelf and its associated coastline. Salinities exceed 30 parts per thousand with little or no dilution except opposite mouths of estuaries.”

2.7 Pygmy Forests and Pygmy-type Vegetation
The CCC and Mendocino County LCP define pygmy forests and pygmy-type vegetation as follows:

Pygmy forest: “A stunted forest, with mature vegetation the majority of which is approximately two to twelve feet in height occurring on soils with conditions which severely limit the growth of vegetation such as Blacklock soils and characterized by Mendocino cypresses, Fort Bragg manzanita, Bolander pines, and pygmy Mendocino Bishop pines.”
7 Pygmy-type vegetation: “A forest occurring south of the Navarro River, mainly on Gualala series soils, characterized by stunted vegetation on sites with low commercial timber value. Plant species include knobcone pines and manzanita.”

2.8 Natural Communities and Other ESHA
The CCA and Mendocino County LCP define other resource areas as follows:
“Other designated resource areas include: State parks and reserves, underwater parks and reserves, areas of special biological significance, natural areas, special treatment areas, fishing access points, areas of special biological importance, significant California ecosystems, and coastal marine ecosystems.”
Other resource areas considered ESHA include California Department of Fish and Wildlife (CDFW) rare natural communities ranked as imperiled globally or in California (G2 S2 or rarer), as noted in the California Natural Diversity Database (CNDDB). These communities have been classified and described by various references, including the List of Vegetation Alliances and Associations (CDFW 2023), Preliminary Descriptions of the Terrestrial Natural Communities of California (Holland 1986), and A Manual of California Vegetation, 2nd Edition (Sawyer et al. 2009).

2.9 Special-status Species
Special-status species and their habitats are defined as ESHA by the CCA and Mendocino County LCP. Special-status species include those species that have been formally listed, are proposed as endangered or threatened, or are candidates for such listing by the U.S. Fish and Wildlife Service (USFWS) or CDFW. In addition, CDFW Species of Special Concern are given special consideration under the California Environmental Quality Act (CEQA). However, these Species of Special Concern may only be protected as ESHAs if they are ranked by CDFG as imperiled globally or in California (G2 S2 or rarer). Plant species on California Native Plant Society (CNPS) Ranks 1 or 2 are also considered special-status species and are protected as ESHA. 8 3.0 METHODS
Prior to conducting field surveys, available reference materials were reviewed, including the Soil Survey of Mendocino County, Western Part (USDA 1999), the Point Arena, Mallo Pass Creek, Saunders Reef, Cold Springs, Eureka Hill and Gualala 7.5- minute quadrangle topographic maps (USGS 1960), and available aerial photographs. A field survey was conducted by Dark Gulch Environmental Consulting February 20, 2025 to identify and delineate potential ESHAs within the Study Area. Other survey dates include: March 3, March 9, March 22, April 4, April 14, May 2, May 19, June 2 and June 22, 2025. A survey for Point Arena Mountain Beaver (Aplodontia rufa nigra) was conducted on 8 April 2025 with US Fish and Wildlife biologists Greg Schmidt and Matthew Parker. The methodology of the survey is described below. ESHA boundaries were mapped using sub-meter accuracy Global Positioning System (GPS) and/or hand-drawing boundaries. The following sections detail the methods utilized for delineating ESHA that do not have the potential to occur (e.g. sand dunes in interior settings) or are not located within the Study Area, are not included herein.

3.1 Natural Communities and Other ESHA
The Study Area was evaluated for the presence of other ESHA as defined in the CCA and the Mendocino County LCP, as well as natural communities designated in the CNDDB as G2, S2, or rarer (CDFW 2025). The presence of rare natural communities was determined by Dark Gulch Environmental Consulting, based on vegetation community classifications given in Holland (1986), Sawyer et al. (2009), and CDFW (2025). Vegetation or biological community boundaries were mapped using a GPS.

3.2 Special-status Species
Potential occurrences of special-status species in the study Area were evaluated by first determining which special-status species occur in the vicinity of the Study Area through a literature and database search. Database searches for known occurrences of special-status species focused on the Point Arena, Mallo Pass Creek, Saunders Reef, Cold Springs, Eureka Hill and Gualala USGS 7.5-minute quadrangles. The following sources were reviewed to determine which special-status plant and wildlife species have been documented to occur in the vicinity of the Study Area:
• California Natural Diversity Database (CNDDB) records (CDFW 2025) • USFWS quadrangle species lists (USFWS 2025)
• CNPS Electronic Inventory Records (CNPS 2025)
• Consortium of California Herbaria (CCH 2025)

3.2.1 Special-status Plant Species
Protocol-level rare plant surveys were conducted on February 20, March 3, March 9, March 22, April 4, April 14, May 2, May 19, June 2 and June 22, 2025 by Dark Gulch Environmental Consulting biologist Sarah Bradley. A survey for Point Arena Mountain Beaver (Aplodontia rufa nigra) was conducted on 8 April 2025 with US Fish and Wildlife biologists Greg Schmidt and Matthew Parker.
9 Potential occurrence of special-status plants in the Study Area was evaluated by first determining which special-status species occur in the vicinity of the Study Area or in similar biological communities through a literature and database search (Appendix A). A list of target plant species with potential to occur in the Study Area was generated, which guided surveys performed during winter and spring 2025.

The protocol-level rare plant surveys consisted of traversing the entire Study Area. All observed plant species (Appendix B) were identified to the appropriate taxonomic level necessary to determine their rarity status. Plants were identified using the Jepson Manual (Hickman 1983), Jepson Manual, 2nd Edition (Baldwin et al. 2012), and A Flora of Sonoma County (Best et al. 1996). Nomenclature follows Baldwin et al. (2012) unless otherwise noted.

3.2.2 Special-status Wildlife Species
Potential occurrence of special-status wildlife in the Study Area was evaluated by Dark Gulch Environmental Consulting by determining which special-status species occur in the vicinity of the Study Area or in similar biological communities through a literature and database search.

Records from the CNDDB (CDFW 2025) and the USFWS Species list for Mendocino County (USFWS 2025) were reviewed to determine which special-status wildlife species have been documented to occur in the vicinity of the Study Area. A site visit was conducted by Dark Gulch Environmental Consulting biologist Sarah Bradley on March 9 with a follow-up visit on May 19, 2025 to characterize if habitat parameters were suitable to support special-status wildlife species in the area.
10 4.0 STUDY AREA DESCRIPTION
Within a given location, physical characteristics (e.g. topography, soils, climate) and land-use history (e.g. disturbance regime, built environment) influence the distribution and composition of the biotic environment, including the potential presence of sensitive vegetation communities, wetlands and non-wetland water habitats, and special-status plant and wildlife species. Therefore, the following section is a review of the physical conditions and land-use history, as well as the existing vegetation types, within the Study Area necessary to assess the potential for ESHA to be present.

4.1 Land-use History
This parcel is comprised of two areas – the Study Area which has a single family residence, driveway and associated infrastructure and the area to the west of the Study Area which is largely undisturbed forested land. The area to the west was not surveyed as it is well outside of the area that could potentially be impacted by this project. Prior to the development of the house, this area was used for grazing of cattle. No stumps or other evidence of logging exist, further supporting the fact that this area was all open grassland (Figure 4).

Figure 4. Area of 130 W. Lake Street (1963)

4.2 Topography and Soils
The Study Area is situated on a marine terrace between an unnamed drainage to the north and the Point Arena Creek to the south (Figures 5). This terrace is composed of Tertiary-Cretaceous 11 g
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12 Period sedimentary rock overlain by terrace soils. The Study Area is relatively flat and located on a bluff top, with the remainder of the property sloping toward the Pacific Ocean. Elevation ranges from approximately 31 meters to 71.6 meters above sea level.

The Soil Survey of Mendocino County, Western Part (USDA 2005) indicates that the Study Area contains one native soil type containing two soil series, Cabrillo-Heeser and Dystropepts, as described below. (Figure 6). Both soil types are described below.

Cabrillo-Heeser complex, 0 to 5 slopes. This series consists of very deep somewhat poorly drained soils that formed in marine sediments. These soils are found on marine terraces.

These soils are considered hydric and are found at elevations of six to 73 meters. Surface run off is slow or very slow and moderate permeability. Native and naturalized vegetation associated with these soils include perennial grasses and forbs. Trees and shrubs that are tolerant of saturated soil conditions can be planted in this soil type.

Dystropepts, 30 to 75 percent slopes. This series consists of soils on side slopes of marine terraces, derived from sandstone or shale. They are shallow or moderately deep and well drained. Since permeability and available water capacity are extremely variable, rooting depth is limited to 1.5 meters. Vegetation is mainly burhs or grass, with trees such as grand fir, Douglas fir and redwood being suitable for this soil type.

4.3 Climate and Hydrology
The Study Area is located in the coastal fog belt of Mendocino County. The average annual precipitation of 41.3 inches falls as rain and fog drip in the winter months (December through March). The mean daily low and high temperatures in degrees Fahrenheit range from 40.3 in January to 66.7 in September (WRCC 2025).

Although the Study Area experiences substantial rainfall events, evidence of surface ponding, repeated directional flow, perched water table, and/or saturated substrates for extended periods (14 days or greater) are not present.

