Point Arena City Council
July 21, 2026

STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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APPLICANT: City of Point Arena
451 School Street
Point Arena, California 95468
OWNERS: City of Point Arena
451 School Street
Point Arena, California 95468
AGENTS: City of Point Arena
REQUEST: Coastal Development Permit (CDP 2025-4) and Use Permit (UP 2025-1) to:
1) Construct a seasonal (May to October) ten-site low-cost campground in the Rockwall Property consisting of three RV parking spaces, a Campsite Manager’s RV, and seven tent camping spaces. The City would own three Tiny Homes or Park Model RV’s, purchased with Coastal Conservancy funds, for lowcost visitor serving accommodations in the three “RV spots.” These Tiny Homes will be low cost and will include a bedroom (no kitchen or bathroom facilities). This parcel was formerly utilized as a manufactured home park and is currently utilized for unpermitted boat storage, fishing equipment storage and event parking. 2) Demolish an existing 550 SF restrooms in the “Rockwall” property and replace it with a 528 SF restroom/showers building to serve the campground. The new restroom would be in the same footprint as the existing restroom.
3) Remove various abandoned heavy equipment from the Rockwall Property which is located less than 50 feet from Arena Creek. 4) Demolish a 400 SF existing shed in the Arena Cove parking lot and replace it with a new 480 SF metal shed; install two commercial ice machines in the shed; install a new emergency generator and propane fuel source for the generator; and relocate the boat washing station from the north side to the west side of the shed.

The shed will be elevated an additional 6 inches on a new foundation. A 4-foot high concrete wall will be built along the west face of the shed and the west and south face of generator/propane tank. Additionally, the access door will be relocated from the west to the south side of the building to allow the boat wash facility to be relocated to the west side of the shed. Replace/rebuild the electrical distribution panels and controllers that serve the existing pier, the sewer lift station, and the tsunami warning siren.
5) Remove the City’s 900 SF community recycling area from the Arena Cove parking lot and reuse this area for the emergency generator/propane tank and access to the green shed.
6) Use of a temporary storage and construction staging area for the Arena Pier Rehabilitation project. The staging area would be located on the eastern end of the Pier Parking Lot. This area would STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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be fenced for about four summer months during the pier
rehabilitation project.
7) Install a new signage system for Arena Cove, including interpretive signs, safety signs, wayfinding signs, a sign for the Campground and a sign for Arena Cove Park.
9) Install safety fencing and habitat protective fencing at Arena Cove Park.
10) Legalize the existing unpermitted use of the Rockwall Property for fall, winter and spring boat storage.
11) Use of the campground facility during the off season for occasional City sponsored event parking.

LOCATION: In the Coastal Zone, in the City of Point Arena, Mendocino County, at the terminus of Port Road, Point Arena, CA
See Attachment 1: Location Map.

APPEALABLE AREA: Appealable
TOTAL ACREAGE: APNs: 027-041-46 (4.8 acres), 027-041-45 (1.8 acres), 027-041- 41 (2.1 acres)
GENERAL PLAN: Harbor Commercial (HC)
ZONING: Harbor Commercial (HC)
EXISTING LAND USE(S): APNs: 027-041-46 (4.8 acres) - Bathroom, Boat storage, public park.
027-041-45 (1.8 acres) – Arena Cove Park, Arena Creek
027-041-41 (2.1 acres) – Public parking, Port Road, Green Shed, public signage, boat washing station, community recycling area, sewer lift station, bioswale, picnic tables and Point Arena Pier approach.

ADJACENT LAND
USE(S):

North: Bureau of Land Management's (BLM) Point ArenaStornetta Unit, Various Visitor Serving uses (hotels, B&B, restaurants, retail, storage buildings, vacant buildings.

South: Open space, Arena Creek
East: Undeveloped open space
West: Arena Creek, Arena Cove Park, Beach, Pier, Ocean.

ENVIRONMENTAL
DETERMINATION:

A Mitigated Negative Declaration has been prepared and circulated for this project. State clearinghouse number 2025120870.

PROJECT DESCRIPTION: See above under request.

APPEALS: This project is appealable to the Coastal Commission.

STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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CITY COUNCIL’S ACTION:

City Council will need to consider two actions in the following sequence:

1. Consider adoption of a resolution approving the Mitigated Negative Declaration for the Arena Cove Campground Project.

2. Consider adoption of a resolution approving the Use Permit, Coastal Development Permit and Variance for the Arena Cove Campground Project. The Planning Permits cannot be approved unless and until the MND is approved. • City Council may approve all or a portion of the proposed project’s planning permits. For example, if the City Council does not want to proceed with the campground, the City Council can approve the CDP for all components of the project except for the campground. Likewise, if the City wants to retain the recycling facility in the harbor that portion of the project could be removed from the CDP.
• Approval of the MND and the CDP for the project does not commit the City to undertaking the project. However, approval of the permits (CDP, UP and Var) is necessary to obtain funds for project construction from the Coastal Conservancy.

After the Council Decision. Additionally, after the close of the public hearing and if the City Council approves the project, staff is seeking direction regarding the funding, scope, and timing of components of the project.
a. The Coastal Conservancy does not have funding at this time for the Tiny Homes/park model RVs components of this project. Does the City Council want to proceed with a grant request for a “tent only” campsite at this time and then depending on how that goes, proceed with a later funding request for the Tiny Homes component?
b. Would Council like to proceed with the campground project in 2027 recognizing that the Pier will also probably be repaired in 2027, allowing for campsite operation in 2028? Or would council prefer to focus on the pier project in 2027 and proceed with the campground project in 2028? Staff seeks specific direction of various project components (see PowerPoint slides of Attachment 11):
a. Tiny Homes. Does the City Council want to include City-owned Tiny Homes in the campground. If yes which designs and features are preferred? b. Interpretive Panels. Does the City want to replace or rehabilitate existing interpretive panels on the pier? What styles of interpretive panel do you prefer for the various panel types?
c. Wayfinding Signage. Feedback on design?
d. Safety Signage. What general look do you prefer for the safety signage? e. Arena Cove Park Sign. What style would you prefer?
STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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STAFF RECOMMENDATION:

The proposed project, as conditioned and mitigated, is consistent with the applicable goals and policies and regulations of the Local Coastal Program (LCP) as described in further detail in this report, therefore staff recommends approval of the MND and all permits (CDP and UP for this project.

SUMMARY OF REFERRAL AGENCY COMMENTS:

Coastal Commission
California Dept. of Fish and Wildlife Provided extensive comments regarding potential impacts to wildlife, which have been incorporated into
the project description and the project special
conditions and mitigation measures. CDFW staff
requested a Wetland Delimitation which was provided
in May of 2026. See attached emails.

US Dept. of Fish and Wildlife Provided an extensive comment letter and consultation regarding potential impacts to PAMB
which have been incorporated into the mitigation
measures of the MND and the special conditions of
this permit. See attached letter.

California Coastal Commission Completed pre-referral site visit with City Planner.

Coastal Commission staff expressed concerns with
the possibility that the proposed visitor serving
accommodations would displace ocean dependent
uses (fishing boat storage). However, the utilization
of this area for boat storage has not been permitted
with a CDP and is therefore an existing illegal
unpermitted use additional the uses of this space will
occur at different seasons during the year. Coastal
Commission staff expressed concerns about the
potential for boat wash water from the existing boat
washing facility at the green shed inadvertently
flowing into Alder Creek. Coastal Commission staff
also expressed concern about the location of the
recycle station adjacent to Alder Creek. Finally
Coastal Commission staff requested a wetland
delineation for the project which has been completed.

State Coastal Conservancy Staff expressed strong support for the establishment of visitor serving facilities including a seasonal
campground, restrooms to serve the public and
campers, and overnight accommodations in
removable park model RVs owned by the City and
operated at the campground. Staff also expressed
support for better beach access, park access and
signage throughout the harbor.

Manchester Band of Pomo No comment.

Dept. of Public Works No comment.

STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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Water Board The water board indicated that the parking lot bioswale could be negatively impacted by wash water
from the boat washing station, so the City should
monitor the health of the bioswale plant population.