4.4 Vegetation and Natural Communities
Dark Gulch Environmental Consulting mapped all vegetation communities within the Study Area (Table 1) and recorded all plant species observed (Appendix B). The potential ESHA status of these communities and plant species is discussed in Section 5.0. Vegetation communities and dominant plant species are described below.
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Figure 6: 130 W. Lake
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14 Table 1. Summary of biological communities within the Study Area.

Community
Type1 Vegetation Community2 Vegetation Alliance3 Acreage Non-ESHA
Developed
&
Landscaped N/A N/A 0.27
Monterey
Pine Stand
Monterey cypress –
Monterey pine
Woodland Stand
Hesperocyparis macrocarpa – Pinus
radiata Forest and Woodland seminatural alliance. 2.03 Developed and Landscaped: This vegetation community is not described in the literature (Holland 1986, Sawyer et al. 2009). Developed areas are generally composed of species adapted to disturbance, such as nutrient-poor soils, toxic soils, or altered hydrologic regime.

Landscaped areas are generally dominated by trees, shrubs, and perennials. The developed areas include two sheds and a garden area. The Study Area has various non-native and introduced plants and trees spread throughout. The current owners have planted various nonnative trees and plants, including calla lily (Zantedeschia aethipica), corn daisy (Glebionis segetum) and marigolds (Tagetes spp.).

Monterey cypress – Monterey pine Woodland stands: This alliance is comprised of Pinus radiata or Hesperocyparis macrocarpa making up at least 50 percent of the relative cover in the tree canopy in ruderal or planted stands. It can also be defined as introduced Pinus spp. Being strongly dominant with other non-native species in the tree overstory (>75% relative cover).

This alliance is planted as trees, groves and windbreaks but has become naturalized in coastal areas. Many of the species that comprise this alliance are commonly sold as nursery stock and are popular cultivars used in landscaping. It is clear by aerial photos and current investigation that the trees that comprise this habitat area were planted as cultivars (Figure 7 and Figure 8). 15 Figure 7. View of 130 W. Lake Street with planted trees (1983) 16 Figure 8. Photo of planted trees taken 22 June 2025. 17 5.0 RESULTS

5.1 Natural Communities and Other ESHA
The Study Area lacks any environmentally sensitive habitat areas (ESHA’s). Both communities are non-native and do not require special consideration for conservation or protection.

5.2 Special-status Species

5.2.1 Special-status Plant Species
A total of 41 special-status plant species have been documented within the greater vicinity of the Study Area, of which 13 have the potential to occur within the Study Area (Figure 9). The potential for these species to occur within the Study Area are summarized in Appendix A. Of the 41 special-status species that have been documented, 28 do not have the potential to occur within the Study Area due to one or more of the following reasons:
• Hydrologic conditions (e.g. tidal, riverine) necessary to support the special-status plant species are not present in the Study Area;
• Edaphic (soil) conditions (e.g. volcanic tuff, serpentine) necessary to support the specialstatus plant species are not present in the Study Area; • Topographic conditions (e.g. north-facing slope, montane) necessary to support the special-status species are not present in the Study Area; • Unique pH conditions (e.g. alkali scalds) necessary to support the special-status plant species are not present in the Study Area;
• Associated vegetation communities (e.g. interior chaparral, tidal marsh) necessary to support the special-status plant species are not present in the Study Area; • The Study Area is geographically isolated (e.g. below elevation, coastal environ) from the documented range of the special-status plant species.

The remaining 13 special-status plant species were assessed to have a moderate to high potential to occur within the Study Area and formed the target species list for the rare plant surveys performed February 20, March 3, March 9, March 22, April 4, April 14, May 2, May 19, June 2 and June 22, 2025 Protocol-level rare plant surveys did not result in finding any listed species. All species with the potential to occur within the Study Area are described below.

Deceiving sedge (Carex saliniformis). CNPS Rank 1B. Moderate Potential (Not Observed).

Deceiving sedge is a perennial graminoid in the sedge family (Cyperaceae) that blooms from June to July but is identifiable into August based on fruit and vegetative characters. It typically occurs in mesic areas of coastal prairie, coastal scrub, meadows, seeps, and coastal salt marsh habitat at elevations ranging from 3 – 230 meters (CDFW 2025, CNPS 2025). This species has a wetland indication status of facultative wetland (FACW) on the National Wetland Plant List (Lichvar et. al, 2016). Observed associated species include marsh sandwort (Arenaria paludicola), slough sedge (Carex obnupta), witch grass (Panicum acuminatum), low bulrush (Isolepsis cernua), golden-eyed grass (Sisyrinchium californicum), blue-eyed grass (S. bellum), 18 Manchester
State Park
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Dunes Natural
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Manchester
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Flumeville
Iverson Indian
Rancheria
Figure 9: 130 W. Lake Special
Status Plants Within 5 Miles
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American manna grass
Baker's goldfields
Blasdale's bent grass
California sedge
Coastal Brackish Marsh
Coastal Terrace Prairie
Coastal and Valley
Freshwater Marsh
Contra Costa goldfields
Humboldt Bay owl'sclover
Lyngbye's sedge
Mendocino Coast
paintbrush
Mendocino dodder
Monterey clover
Northern Coastal Bluff
Scrub
Northern Coastal Salt
Marsh
Nuttall's ribbon-leaved
pondweed
Pacific gilia
Point Reyes
checkerbloom
Roderick's fritillary
Santa Cruz clover
Wolf's eveningprimrose
coast lily
coastal bluff morningglory
deceiving sedge
island tube lichen
maple-leaved
checkerbloom
marsh microseris
perennial goldfields
pink sand-verbena
purple-stemmed
checkerbloom
pygmy cypress
short-leaved evax
supple daisy
swamp harebell
twisted horsehair
lichen
19 bracken fern (Pteridium aquilinum), common velvet grass (Holcus lanatus), coastal tufted hair grass (Deschampsia cespitosa ssp. holciformis), California oat grass (Danthonia californica), beach strawberry (Fragaria chiloensis), hawkbit (Leontodon saxatilis), and Douglas iris (Iris douglasiana) (CDFW 2025, personal observation 2018, 2020). Deceiving sedge was initially evaluated to have a moderate potential to occur within the Study Area due to the presence of associated species and vegetation communities; however, it was not observed during protocollevel rare plant surveys.

Mendocino paintbrush (Castilleja mendocinensis). CNPS Rank 1B. Moderate Potential (Not Observed). Mendocino paintbrush is a perennial hemiparasitic forb in the broomrape family (Orobanchaceae) that blooms from April to August. It typically occurs on coastal bluff faces and near bluff edges within coastal bluff scrub, closed-cone coniferous forest, coastal dune, coastal prairie, and coastal scrub habitat at elevations ranging from 0 – 160 meters (CDFW 2025, CNPS 2025). Observed associated species include Bishop Pine (Pinus muricata), shore pine (Pinus contorta ssp. contorta), coyote brush (Baccharis pilularis), blue blossom (Ceonothus thyrsiflorus var. thyrsiflorus), sticky monkey (Mimulus aurantiacus), poison oak (Toxicodendron diversilobum), common yarrow (Achillea millefolium), coast angelica (Angelica hendersonii), varied lupine (Lupinus variicolor), sea lettuce (Dudleya farinosa), sea pink (Armeria maritima ssp. californica), coastal buckwheat (Eriogonum latifolium), Blasdale’s bentgrass (Agrostis blasdalei), coast onion (Allium dichlamydeum), beach knotweed (Polygonum paronychia), seaside daisy (Erigeron glaucus), beach strawberry (Fragaria chiloensis), and common wooly sunflower (Eriophyllum lanatum var. arachnoideum) (CDFW 2025, personal observations 2017, 2019, 2022, 2023). Mendocino paintbrush was initially evaluated to have a moderate potential to occur within the Study Area due to presence of coastal bluff, as well as associated species and vegetation communities; however, it was not observed during protocol-level rare plant surveys.

Supple daisy (Erigeron supplex). CNPS Rank 1B. High Potential (Not Observed). Supple daisy in a perennial forb in the sunflower family (Asteraceae) that blooms from May to July. It typically occurs in grassy, open areas in coastal bluff scrub and coastal prairie habitat at elevations ranging from 10 to 50 meters (CDFW 2025, CNPS 2025). Observed associated species include Bishop pine (Pinus muricata), glory bush (Ceanothus gloriosus), coyote brush (Baccharis pilularis), Douglas iris (Iris douglasiana), dwarf brodiaea (Brodiaea terrestris), Pacific reed grass (Calamagrostis nutkaensis), common velvet grass (Holcus lanatus), dune goldenrod (Solidago spathulata), coast coyote thistle (Eryngium armatum), California oat grass (Danthonia californica), blue-eyed grass (Sisyrinchium bellum), wood rush (Luzula comosa), silver hair grass (Aira caryophyllea), and dog violet (Viola adunca) (CDFW 2025). Supple daisy was initially evaluated to have a high potential to occur within the Study Area due to the presence of coastal prairie and associated species; however, this species was not observed during protocol level rare plant surveys conducted in 2025.

Coast fawn lily (Erythronium revolutum). CNPS Rank 2B. Moderate Potential (Not Observed).

Coast fawn lily is a perennial bulbiferous herb in the lily (Liliaceae) family that blooms March through August. It typically occurs in bogs and fens, broadleaf upland forest and north coast 20 coniferous forests at elevations between zero and 1600 meters (CDFW 2025, CNPS 2025). This species is found in mesic and streambank microhabitats in Del Norte, Humboldt, Mendocino, Siskiyou and Trinity counties. Coast fawn lily was initially evaluated to have a moderate potential to occur within the Study Area due to the presence of associated species and vegetation communities; however, this species was not observed during protocol-level rare plant surveys conducted in 2025.

Roderick’s fritillary (Fritillaria roderickii). CNPS Rank 1B. Moderate Potential (Not Observed).

Roderick’s fritillary is a perennial herb that is part of the lily family (Lilaceae) that blooms from March through May. It typically occurs in the North Coast Range, in coastal prairie, valley grassland, Northern coastal scrub, grassy slopes, mesas, serpentine barrens, in areas with excellent drainage at elevations of 15 – 600 meters (CDFW 2025, CNPS 2025). Observed associated species include Bishop Pine (Pinus muricata), shore pine (Pinus contorta ssp. contorta), coyote brush (Baccharis pilularis), tree lupine (Lupinus arboreus), poison oak (Toxicodendron diversilobum), Douglas iris (Iris douglasiana), California blackberry (Rubus ursinus), sea lettuce (Dudleya farinosa), bracken fern (Pteridium aquilinum), ice plant (Carpobrotus edulis), seaside wooly sunflower (Eriophyllum staechadifolium), common velvet grass (Holcus lanatus), sweet vernal grass (Anthoxanthum odoratum), and little rattlesnake grass (Briza minor)(CDFW 2025, personal observation 2017, 2018, 2019, 2022, 2024).

Roderick’s fritillary was initially evaluated to have a high potential to occur within the Study Area due to the presence of associated species and vegetation communities; however, this species was not observed during protocol-level rare plant surveys conducted in 2025.

Pacific gilia (Gilia capitata ssp. pacifica). CNPS Rank 1B. Moderate Potential (Not Observed).

Pacific gilia is an annual form in the phlox family (Polemoniaceae) that blooms from April to August. It typically occurs in ravines, steep slopes and open flats in coastal dune, coastal bluff scrub, coastal prairie, and valley and foothill grassland habitat at elevations ranging from 5 – 1665 meters (CDFW 2025, CNPS 2025, Baldwin et al. 2012). Observed associated species include tanoak (Notholithocarpus densiflorus), Douglas fir (Pseudotsuga menziesii), poison oak (Toxicodendron diversilobum), California blackberry (Rubus ursinus), cow parsnip (Heracleum maximum), California oat grass (Danthonia californica), Italian rye grass (Festuca perennis), dogtail grass (Cynosurus echinatus), ripgut brome (Bromus diandrus), little rattlesnake grass (Briza minor), big rattlesnake grass (B. maxima), wild oats (Avena barbata, A. fatua), bentgrass (Agrostis sp.), blue wild rye (Elymus glaucus), soap plant (Chlorogalum pomeridianum), bracken fern (Pteridium aquilnum), bee plant (Scrophularia californica), rough cat’s-ear (Hypochaeris radicata), English plantain (Plantago lanceolata), Canada thistle (Cirsium arvense), and silver hair grass (Aira caryophyllea) (CDFW 2025). Pacific gilia was initially evaluated to have a moderate potential to occur within the Study Area due to the presence of coastal prairie underlain by sandy substrate and associated species; however, this species was not observed during protocol-level rare plant surveys.

Perennial goldfields (Lasthenia californica ssp. macrantha). CNPS Rank 1B. Moderate Potential (Not Observed). Perennial goldfields are annual to perennial forbs in the sunflower family (Asteraceae) that bloom from January to February. It typically occurs on mesas, benches, and 21 bluff faces in coastal bluff scrub, coastal dune, and coastal scrub at elevations from 5 to 515 meters (CDFW 2025, CNPS 2025). Observed associated species include coyote brush (Bacchari pilularis), poison oak (Toxicodendron diversilobum), California blackberry (Rubus ursinus), brownie thistle (Cirsium quercetorum), Douglas iris (Iris douglasiana), sea lettuce (Dudleya farinosa), California buttercup (Ranunculus californicus), Pacific reed grass (Calamagrostis nutkaensis), Italian rye grass (Festuca perennis), selfheal (Prunella vulgaris), English plantain (Plantago lanceolata), dwarf checkerbloom (Sidalcea malviflora), beach strawberry (Fragaria chiloensis), narrow-leaf mule’s-ears (Wyethia angustifolia), coast angelica (Angelica hendersonii), soap plant (Chlorogalum pomeridianum), and coast coyote thistle (Eryngium armatum) (CDFW 2025, personal observations 2019, 2020, 2022, 2023). Perennial goldfields was initially evaluated to have a moderate potential to occur within the Study Area due to the presence of associated species and vegetation communities; however, this species was not observed during protocol-level rare plant surveys conducted in 2025.

Coast lily (Lilium maritimum). CNPS Rank 1B. Moderate Potential (Not Observed). Coast lily is a bulbiferous perennial forb in the lily family (Liliaceae) that blooms from May to August. It typically occurs on sandy, acidic often hummocky substrates derived from marine sediments and sedimentary rock in bogs, closed-cone coniferous forest (e.g. Bishop pine, pygmy cypress), coastal prairie, coastal scrub, broadleaf upland forest and North Coast coniferous forest habitats at elevations ranging from 5 – 475 meters (CDFW 2025, CNPS 2025). Observed associated species include pygmy cypress (Hesperocyparis pygmaea), Bishop pine (Pinus muricata), Bolander’s pine (P.contorta ssp. contorta), coast redwood (Sequoia sempervirens), wax myrtle (Morella californica), evergreen huckleberry (Vaccinium ovatum), salal (Gaultheria shallon), Pacific rhododendron (Rhododendron macrophyllum), Labrador tea (R. columbianum), slough sedge (Carex obnupta), California sedge (C. californica), Pacific reed grass (Calamagrostis nutkaensis) and bracken fern (Pteridium aquilinum) (CDFW 2025, personal observations 2107, 2018, 2019. 2020, 2022, 2023, 2024). Coast lily was initially evaluated to have a moderate potential to occur within the Study Area due to the presence of associated species and vegetation communities; however, this species was not observed during protocol-level rare plant surveys conducted in 2025.
22 Marsh microseris (Microseris paludosa). CNPS Rank 1B. Moderate Potential (Not Observed).

Marsh microseris is a perennial herb in the sunflower family (Asteraceae) that blooms April through July. It typically occurs in cismontane woodland, closed coned coniferous forests, coastal prairie, coastal scrub, marshes and swamps at an elevation range of 5 – 355 meters (CDFW 2025, CNPS 2025). Observed associated species include varied lupine (Lupinus variicolor), Blasdale’s bentgrass (Agrostis blasdalei), sea pink (Armeria maritima), English daisy (Bellis perennis), rough cat’s-ear (Hypochaeris radicata), tufted hair grass (Deschampsia cespitosa), hillside suncups (Taraxia ovata), sheep sorrel (Rumex acetosella), dog violet (Viola adunca), soap plant (Chlorogalum pomeridianum), Pacific false bindweed (Calystegia purpurata), perennial goldfields (Lasthenia californica ssp. macrantha), coast coyote thistle (Eryngium armatum), dwarf plantain (Plantago erecta), English plantain (P. lanceolata), featherweed (Gamochaeta ustulata), seaside daisy (Erigeron glaucus), Wight’s paintbrush (Castilleja wightii), common yarrow (Achillea millefolium), common velvet grass (Holcus lanatus), big rattlesnake grass (Briza maxima), and sweet vernal grass (Anthoxanthum odoratum) (CDFW 2025, personal observation 2018, 2019, 2022, 2023, 2024, 2025). Marsh microseris was initially evaluated as moderate potential to occur within the Study Area due to the presence of associated vegetation communities and species; however, this species was not observed during protocol-level rare plant surveys conducted 2025.

Wolf’s evening-primrose (Oenothera wolfii). CNPS Rank 1B. Moderate Potential (Not Observed).

Wolf’s evening-primrose is a perennial herb in the evening-primrose family (Onagraceae) that blooms May through October. It typically occurs in sandy, usually mesic soil, coastal bluff scrub, coastal dunes, coastal prairie and lower montane coniferous forest at an elevation range of 3 – 800 meters (CDFW 2025, CNPS 2025). Observed associated species include round-headed Chinese houses (Collinsia corymbose), beach suncup (Carmissoniopsis cheiranthifolia), North Coast phacelia (Phacelia insularis var. continentis), seacoast angelica (Angelica lucida), beach sage (Artemisia pycnocephala), Howell’s spineflower (Chorizanthe howellii), Mendocino paintbrush (Castilleja mendocinensis), seaside buckwheat (Eriogonum latifolium), and seaside daisy (Erigeron glaucus) (CDFW 2025, personal observations 2017, 2018, 2019, 2020, 2021, 2023, 2024). Wolf’s evening-primrose was initially evaluated to have a moderate potential to occur within the Study Area due to the presence of coastal prairie underlain by sandy substrate and associated species; however, this species was not observed during protocol-level rare plant surveys.