Project changes resulting from the agency consultation process. Through the consultation process, USFWS, CDFW and the Coastal Commission requested a number of changes to the project which either changed the scope of the project or required additional mitigations. Most of these recommendations were included in the MND as mitigation measures or have resulted in changes to the project description (definition) itself. The recommendations have been reiterated into a comprehensive Special Condition below so that all are effectively implemented as part of the project.

Special Condition 1. The project shall include the following components to further reduce impacts of the proposed project on natural communities.

1. Pre-construction environmental awareness training will be conducted by a USFWS (Service) approved biologist for all project workers prior to the initiation of work of the proposed project. The training will include a physical description of mountain beaver, California Red Legged Frogs and amphibians, identifying the suitable habitat within the project area, and proper application of these conservation measures that are applicable to campground construction.

2. If a mountain beaver or frog is observed in the action area, construction will cease until the animal has moved out of the action area of its own volition.

3. The Service will be notified within 48 hours of any observations of mountain beaver or frog within the project footprint.

4. Campground operations must implement the following measures when campground is open:
a. A campground host will always be present when campground is open to enforce all habitat protection measures, including the following rules.
b. No dogs or pets of any kind will be allowed in the campground at any time (service animals excluded but must be leashed). c. Prohibit all generators and amplified sound. Amplified sound will be considered any sound 70 decibels or louder.
d. All trashcans will be predator proof and will be emptied at least twice weekly when campground is open and once weekly when campground is closed.
e. All campground sites will be inspected for cleanliness after each use and any trash or food products will be cleaned.
f. No rodenticides, herbicides, or pesticides will be used in or around the campground at any time.
g. Parking spaces shall not face the south bluff as feasible. If parking faces must face the south buff, site signage shall direct campers to STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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back into their parking spaces so that headlights do not shine to the south buff and disturb PAMB.
h. Maximum campground daily occupancy shall be 4 campers per site and 40 campers for the entire campground.

5. USFWS -approved symbolic wildlife fencing (“state park’s split rail style”) will be installed along the campground, Cove Trail, and picnic areas to prevent campground users from impacting occupied mountain beaver habitat. Fencing will be installed in a manner that does not impact existing mountain beaver burrows and will not impede wildlife movement. A design and plan will be submitted to the Service for approval prior to the start of construction.

6. All staging areas and laydown areas for construction equipment shall occur only in these areas indicated on the project plans, namely the existing parking lot and the grassy meadow of the rock wall property.

Staging and laydown are not permitted in suitable mountain beaver habitat including the Cove Trail.

7. Heavy equipment will not be used on the Cove Trail that connects the Rockwall property to Arena Park.

8. The City will work with the service to create interpretive signs that inform campground and recreational users about the mountain beaver and the importance of leashing dogs. The interpretive signs will receive Service approval prior to being deployed for the proposed project.

9. No pets will be allowed anywhere in the action area during construction to eliminate the potential for disturbance or injury to, or death of, mountain beaver. Any stray domestic animals observed on-site shall be reported to animal control for immediate removal.

10.To minimize the risk of attracting potential mountain beaver predators (e.g., raccoons, skunks, foxes, dogs) to the construction area, all foodrelated trash will be disposed of in closed containers that should be removed from the action area at least twice per week during the construction period.

11.All personnel must stay out of occupied or unsurveyed suitable habitat, except for Service-approved biologists while they are conducting mountain beaver habitat assessments and presence-absence surveys.

Personnel are allowed to use the Cove Trail between Rockwall Property and Arena Park but must remain on the Cove Trail.

12.No rodent control measures (including lethal trapping and application of poison bait or fumigants) shall occur within 400 feet of occupied habitat or unsurveyed suitable habitat. However, baits intended to kill commensal rodents (i.e., rodenticides) near human structures that are less than 400 feet from active burrows or unsurveyed suitable habitat, can be used when placed in tamper resistant bait boxes placed in areas inaccessible to mountain beavers.

13.No herbicides or pesticides will be used during construction.

STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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14.To prevent people from accessing Arena Creek symbolic fencing will be placed at the edge of the riparian zone with a barrier at the base to prevent frogs moving into the campground area.

15.Onsite storage of pipes, conduits and other materials that could provide shelter for frogs, will be elevated off the ground, when not in use, to reduce the potential for animals to climb into the conduits and other materials.