Maple-leaved checkerbloom (Sidalcea malachroides). CNPS Rank 4.2. High Potential (Not Observed). Maple-leaved checkerbloom is a perennial forb in the mallow family (Malvaceae) that blooms March to August. It typically occurs in disturbed areas in broad leaved upland forest, coastal prairie, coastal scrub, North coast coniferous forest, and riparian woodland at an elevation of 0 – 730 meters (CDFW 2025, CNPS 2025). Observed associated species include varied lupine (Lupinus variicolor), Blasdale’s bentgrass (Agrostis blasdalei), sea pink (Armeria maritima), English daisy (Bellis perennis), rough cat’s-ear (Hypochaeris radicata), tufted hair grass (Deschampsia cespitosa), hillside suncups (Taraxia ovata), sheep sorrel (Rumex acetosella), dog violet (Viola adunca), soap plant (Chlorogalum pomeridianum), Pacific false 23 bindweed (Calystegia purpurata), perennial goldfields (Lasthenia californica ssp. macrantha), coast coyote thistle (Eryngium armatum), dwarf plantain (Plantago erecta), English plantain (P. lanceolata), featherweed (Gamochaeta ustulata), seaside daisy (Erigeron glaucus), Wight’s paintbrush (Castilleja wightii), common yarrow (Achillea millefolium), common velvet grass (Holcus lanatus), big rattlesnake grass (Briza maxima), and sweet vernal grass (Anthoxanthum odoratum) (CDFW 2025, personal observation 2018, 2019, 2020, 2022, 2023, 2024). Mapleleaved checkerbloom was initially evaluated as high potential to occur within the Study Area due to the presence of associated vegetation communities and species; however, this species was not observed during protocol-level rare plant surveys conducted in 2025.

Purple-stemmed checkerbloom (Sidalcea malviflora ssp. purpurea). CNPS Rank 1B. Moderate Potential (Not Observed). Purple-stemmed checkerbloom is a perennial forb in the mallow family (Malvaceae) that blooms from May to June. It typically occurs in openings, meadows and prairies within broadleaf upland forest and coastal scrub habitat at elevations ranging from 15 – 85 meters (CDFW 2025, CNPS 2025). This species has a wetland indicator status of facultative wetland (FACW) species on the National Wetland Plant List (Lichvar et al., 2018).

Observed associated species include varied lupine (Lupinus variicolor), Blasdale’s bentgrass (Agrostis blasdalei), sea pink (Armeria maritima), English daisy (Bellis perennis), rough cat’s-ear (Hypochaeris radicata), tufted hair grass (Deschampsia cespitosa), hillside suncups (Taraxia ovata), sheep sorrel (Rumex acetosella), dog violet (Viola adunca), soap plant (Chlorogalum pomeridianum), Pacific false bindweed (Calystegia purpurata), perennial goldfields (Lasthenia californica ssp. macrantha), coast coyote thistle (Eryngium armatum), dwarf plantain (Plantago erecta), English plantain (P. lanceolata), featherweed (Gamochaeta ustulata), seaside daisy (Erigeron glaucus), Wight’s paintbrush (Castilleja wightii), common yarrow (Achillea millefolium), common velvet grass (Holcus lanatus), big rattlesnake grass (Briza maxima), and sweet vernal grass (Anthoxanthum odoratum) (CDFW 2025, personal observation 2018, 2019, 2020, 2022, 2023, 2024). Purple-stemmed checkerbloom was initially evaluated as moderate potential to occur within the Study Area due to the presence of associated vegetation communities and species; however, this species was not observed during protocol-level rare plant surveys conducted in 2025.

5.2.2 Special-status Wildlife Species
A total of 27 special status wildlife species have been documented within the greater vicinity of the Study Area, of which four have the potential to occur within the Study Area (Figure 10). The potential for these species to occur within the Study Area are summarized in Appendix A.

Twenty-three of the 27 special-status wildlife species do not have the potential to occur within the Study Area due to one or more of the following reasons:
• Aquatic habitats (e.g. rivers, ponds, estuaries) necessary to support the special-status wildlife species are not present in the Study Area.
• Vegetation habitats (e.g. oak woodlands, old-growth Douglas fir – coast redwood) that provide nesting and/or foraging resources necessary to support the special-status wildlife species are not present in the Study Area.
24 Manchester
State Park
Brush
Creek/Lagoon
Lake Wetlands
and Coastal
Dunes Natural
Preserve
Coastal Dunes
Natural
Preserve
Manchester
1 Point Arena
Flumeville
Iverson Indian
Rancheria
Figure 10: 130 W. Lake Special
Status Animals Within 5 Miles
N
0 2 4 6 1
Miles
Study Area
5 Mile Buffer
Behren's silverspot
butterfly
California red-legged
frog
Point Arena mountain
beaver
Sonoma tree vole
Steller sea lion
foothill yellow-legged
frog - north coast DPS
lotis blue butterfly
obscure bumble bee
pink salmon
steelhead - northern
California DPS winterrun
western bumble bee
western pond turtle
25 • Structures or vegetation (e.g. caves, old-growth trees) necessary to provide nesting or cover habitat to support the special-status wildlife species are not present in the Study Area.
• Host plants (e.g. dog violet, harlequin lotus) necessary to provide larval and nectar resources for the special-status wildlife species are not present in the Study Area. • The Study Area is outside (e.g. north of, west of) of the special-status wildlife species documented nesting range.

Point Arena Mountain beaver, obscure bumble bee, western bumble bee, and Townsends bigeared bat were evaluated to have potential to occur within the Study Area. However, except for the obscure bumble bee, the other species were determined to not occur within the Study Area.

A protocol-level survey was performed for the Point Arena Mountain beaver (Aplodntia rufa nigra) with assistance from US Fish and Wildlife Biologists Greg Schmidt and Matthew Parker.

No evidence of habitation for this species was found within the Study Area. No evidence of Townsend’s big-eared bat was found during protocol-level surveys.

Point Arena Mountain Beaver (Aplodontia rufa nigra). USFW Endangered, Moderate Potential (Not Observed). Point Arena Mountain Beavers (PAMBs) are a relatively small rodent found in a small range in southern coastal Mendocino County. PAMB’s have specific habitat requirements that include availability of coyote brush, cow parsnip, foxglove and thistle for food. While this Study Area has appropriate habitat and food sources, a protocol-level survey did not find any evidence of inhabitation.

Obscure bumble bee (Bombus occidentalis). CDFW Decreasing Population. Moderate Potential.

The Obsure bumble bees inhabits open grassy coastal prairies and Coast Range meadows. This species nests underground as well as above ground in abandoned bird nests. Nests are often located underground in abandoned rodent nests or above ground in tufts of grass, old bird nests, rock piles, or cavities in dead trees. This species feeds on Ceonothus, Cirsium, Clarkia, Keckiella, Lathyrus, Lotus, Lupinus, Rhododendron, Rubus, Trifolium and Vaccinium (Williams et al. 2014). This species was observed on four occasions during the protocol-level surveys conducted in 2025 concurrent with special-status plant species.

Western bumble bee (Bombus occidentalis). CDFW Decreasing Population. Moderate Potential (Not Observed). Western bumble bees inhabit underground cavities such as old squirrel or other animal nests and in open west-southwest slopes boarded by trees, although a few nests have been reported from above-ground locations such as in logs among railroad ties.

Availability of nest sites may depend on rodent abundance. Western bumble bees are generalist foragers and visit a wide variety of flowers. Of particular importance are flowers in the Fabaceae, Asteraceae, Rhamnaceae, and Rosaceae families. This species was not observed during protocol-level surveys conducted in 2025 concurrent with special-status plant species. 26 Townsend’s big-eared bat (Corynorhinus townsendii). CDFW Least Concern. Moderate Potential (Not Observed). Townsend’s big-eared bat form maternity roosts during breeding seasons in areas of ideal temperature and humidity and are easily disturbed. This species utilize coniferous forests, mixed meso-phytic forests, deserts, native prairies, riparian communities, active agriculture areas, and coastal habitat types. Distribution is strongly correlated with the availability of caves and cave-like roosting habitat. This species was not observed during protocol-level surveys conducted in 2025 concurrent with special-status plant species. 27 6.0 LEAST DAMAGING ALTERNATIVE LOCATION
The least damaging alternative location is situating the Accessory Dwelling Unit (ADU) in the area located to the south of the septic and leach field, based on the presence of existing conditions (e.g. driveway, house, existing infrastructure). This location takes advantage of this existing developed surfaces (e.g. driveway, landscaped areas, house) as minimizing the ground disturbing activities. This location places the proposed ADU in the already-approved building envelope and allows for minimal disturbance to surrounding areas.

Siting the ADU away from the proposed location is not the least damaging alternative for several reasons. To site the ADU in any other location would require extensive ground disturbance and would likely require additional septic and leach field development. It would also would not take advantage of existing developed surfaces (e.g. existing house, driveway, infrastructure). Siting this project in other areas would also require substantial grading. 28 7.0 PROPOSED PROJECT DESCRIPTION
The proposed project involves the building of an Accessory Dwelling Unit (ADU) to be located to the south of the existing residence and septic tank/leach field (Figure 11). This project includes:
• Construction of a single level Accessory Dwelling Unit (ADU) not to exceed 1,200 square feet; and
• Build attached deck space on the west side of the ADU; and • Connect with existing septic system that is located to the north of the proposed ADU location; and
• Install a gravel driveway that runs from Eastwood Drive to the side of the ADU, as shown in Figure 11.

As note before, the entire project site is located within (1) already disturbed areas, (2) areas that are comprised of non-native, exotic and invasive species and (3) utilizes already existing infrastructure.

Figure 12: Area near existing residence showing vegetation.

29 Port Rd
Port R
California
Department of
Forestry and
Fire Protection
Point Arena
W Lake S t
D wood t Eas r
School S t
Pirates Cove
Redwood Co
Fire
Departme
Figure 11: 130 W. Lake
Proposed Project Location
N
0 250 500 750 125
US Feet
30 8.0 REFERENCES
Austin, D.F. 1973. The American Erycibeae (Convolvulaceae): Maripa, Dicranostyles, and Lysiostyles I. Systematics. Annals of the Missouri Botanical Garden. 60: 306-412.

Austin, D.F. 1997. Convolvulaceae (Morning Glory Family) (https://web.archive.org/web/20040407211521/http??www.fau.edu/divdept/biology/people/ daustin.convolv.html)
Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti, and D.H. Wilken (eds.). 2012. The Jepson Manual: Vascular Plants of California, 2nd Edition. University of California Press, Berkeley, CA. 1568 pp.

Best, C., J.T. Howell, W. & I. Knight, and M. Wells. 1996. A Flora of Sonoma County. California Native Plant Society, Sacramento, CA. 347 pp.

California Coastal Commission (CCC). 1981. Statewide interpretive guidelines for wetlands and other wet environmentally sensitive habitat areas.

California Department of Fish and Game (CDFG). Environmental Services Division (ESD). 1994. A Field Guide to Lake and Streambed Alteration Agreements, Sections 1600- 1607, California Fish and Game Code.

California Department of Fish and Wildlife (CDFW). 2025. List of Vegetation Alliances and Associations. Vegetation Classification and Mapping Program, California Department of Fish and Wildlife, Sacramento, CA. March 2025.

California Department of Fish and Wildlife (CDFW). 2024. California Natural Diversity Database (CNDDB), Wildlife and Habitat Data Analysis Branch. Sacramento, CA. Accessed: March 2025.

California Native Plant Society (CNPS). 2023. Inventory of Rare and Endangered Plants. California Native Plant Society, Sacramento, California. Available at: www.cnps.org/inventory. Accessed:

March 2025
Consortium of California Herbaria (CCH). 2024. Data provided by the participants of the Consortium of California Herbaria. Available at: http://ucjeps.berkeley.edu/consortium.

Accessed: March 2025.

Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Department of the Army, Waterways Experiment Station, Vicksburg, Mississippi 39180-0631.

Hatfield, R., Jepsen, S., Thorp, R., Richardson, L. & Colla, S. 2014. Bombus caliginosus. The IUCN Red List of Threatened Species 2014:
31 e.T44937726A69000748. https://dx.doi.org/10.2305/IUCN.UK.2014-

3.RLTS.T44937726A69000748.en. Downloaded on 11 June 2020.

Hickman, J.C. (ed.). 1993. The Jepson Manual: Higher Plants of California. University of California Press, Berkeley, CA. 1400 pp.

Holland, R. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California.

California Department of Fish and Game, Sacramento, CA. 156 pp.

Kauffman, M.E. 2013. Conifers of the Pacific Slope. Backcountry Press, Kneeland, CA. 143 pp.

Lichvar, R.W. 2016. The National Wetland Plant List. Cold Regions Research and Engineering Laboratory. U.S. Army Corps of Engineers Research and Development Center. Hanover, NH.

October 2012.

Sawyer, J.O., T. Keeler-Wolf, and J. Evens. 2009. A Manual of California Vegetation, 2nd Edition.

California Native Plant Society in collaboration with California Department of Fish and Game, Sacramento, CA.1300 pp.

Stromberg, C.A.E. 2011. Evolution of Grasses and Grassland Ecosystems. Ann. Rev. Earth Planet.

Sci. 39: 517-544.

U.S. Army Corps of Engineers (Corps). 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). U.S.

Army Corps of Engineers, Engineer Research and Development Center, Vicksburg, MS. May 2010.

U.S. Department of Agriculture (USDA). 2005. Soil Survey of Mendocino County, Western Part, California. In cooperation with UC Agricultural Experiment Station and U.S. Department of the Interior, Bureau of Land Management.

U.S. Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS). 2010.

Field Indicators of Hydric Soils in the United States, Version 7.0. G. W. Hurt and L. M. Vasilas (eds.). In cooperation with the National Technical Committee for Hydric Soils.

U.S. Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS). 2024.

Climate Information for Mendocino County in the State of California. Available at:
http://www.wcc.nrcs.usda.gov/. Accessed: June 2025.

U.S. Fish and Wildlife Service (USFWS). 2024. List of Federal Endangered and Threatened Species that Occur in Mendocino County, California. Available at: http://www.fws.gov/sacramento/es/.

Accessed: March 2025.

U.S. Geological Survey (USGS). 1960. Point Arena, Zeni Ridge, Eureka Hill, Saunders Reef, McGuire Ridge, Stewarts Point, Gualala, California 7.5-minute quadrangle topographic map. 32 Western Regional Climate Center (WRCC). 2025. Western U.S. Climate Summaries – NOAA Cooperative Stations, Desert Research Institute. Available at: http://www.wrcc.dri.edu/.

Accessed: June 2025.

Wrubel, E and V.T. Parker. 2018. Local Patterns in Diversity in California Northern Coastal Scrub.

Eco. And Evol. 8: 7250-7260.
33 Appendix A
Special-status Species with Potential to Occur in the Study Area 34 SPECIES STATUS* HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN

STUDY AREA
SURVEY

RESULTS
pink sand verbena
Abronia umbellata var.
breviflora
Blasdale's bent grass
Agrostis blasdalei
Humboldt County milk-vetch
Astragalus agnicidus
coastal bluff morning-glory
Calystegia purpurata ssp.
saxicola
California sedge
Carex californica
Rank 1B
A perennial herb found in broadleaved upland forest, North coast coniferous forests; openings and disturbed areas. Elevation range: 120 - 180 meters. Blooms: April - September.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B
A perennial herb found on coastal dunes, coastal scrub; located on coastal bluffs. Elevation range: 0 - 105 meters. Blooms: May - September.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.

Rank 1B
A perennial herb found on coastal dunes, coastal strand; located on foredunes and interdunes with low vegetation cover.

Elevation range: 0 - 10 meters. Blooms: June - October.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.

Rank 1B
A perennial rhizomatous herb found on coastal dunes, coastal bluff scrub, coastal prairie; located on sandy to gravelly substrate close to rocks of bluff faces. Typically located in nutrient poor areas with sparse vegetation cover. Elevation range: 0 - 150 meters. Blooms: May - July.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.

Rank 2B
A perennial rhizomatous herb found in bogs and fens, closedcone coniferous forests, coastal prairie, meadows, marshes and swamps; located in drier area of swamps, bogs and marsh margins. Elevation range: 90 - 335 meters. Blooms: May - August.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.
35 SPECIES STATUS* HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN

STUDY AREA
SURVEY

RESULTS
Lyngbye's sedge
Carex lyngbyei
deceiving sedge
Carex saliniformis
Humboldt Bay owl's-clover
Castilleja ambigua var.
humboldtiensis
Mendocino Coast paintbrush
Castilleja mendocinensis
Oregon goldthread
Coptis laciniata
Rank 1B
A perennial hemiparasitic herb found in coastal bluff scrub, coastal scrub, coastal prairie, closed-cone coniferous forest, coastal dune; typically located on open sea bluffs and cliffs.

Elevation range: 0 - 160 meters. Blooms: April - August.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 4.2
A perennial rhizomatous herb found in meadows and seeps, North coast coniferous forests, wetlands and streambanks.

Elevation range: 500 - 2000 meters. Blooms: February -
November
No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B
A perennial rhizomatous herb found in coastal prairie, coastal scrub, marsh & swamp, meadow & seep, pond shores and wet openings. Elevation range: 3 - 320 meters. Blooms: May - July.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 2B
An annual semiparasitic herb ound in marsh and swamp, salt marsh, wetland. Elevation range: 0 - 3 meters. Blooms: April - August.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.

Rank 2B
A perennial rhizomatous herb found in marshes and swamps, brackish or fresh water. Elevation: 0 - 10 meters. Blooms: May - July.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.
36 SPECIES STATUS* HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN

STUDY AREA
SURVEY

RESULTS
Mendocino dodder
Cuscuta pacifica var.
papillata
swamp harebell
Eastwoodiella californica
supple daisy
Erigeron supplex
bluff wallflower
Erysimum concinnum
coast fawn lily
Erythronium revolutum
Rank 2B
A perennial bulbiferous herb found in closed-cone coniferous forest, coastal prairie, coastal scrub, broadleaf upland forests and North Coast coniferous forests; typically located on sandy soils, often in raised hummock or bogs and roadside ditches. Elevation range: 0 - 1600 meters. Blooms: March - August.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 1B A perennial herb found on coastal bluff scrub, coastal prairie.

Elevation range: 10 - 50 meters. Blooms: May - July.

Moderate Potential. The
Study Area has
appropriate habitat and
Not Present. No
individuals were
identified during
Rank 1B An annual/perennial herb found on cliffs, coastal bluffs, dunes and prairies. Elevation: 0 - 185 meters. Blooms: March - June.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.

Rank 1B An annual parasitic vine found on coastal dunes. Elevation range:
0 - 50 meters. Blooms: June - October.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.