16.To the maximum extent practicable, no construction activities will occur during rain events or within 24-hours following a rain event.

17.Plastic monofilament netting (erosion control matting), loosely woven netting, or similar material in any form will not be used at the project site because frogs can become entangled and trapped in them. Any such material found on site will be immediately removed. Materials utilizing fixed weaves (strands cannot move), polypropylene, polymer or other synthetic materials will not be used.

18.The parking lot bioswale plant population shall be monitored to determine if the water from the boat washing activity has a negative impact on the plants. If it does the boat washing station will be relocated back to the north side of the shed.

MITIGATED NEGATIVE DECLARATION
The Mitigated Negative Declaration was prepared and circulated for this project from December 15, 2025 through January 16, 2026. During the circulation period, CDFW and the Coastal Commission requested that a wetland delineation be prepared for the project.

The wetland delineation was completed in April of 2026 and determined that there are no Army Corp or Coastal Act wetlands located on the project site. Therefore, the MND was not recirculated because no new wetland related impacts were identified for the project.

No other comments were received regarding the MND circulation and comment period.

The MND includes a number of required mitigation measures which would reduce the environmental effects of this project to a less than significant level. All the mitigation measures have been incorporated into the project as a Special Condition below and are reiterated here for ease of understanding and context.

Special Condition 2: All Mitigation Measures from the project MND shall be implemented as part of the development and operation of this project, including the following:

Mitigation Measure AQ-1: The Project shall comply with the following mitigation measures set forth by the Mendocino County Air Quality Management District to control fugitive dust generated during construction activities:

1. All visibly dry disturbed soil and road surfaces shall be watered to minimize fugitive dust emissions.

2. Earth or other material tracked onto Port Road shall be removed promptly.

3. Approved chemical soil stabilizers shall be applied to exposed earth surfaces in inactive construction areas and exposed stockpiles (i.e., sand, gravel, dirt).

STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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4. Dust generating activities shall be limited during periods of high winds (over 15 mph).

5. Access of unauthorized vehicles onto the construction site during nonworking hours shall be prevented.

6. A daily log shall be kept of fugitive dust control activities.

Potential Impact 1: The proposed campground is located on disturbed land, predominately composed ruderal species. However, it is located within the 100-foot buffer for the riparian area and near known occurrences of Point Arena Mountain Beavers (PAMBs}. Potential direct impacts include encroachment into the riparian area, loss of vegetation and disturbance to an
endangered species.

Mitigation Measure Bio 1-1: Construct a sturdy "symbolic" fence at the edge of the riparian zone surrounding the south, east and west sides of the campground area.

Mitigation Measure Bio 1-2: Construct a study "symbolic" fence around the picnic table area to the west of the green shed. (Note the picnic area has been removed from the project).

Mitigation Measure Bio 1-3: Install signs with Campground Rules in several locations where appropriate. Campground rules will be as follows:

1. No dogs. No pets.

2. No RVs.

3. No generators.

4. No amplified sound.

5. Pack it in, pack it out.

6. 4 people max per campsite.

Mitigation Measure Bio 1-4: Campground will only be open April/May through September/October.

Mitigation Measure Bio 1-5: Where feasible, utilize the existing landscaped/developed areas for staging and laydown area for all construction materials and planning.

Mitigation Measure Bio 1-6: Reseed and/or replant with fast-growing native herbaceous species to reinforce areas of loosened soil.

Mitigation Measure Bio 1-7: Install interpretive signage on fence that discuss the potential impacts to Point Arena Mountain Beavers at both the campground and the picnic area.

Potential Impact Bio 2: Construction associated with the installation and/or replacement of utilities (e.g., water sewer and electrical lines} that has the potential to remove vegetation which buffer soil migration and erosion.

Mitigation Measure Bio 2-1: Implementation of standard erosion best management practices such as straw waddles, silt fencing, etc. to prevent sediment migration. Where feasible, conduct work during the dry season to reduce sediment migration.

Mitigation Measure Bio 2-2: Reseed and/or replant with fast-growing, native herbaceous species atop disturbed areas.