Rank 1B
A perennial rhizomatous herb found in bogs and fens, closedcone coniferous forests, coastal prairie, meadows, freshwater marsh, North coast coniferous forests, typically located in wetlands within a varieity of surrounding habitats. Elevation range: 1 - 405 meters. Blooms: June - October.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.
37 SPECIES STATUS* HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN

STUDY AREA
SURVEY

RESULTS
Roderick's fritillary
Fritillaria roderickii
Pacific gilia
Gilia capitata ssp. pacifica
American manna grass
Glyceria grandis
short-leaved evax
Hesperevax sparsiflora var.
brevifolia
pygmy cypress
Hesperocypress pygmaea
Point Reyes horkelia
Horkelia marinensis
Rank 1B A perennial herb found on sandy coastal flats. Elevation: 5 - 755 meters. Blooms: May - September
No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.

Rank 1B
An annual herb found in coastal bluff scrub, coastal dune; located on sandy bluffs and flats near the immediate coastline. Elevation range: 0 - 215 meters. Blooms: March - June.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.

Rank 1B
A perennial evergreen tree found in a closed-cone coniferous forest; located on podzol-like soils (Blacklock series). Elevation range: 30 - 600 meters.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B
An annual herb found in the chapparal, coastal bluff scrub, coastal prairie, valley and foothill grasslands. Elevation: 5 - 1665 meters. Blooms: April - August
Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 2B
A perennial rhizomatous herb found in bogs and fens, meadows and seeps, marshes and swamps, especially streambanks and lake margins. Elevation range: 15 - 1980 meters. Blooms: June - August.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.

Rank 1B
A perennial bulbiferous herb found in coastal bluff scrub, coastal prairie and valley and foothill grasslands. Elevation range: 15 - 400 meters. Blooms: March - May.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.
38 SPECIES STATUS* HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN

STUDY AREA
SURVEY

RESULTS
thin-lobed horkelia
Horkelia tenuiloba
island tube lichen
Hypogymnia schizidiata
small groundcone
Kopsiopsis hookeri
Baker's goldfields
Lasthenia californica ssp.
bakeri
perennial goldifelds
Lasthenia californica ssp.
macrantha
Rank 1B
A perennial herb found in closed-cone coniferous forests, coasts scrub; located in openins in scrub and coastal forest habitat.

Elevation range: 60 - 250 meters. Blooms: April - October No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B
A perennial herb found in coastal bluff scrub, coastal dune, and coastal scrub. Elevation range: 0 - 500 meters. Blooms: January - November.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
Not Present. No
individuals were
identified during
protocol level
Rank 1B
A foliose lichen found on barks and wood of hardwoods and conifers in closed-cone coniferous forest and chapparal areas.

Elevation range: 360 - 405 meters.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 2B
A perennial rhizomatous herb, often parasitic, found in north coast coniferous forests. Elevation range 90 - 885 meters.

Blooms: April - August.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B
A perennial herb found in mesic, sandy openings in broadleafed upland forest, chaparral, valley and foothil grasslands. Elevation range: 50 - 500 meters. Blooms: May - August.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.
39 SPECIES STATUS* HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN

STUDY AREA
SURVEY

RESULTS
Contra Costa goldfields
Lasthenia conjugens
marsh pea
Lathyrus palustris
coast lily
Lilium maritimum
marsh microseris
Microseris paludosa
Wolf's evening-primrose
Oenothera wolfii
white-flowered rein orchid
Piperia candida
Rank 1B
A perennial herb that grows in sandy usually mesic soil. Coastal bluff scrub, coastal dunes, coastal prairie, lower montane coniferous forests. Elevation range: 3 - 800 meters. Blooms:

May - October.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 1B
A perennial herb that sometimes exists in serpentine soil. Broad leaved upland forest, lower montane coniferous forest, North coast coniferous forests. Elevation range: 30 - 1310 meters.

Blooms: March - May.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B
A perennial bulbiferous herb found in closed-cone coniferous forest, coastal prairie, coastal scrub, broadleaf upland forests and North Coast coniferous forests; typically located on sandy soils, often in raised hummock or bogs and roadside ditches. Elevation range: 5 - 475 meters. Blooms: May - August.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 1B
A perennial herb found in closed-cone coniferous forests, cismontane woodland, coastal scrub and valley and foothill grasslands. Elevation range: 5 - 355 meters. Blooms: April - July.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 1B
An annual herb found in mesic habitats; cismontane woodland, alkaline playas, valley and foothill grasslands and vernal pools.

Elevation range: 0 - 470 meters. Blooms: March - June.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 2B
A perennial herb found in bogs and fens, coastal prairie, coastal scrub, lower montane coniferous forest, marsh and swamp, north coast coniferous forest, wetlands. Elevation: 1 - 100 meters.

Blooms: March - August.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
40 SPECIES STATUS* HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN

STUDY AREA
SURVEY

RESULTS
Nuttall's ribbon-leaved
pondweed
Potamogeton epihydrus
Point Reyes checkerbloom
Sidalcea calycosa ssp
rhizomata
maple-leaved checkerbloom
Sidalcea malachroides
purple-stemmed
checkerbloom
Sidalcea malviflora ssp.
purpurea
Hoffman's bristly
jewelflower
Streptanthus glandulosus
ssp. Hoffmanii
Rank 1B
An annual herb found in often serpentinite soils in chaparral, cismontane wooldand and valley and foothill grasslands.

Elevation range: 120 - 475 meters. Blooms: March - July.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 4.2
A perennial herb often found in disturbed areas. Broad leaved upland forest, coastal prairie, coastal scrub, north coast coniferous forests, ripairan woodland. Elevation range: 0 - 730 meters. Blooms: March - August.

High Potential. The
Study Area has
appropriate potential
and this species has
been identified in the
proximity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 1B
A perennial rhizomatous herb that lives in broad leaved upland forest and coastal prairies. Elevation range: 15 - 85 meters.

Blooms: May - June.

Moderate Potential. The
Study Area has
appropriate habitat and
this species has been
identified in the vicinity.

Not Present. No
individuals were
identified during
protocol level
surveys.

Rank 2B
A perennial rhizomatous aquatic herb found in assorted shallow freshwater marshes and swamps. Elevation range: 369 - 2172 meters. Blooms: June - September.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B
A perennial rhizomatous herb found in freshwater marshes and swamps located near the coast. Elevation range: 3 - 75 meters.

Blooms: April - September.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.
41 SPECIES STATUS* HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN

STUDY AREA
SURVEY

RESULTS
twisted horsehair lichen
Sulcaria spiralifera
Santa Cruz clover
Trifolium buckwestiorum
Monterey clover
Trifolium trichocalyx
Methuselah's beard lichen
Usnea longissima
Rank 4.2
A fruticose lichen found on tree branches, usually on old growth hardwoods and conifers, broad leaved upland forest, north coast coniferous forests. Elevation range: 50 - 1460 meters. Blooms:
unknown.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B
An annual herb found in gravelly margins of broadleafed upland forests, cismontane woodland and coastal prairie. Elevation range: 105 - 610 meters. Blooms: April - October.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B
An annual herb that lives in closed-cone coniferous forest (sandy openings, burned areas). Elevation range: 30 - 305 meters.

Blooms: April - June.

No Potential. The Study
area is located below the
elevation for this
species.

Not Present.

The Study Area
is below the
accepted
elevation range
for this species.

Rank 1B An epiphytic furticose lichen found in the immediate coastal coniferous forest. Elevation range: 0 - 90 meters.

No Potential. The Study
Area lacks suitable
habitat for this species.

Not Present. No
suitable habitat
exists for this
particular
species.
42 SPECIES STATUS HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN STUDY
AREA
northwestern pond turtle
Actinemys marmorata
Point Areana mountain
beaver
Aplodontia rufa nigra
Sonoma tree vole
Arborimus poma
Proposed
Threatened
This species is in decline throughout most of its range.

It is diurnal and aquatic, found in ponds lakes, rivers, streams, creeks, marshes and irrigation ditches with
abundant vegetation, and either rocky or muddy
bottoms, in woodland, forest and grassland. Logs,
rocks, cattail mats and exposed banks are required for
basking. May enter brackish water and even sea
water.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Endangered
Burrow sites are typically found on moist and steep
north facing slopes or gullies with well-drained and
friable soil. Studies suggest that the most important
factors in habitat use are cool thermal regime,
adequate soil drainage and softness and abundant
food supply and a high percentage of cover of lush
herbaceous and small diameter woody plants. Found
in mesic coastal scrub, nortern dune scrub, the edges
of conifer forest and riparian plant communities.

Moderate Potential.

Area was surveyed for
PAMB, with no
individuals or evidence
of habitation in the
Study Area.

Decreasing
Inhabits northwestern California, from Freestone,
Sonoma County north through Mendocino, Humboldt
and western Trinity counties to the south fork of the
Smith River, Del Norte County. Habitat consists of
mixed evergreen forests, wet and mesic old growth
Douglas fir forests. Nests in trees 2 - 50 meters above the ground.

No Potential. The
Subject Property has no
suitable habitat for this
species.
43 SPECIES STATUS HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN STUDY
AREA
Pacific tailed frog
Ascaphus truei
Obscure bumble bee
Bombus caliginosus
Western bumble bee
Bombus occidentalis
marbled murrelet
Brachyramphus
marmoratus
Least Concern
Range includes Cascade Mountains and Pacific coastal
areas of North America. Can be found in clear, cold,
swift-moving mountain streams with course
substrates. Primarily in older forest sites, requires
microclimate conditions that are more common in
older forests.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Vulnerable
Range includes Mediterranean California and the
Pacific coast. Inhabits open grassy coastal prairies and coast range meadows. Nesting occurs underground as
well as above ground in abandoned bird nests.

Moderate Potential.

The Study Area has
appropriate habitat and
individuals were
identified during
protocol level surveys
Decreasing
Occurs along the West Coast and Mountain West of
North America from Arizona, New Mexico and
Mediterranean California, north through the Pacific
Northwest. This species nests underground in cavities
such as old squirrel and other animal nests.

Moderate Potential.

The Study Area has
appropriate habitat but
no individuals were
identified during
protocol level surveys.

Endangered
Occurs in California, Oregon, Washington, British
Colombia, south-east Alaska, Prince William Sound,
Kenai Peninsula, Lower Cook Inlet, Barren Islands,
Afognack and Kodiak Islands amongst other locations.

Nests in old-growth and older-aged trees; forested
areas with multiple canopy layers and high moss
abundance are strongly preferred.

No Potential. The
Subject Property has no
suitable habitat for this
species.
44 SPECIES STATUS HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN STUDY
AREA
Rhinoceros auklet
Cerorhinca monocerata
Townsend's big-eared bat
Corynorhinus townsendii
Monarch - California
overwintering population
Danaus plexippus pop. 1
California giant salamander
Dicamptodon ensatus
Least Concern
Found in the north Pacific and breeds from California
to the Aleutian Islands. This species can be found both offshore and along sea coasts and islands. Breeds on
maritime and inland grassy slopes.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Least Concern Found in a variety of locations that range from coniferous forests and woodlands, deciduous riparian
woodland, semi-desert and montane shrublands. The
most common is evergreen forests.

Moderate Potential.

The Study Area has
appropriate habitat but
no individuals were
identified during
protocol level surveys.

Near Threatened
Found in trees and shrubs, ares with milkweed
present, flowering plants with high nectar contact.

Overwintering areas tend to be dominated with
eucalptus trees.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Near Threatened
Found in west-central California. Occurs from Sonoma
and Napa counties south to Santa Cruz and Monterey
counties. Adults are found in humid forests under
rocks and logs near mountain streams or rocky shores
of mountain lakes.

No Potential. The
Subject Property has no
suitable habitat for this
species.
45 SPECIES STATUS HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN STUDY
AREA
North American porcupine
Erthizon dorsatum
Tidewater goby
Eucyclogobius newberryi
Stellar sea lion
Eumetopias jubatus
tufted puffin
Fratercula cirrhata
Pomo bronze shoulderband
Helminthoglypta arrosa
pomoensis
None
Occurs in the southern half of Canada, and northern
and western United States, as well as scattered
populations throughout the eastern US. Found in a
wide variety of habitats including dense forests, tundra grasslands and destert shrub communities.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Near Threatened
Range includes discrete brackish coastal lagoons and
coastal creeks in California from Tillas Slough to
Cockleburr Canyon. Occurs in small coastal lagoons,
lower reaches of streams, and uppermost portions of
large bays. Occurs in fresh to brackish water.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Endangered Found in cold waters of the Pacific Ocean on rookeries and near haul outs.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Decreasing This species has a very large range, including islands and rocky outcroppings along the coastlines.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Critically imperiled Range is heavily redwood-timbered canyons of Mendocino County.

No Potential. The
Subject Property has no
suitable habitat for this
species.
46 SPECIES STATUS HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN STUDY
AREA
Gualala roach
Hesperoleucus parvipinnis
pink salmon
Oncorhynchus gorbuscha
Coho salmon - central
California coast ESU
Oncorhynchus kisutch pop

4. This species is capable of adapting to varying habitats from coastal streams to mountain foothill streams.

They are predominately found in small warm streams
but are capable of thriving in larger colder streams
with diverse conditions. They may actually occupy
several different habitat types within a single
drainage. Extreme tolerance includes temperatures
ranging from 30 - 35 degrees Celsius and dissolved
oxygen levels are as low as 1-2 ppm.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Critically imperiled
Adult pink salmon return to fresh water, usually a
natal stream, from June - September and spawn midJuly through October in lower reaches or intertidal zones of coastal streams.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Threatened
This species typically inhabit small coastal streams, as well as larger rivers, such as the Klamath River
system, where they are currently found as far
upstream as Iron Gate Dam and the Shasta River.

Coho salmon in northern California coastal streams are
typiclaly associated with low gradient reach of
tributary streams, which provides suitale spawning
areas and good juvenile rearing habitat.

No Potential. The
Subject Property has no
suitable habitat for this
species.
47 SPECIES STATUS HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN STUDY
AREA
Steelhead - northern
California DPS
Oncorhynchus mykiss
irideus pop 49
lotis blue butterfly
Plebejus anna lotis
Northern red-legged frog
Rana aurora
Foothill yellow-legged frog
Rana boylii
Threatened
Adult steelhead have been reported to spawn in
substrates from 0.2 to 4.0 inches in diameter. Based
on the Bovee (1978) classification, steelhead utilize
mostly gravel-sized material for spawing but will also
use mixtures of sand-gravel and gravel-cobble.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Endangered This species probably occurred in wet meadows and sphagnum willow bogs.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Least Concern
Range extends from southwestern British Colombia to
northwestern California. In vicinity of quiet permenant waters of streams, marshes or ponds. Sometimes
found in damp woods and meadows some distance
from water. Occurs in sites with dense vegetation
close to water and some shading.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Decreasing
Range extends from Pacific drainages from the upper
reaches of the Willamette River system to the San
Gabriel River. Inhabits partially shaded, rocky streams at low to moderate altitudes in areas of chaparral,
open woodland and forest.

No Potential. The
Subject Property has no
suitable habitat for this
species.
48 SPECIES STATUS HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN STUDY
AREA
California red-legged frog
Rana draytonii
Southern torrent
salamander
Rhyacotriton variegatus
Decreasing
Range extends from southern Mendocino County to
northernwestern Baja California. Inhabits in or near
quiet permanent water of streams, marshes, ponds,
lakes and other quiet bodies of water.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Stable
Range extends from southern Mendocino County
through Polk, Tillamook and Yamhill counties, Oregon.

Inhabits coastal coniferous forests in small, cold, clear high-gradient mount streams and spring seepages.

No Potential. The
Subject Property has no
suitable habitat for this
species.
49 SPECIES STATUS HABITAT REQUIREMENTS

POTENTIAL TO

OCCUR IN STUDY
AREA
Behren's silverspot
butterfly
Speyeria zerene behrensii
Red-bellied newt
Taricha rivularis
Least Concern
Range extends from Honeydew, Humboldt County to
the Russian River, Sonoma County. Inhabits mountain
streams and rivers in coastal woodlands and redwood
forests.

No Potential. The
Subject Property has no
suitable habitat for this
species.

Endangered
An occupied or potential site must have two key
resources: 1) caterpillar host plants; and 2) adult
nectar sources. Distribution of the Behren's silverspot butterfly is highly dependent on these resources.

Coastal terrace prairie is a dense grassland dominated
by perennial grasses, on sandy loam soils on marine
terraces below about 330 meters elevation and within
the zone of coastal fog. In addition to perennial and
annual grasses, the coastal prairie vegetation includes bracken ferns and woody shrubs and trees such as
coyote brush, red alder, salal, and conifers. Violets, in particular the early blue violet, need to be present, as they are the butterfly's larval host plant. Nectar
sources need to be available for foraging adults during the summer flight period. In addition to availability of violets and nectar plants, areas with shelter from wind may affect habitat suitability. The coastal prairies
within the species range are frequently windy during
the butterfly flight season, with winds predominantly
from the northwest. Trees and large shrubs, as well
as topographic features, can provide sheltered pockets, where microclimates are more favorably flight and
essential activities during windy periods.

No Potential. The
Subject Property has no
suitable habitat for this
species.
50 Appendix B
Plant Species Observed In Study Area
51 Family Scientific name Common name Life form Origin
Rare
Status
Invasive
Status
Adoxaceae Sambucus nigra subsp. Caerulea blue elderberry perennial shrub native Alliaceae Amaryllis belladonna Naked lady perennial bulb non-native -- Apiaceae Daucus pusillus American wild carrot annual forb native -- -- Apiaceae Cardamine californica poison hemlock perennial herb non-native -- moderate Apiaceae Sanicula ssp. Sanicula spp. (spp unk) perennial herb Apiaceae Sanicula crassicaulis sanicule perennial forb native Aquifoliaceae Ilex aquifolium English ivy evergreen shrub non-native -- -- Asphodelaceae Kniphofia uvana redhot pocker bulb non-native Asteraceae Achillea millefolium common yarrow perennial forb native -- -- Asteraceae Baccharis pilularis coyote bush evergreen shrub native -- -- Asteraceae Cirsium vulgare bull thistle perennial forb non-native -- moderate Asteraceae Leontodon saxatilis hawkbit annual forb non-native -- -- Asteraceae Carduus pycnocephalus italian thistle annual herb non-native -- moderate Asteraceae Cirsium quercetorum brownie thistle perennial herb native -- -- Asteraceae Delairea odorata Cape ivy perennial forb non-native Blechnaceae Blechnum spicant deer fern pterodphyte native Boraginaceae Symphytum x uplandicum Russian comfrey perennial herb naturalized Brassicaceae Cardamine californica milk maids perennial forb native -- -- Brassicaceae Rorippa austriaca Austrian field-cress perennial herb naturalized Caryophyllaceae Stellaria media Chickweed annual herb non-native -- Cupressaceae Hesperocyparis macrocarpa Monterey cypress evergreen tree native Cupressaceae Sequoia sempervirens redwood evergreen tree native Dennstaedtiaceae Pteridium aquilinum var. pubescens bracken fern perennial fern native -- -- Dryopteridaceae Polystichum munitum sword fern perennial fern native -- -- Ericaceae Gaultheria shallon salal evergreen shrub native Ericaceae Rhododendron columbianum western Labrador tea evergreen shrub native Euphorbiaceae Euphorbia rigida gopher plant perennial herb non-native Fabaceae Vicia sativa garden vetch annual forb non-native -- -- Fabaceae Vicia americana American vetch perennial herb native Fabaceae Vicia benghalensis Purple vetch annual herb non-native -- Fabaceae Lupinus arboreus Yellow bush lupine perennial shrub native -- -- Fabaceae Trifolium wormskioldii cows clover perennial forb native 52 Family Scientific name Common name Life form Origin
Rare
Status
Invasive
Status
Fabaceae Acacia Spp. Acacia evergreen tree non-native
Geraniaceae Geranium dissectum cutleaf geranium annual forb non-native -- moderate Iridaceae Iris douglasiana Douglas' iris perennial forb native -- -- Iridaceae Sisyrinchium californicum yellow eyed grass perennial herb native Lamiaceae Stachys ajugoides hedge nettle perennial forb native -- -- Lamiaceae Stachys rigida var. quercetorum rough hedge nettle perennial forb native -- -- Lamiaceae Mentha pulegium penny royal perennial herb non-native -- moderate Lamiaceae Prunella vulgaris var. vulgaris self-heal perennial herb non-native Malvaceae Sidalcea oregano Oregon checkermallow perennial herb non-native Marchantiaceae Marchantia polymorpha common liverwort perennial native Montiaceae Claytonia perfoliata miner's lettuce annual forb native -- -- Myricaceae Morella califonica wax myrtle perennial tree native -- -- Myrtaceae Eucalyptus globulus blue gum perennial tree non-native -- -- Mysinaceae Anagallis arvensis pimpernel annual forb non-native -- -- Namaceae Eriodictyon californicum California Yerba Santa perennial shrub native Narcisseae Narcissus poeticus daffodil bulb non-native
Onagraceae Epilobium canum California fuschia perennial herb native Oxalidaceae Oxalis oregana redwood sorrel perennial herb native Oxalidaceae Oxalis oregana wood sorrel perennial herb native Pinaceae Pinus muricata Bishop pine evergreen tree native -- -- Pinaceae Pinus radiata Monterey pine evergreen tree native Rank 1B limited Pinaceae Pseudotsuga menziessi doug fir evergreen tree native -- -- Plantaginaceae Plantigo lanceolata English plantain perennial forb non-native -- limited Plataginaceae Digitalis purpurea Foxglove perennial herb non-native -- limited Poaceae Aira caryophyllea silver hair grass annual graminoid non-native -- assessed Poaceae Anthoxanthum odoratum sweet vernal grass perennial graminoid non-native -- moderate Poaceae Bromus cartharticus rescue grass perennial graminoid non-native -- -- Poaceae Bromus diandrus ripgut brome annual graminoid non-native -- moderate Poaceae Cynosurus echinatus annual dogtail grass annual graminoid non-native -- moderate Poaceae Holcus lanatus common velvet grass perennial graminoid non-native -- moderate Poaceae Briza maxima rattlesnake grass annual graminoid non-native -- limited Poaceae Briza minor little rattlesnake grass annual grass non-native -- -- 53 Family Scientific name Common name Life form Origin
Rare
Status
Invasive
Status
Poaceae Bromus sterilis Sterile brome annual grass non-native -- -- Poaceae Avena fatua wild oat annual herb non-native -- naturalized Poaceae Agrostis scabra rough bent grass annual grass native -- -- Poaceae Hordeum jubatum subsp. Jubatum foxtail barley annual grass non-native -- naturalized Poaceae Avena barbata slender oat annual grass non-native -- -- Poaceae Bromus cartharticus rescue grass perennial graminoid non-native Poaceae Bromus diandrus ripgut brome annual graminoid non-native Poaceae Bromus laevipes Chinook brome perennial graminoid native Poaceae Cynosurus echinatus annual dogtail grass annual graminoid non-native Poaceae Dactylis glomerata orchard grass perennial graminoid non-native Poaceae Danthonia californica California oatgrass perennial graminoid non-native Poaceae Festuca bromoides brome fescue perennial graminoid non-native Poaceae Festuca idahoensis Idaho fescue perennial graminoid non-native Poaceae Festuca myuros rattail fescue perennial graminoid non-native Poaceae Festuca perennis Italian rye grass annual graminoid non-native Poaceae Festuca rubra red fescue perennial graminoid native Poaceae Bromus diandrus great brome annual forb non-native Poaceae Briza maxima rattlesnake grass annual graminoid non-native -- limited Poaceae Briza minor little rattlesnake grass annual grass non-native -- -- Poaceae Bromus sterilis Sterile brome annual grass non-native -- -- Poaceae Bromus diandrus great brome annual forb non-native Poaceae Briza maxima rattlesnake grass annual graminoid non-native -- limited Poaceae Briza minor little rattlesnake grass annual grass non-native -- -- Poaceae Bromus sterilis Sterile brome annual grass non-native -- -- Poaceae Bromus hardaceus soft brome annual grass non-native Poaceae Bromus maritimus seaside brome annual grass native Poaceae Hordeum brachyantherum meadow barley annual grass native Polygonaceae Rumex acetosella common sheep sorrel perennial forb non-native -- moderate Rhamnaceae Frangula californica subsp. Californica coffeeberry annual herb native -- -- Rosaceae Fragaria chiloensis beach strawberry perennial forb native -- -- Rosaceae Fragaria vesca wood strawberry perennial herb native Rosaceae Rosa californica California rose perennial shrub native -- -- 54 Family Scientific name Common name Life form Origin
Rare
Status
Invasive
Status
Rosaceae Rosa spp. cultivated rose perennial shrub non-native Rubiaceae Galium aparine common bedstraw annual forb native -- -- Rubiaceae Galium trifidum ssp. Columbianum three-petal bedstraw perennial forb native -- -- Rubiaceae Galium mollugo Hedge bedstraw annual herb non-native -- -- Rubiaceae Galium californicum California bedstraw perennial forb native Rubiaceae Galium trifidum ssp. Columbianum three-petal bedstraw perennial forb native Rubiaceae Galium bolanderi Bolander's bedstraw perennial herb native Solanaceae Solanum douglasii Douglas' nightshade perennial herb native -- -- 55 Appendix C
Animal Species Observed in the Study Area
56 Scientific Name Common Name
Odocoileus hemionus hemionus deer scat x
Pieris rapae cabbage white x
Bombus caliginosus obsure bumble bee x
Callipepla californica California quail x
Aphelocoma californica California scrub jay x
Ariolimax columbianus Pacific banana slub x
57 Appendix D
Site Visit Review
58 59
60 61
62 63
64 65
66 67
68 69
70 Appendix E
Site Photos
71 72
73 74
75 76
77 78
79 Appendix F
Point Arena Mountain Beaver
Correspondence
80 From: Parker, Matthew C [email protected]
Subject: Re: [EXTERNAL] PAMB Survey 130 W. Lake Street, Point Arena CA Date: June 26, 2025 at 4:51PM
To: Sarah Bradley [email protected]
Hi Sarah,
The survey information you provided for is accurate. Based on the lack of detections and thoroughness of the presence/absence survey extending well beyond the project footprint, it is unlikely that the proposed project at 130 W. Lake Street (APN 027-081-04-00) will result in take (as defined by the Federal Endangered Species Act) of the endangered Point Arena mountain beaver. The survey results should be valid for 2 years based on our Draft Point Arena mountain beaver standard protection measures for “no-take” determinations.

Please let me know if you need additional information from me.

Many Thanks,
Matt
Matt Parker
Fish & Wildlife Biologist | Transportation Liaison
US Fish and Wildlife Service
Arcata Fish and Wildlife Office
Office: 707-825-5108
Email: [email protected]
From: Sarah Bradley <[email protected]>
Sent: Thursday, June 26, 2025 11:35 AM
To: Parker, Matthew C <[email protected]>
Subject: [EXTERNAL] PAMB Survey 130 W. Lake Street, Point Arena CA This email has been received from outside of DOI - Use caution before clicking on links, opening attachments, or responding.

Hi Matt,
On April 8, 2025 we did a PAMB survey with you and Greg on the property located at 130 W. Lake Street (APN 027-081-04-00). At that time, we found no evidence of PAMB in the area surveyed. On May 19, 2025, John Huff and myself surveyed the remaining areas as suggested by Greg Schmidt; we checked all log areas for potential occupancy as well as around the vegetation on the edge of the hillside.

Over the course of both dates, we surveyed approximately 2.30 acres.

Would you please provide the necessary correspondence verifying the veracity of this survey? Thank you,
Sarah
Sarah Bradley
CEO/Principal Biologist
Dark Gulch LLC
Dark Gulch Environmental Consulting
Dark Gulch Water Works
PO Box 14
Fort Bragg CA 95437
DarkGulch.com
[email protected]
(707)734-0922
Contractors License #1118278
General A & C-12
81

Point Arena City CouncilFebruary 17, 2026

Point Arena City Council
February 17, 2026