Mitigation Measure Bio 2-3: During construction, materials, including but not limited to lumber, concrete, finish wares, hand tools, power tools, generators, STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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vehicles, heavy equipment, should be lain down in areas such as the existing concrete pad and in areas that are designated by high visibility construction fencing and other signage to reduce impacts. Spill prevention devices should be utilized for all toxic liquids including but not limited to gasoline, diesel, motor oil, solvents and paints.

Mitigation Measure Bio 2-4: No herbicides will be used.

Potential Impact Bio 3: Construction associated with the proposed project has the potential to impact breeding birds during the nesting season. Impacts to breeding birds are prohibited by the Migratory Bird Treaty Act (MBTA}.

Mitigation Measure Bio 3-1: The bird breeding season typically extends from February to August. Ideally, the clearing of vegetation and the initiation of construction can be done in the non-breeding season between September and January. If these activities cannot be done in the non-breeding season, a qualified biologist shall perform pre-construction breeding bird surveys within 14 days of the onset of construction or clearing of vegetation and consult with CDFW. If active breeding bird nests are observed, no ground disturbance activities shall occur within a minimum 100-foot exclusion zone.

These exclusion zones shall remain in place around the active nest until all young are no longer dependent upon the nest. A biologist should monitor the nest site weekly during breeding season to ensure the buffer is sufficient to protect the nest side from potential disturbances.

Mitigation Measure CUL-1: In the event that an archaeological resource is encountered during future development of this property, the following actions shall be taken: 1) cease and desist from all further excavation and disturbances within 25 feet of the new discovery; 2) notify the Director of the Planning and Building Services Department within 24 hours of the discovery; and 3) retain a professional archaeologist to evaluate the find and negotiate a suitable course of action in consultation with the property owner, Planning Director, and any other parties of interest (e.g., Native Americans).

Mitigation Measure CUL 2 - In the event that human remains are encountered, all work must stop in the immediate vicinity of the discovered remains and the Mendocino County Medical Examiner, the Sheriff-Coroner, and a qualified archaeologist must be notified immediately to evaluate the remains. If the remains are deemed to be Native American and prehistoric, the Native American Heritage Commission must be contacted by the Coroner so that a “Most Likely Descendant” can be designated and further recommendations regarding treatment of the remains can be provided.

Mitigation Measure GEO-1: The Applicant shall submit a Soils Report with the Building Permit application for the components of the Project that require new construction. The Plan and Specifications for the foundations shall include consideration of soils in all engineering calculations per the State Building Code.

Mitigation Measure GEO-2: If paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities all ground disturbing activities shall halt and a qualified paleontologist shall be procured to evaluate the discovery and make treatment recommendations.

STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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Mitigation Measure Hydro-1. The applicant shall install Tsunami inundation warning signage at the entrance to the Campground and in the Port parking lot.

Mitigation Measure Noise-1: During construction of the project, noise above 60 decibels must occur only between the hours of 7 a.m. and 8 p.m. Any equipment used that exceeds a noise level of 86 decibels, such as a nail gun or bulldozer, shall be limited to weekdays between 8 a.m. and 5 p.m.

Mitigation Measure Parks-1: During Campground Operations an on-site campground manager will ensure that campers respect park operating hours. A campground rules sign will be added to the facility that includes the following rules: No dogs. No pets. No RVs. No generators. No amplified sound. Pack it in, pack it out. 6 people max per campsite. Open May to Sept only.

Mitigation Measure Parks-2: The Project shall include the installation of safety signage and fencing as illustrated in the site plan to reduce impacts from visitors on Coastal bluff erosion in Arena Cove Park and to protect human safety.

Mitigation Measure Fire-1 - The Project shall have an on-site campground manager to ensure that campfires are responsibly managed and doused when not in use. The campground shall include a fire-safety interpretive panel with fire-safety rules for campers.

The Campground shall include at least two readily identifiable fire extinguishers with easy access in the campground. The Campground shall include three hose bibs for campers to easily access water to extinguish their campfires when not in use.

STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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PROJECT BACKGROUND
Project Inception & Funding. In 2023 the City of Point Arena was awarded a $485,000 grant, from the State Coastal Commission, to complete an planning and permitting for improvements to the pier and cove. The grant funds are being used to complete the design and engineering, public participation, and planning and permitting to rehabilitate the Point Arena Pier, and to complete the design, engineering and permitting to potentially establish a low-cost campground at the Rockwall property in addition to other improvements. In 2025 the grant was amended to include repair of the Boat Hoist and Bonnet, which was completed in January of 2026 with a CDP exemption approved by the Coastal Commission in summer of 2025.

Project Design & Permitting. This overall project funded by the State Coastal Conservancy includes some components that are within the City’s jurisdiction (above the mean hightide) and some components that are within the Coastal Commission’s Jurisdiction (below the mean high tide), as follows:
• The City Council has CDP jurisdiction over all the components listed in the project description on the front page of this staff report.
• The Coastal Commission has jurisdiction over all proposed repair and improvements to the pier structure, harbor master’s office, pier bathrooms, fish cleaning stations, lighting, pier deck resurfacing, skiff storage and other aspects of the pier project in the area of Coastal Commission retained jurisdiction.

Public Participation. The City of Point Arena appointed an Ad Hoc committee of the City Council to engage the public in the planning for this project and bi-monthly Ad Hoc committee meetings were held over a 1.5-year period to gain input from residents, the fishing community, and cove property owners about the proposed project. Additionally, one community meeting was held with over 50 participants, and input from all of these meetings has directed the scope, location and details of the proposed project.

Next Steps. This project is multifaceted with various timelines for permitting, funding and completion as follows:
• Campground. If City Council approves the Coastal Development Permit for the campground the Coastal Conservancy has requested that the City submit a funding application in the fall for the Coastal Conservancy Board Meeting to consider funding of the construction of the campground and related improvements (campsites, bathrooms, signage, sidewalk improvements, habitat protective fencing, interpretive panels). As previously noted, the Coastal Conservnacy does not have funding for the Tiny Homes, which could be purchased with funding from the commission at a later date. If funded, City could offer Tiny Homes or Park STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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Model RV’s for rent in the “RV spots.” These Tiny Homes/Park Model RVs will be low cost and will include only a bedroom (no kitchen or bathroom facilities). • Pier Project. the City Planner is working with various consultants and the Coastal Commission to complete the design, engineering, specifications and permitting for the Pier project. This project requires a Coastal Development Permit from the Coastal Commission as well as an Army Corp of Engineers Permit and a State Water Board Permit. Staff is working on an ongoing basis to secure these permits from the various regulatory agencies. If permitted, the City will complete a separate funding request for the completion of this project. The City has received the final design and specifications from Moffet and Nichol and completed permit applications to the various permitting agencies (Coastal conservancy, Water Board and USARMY CORP). The Coastal Commission requested significant support documentation and various changes to the project as part of the initial permit application process. The Army Corp will likely issue their permit soon. The USFWS has provided a final letter of concurrence on the project with various required special conditions to the Army Corp. The Water Board has started their review of the project. The City will likely submit a grant request for this project late in 2026, if the Coastal Commission approves the Coastal Development Permit for the project within the next year.

GENERAL PLAN CONSISTENCY
Many policies in the Coastal General Plan are relevant to this project. The table below analyzes project consistency with relevant Coastal Element policies of the City’s General Plan.

Coastal Element Policies Project Conformance to Policy

2.1.10. The City shall protect, encourage, and,
where feasible, provide lower-cost visitor and
recreation facilities in the Cove area and other
areas in the Town. The City shall encourage, and
give preference to, developments providing
public recreational opportunities, including a
public park in Arena Cove.

The proposed project conforms with this
policy as it would increase low-cost visitor
serving accommodations and provide some
improvements to Arena Cove Park.

However, the project will also dedicate a
portion of the parcel which houses Arena
Cove Park for campground uses. It’s not
clear if the City considers the Rockwall
Property as part of Arena Cove Park or not,
as there are currently no improvements to the
Rockwall property for public use. City
Council can make the determination that
providing camping on this parcel conflicts
with the policy to “protect lower cost visitor
and recreational facilities” in the cove.

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However, as noted there are no actual public
recreational facilities on the Rockwall
property.

2.2.1. The City shall reaffirm the policy statement
of establishing the priority of marine/coastal
dependent development in the wharf area, such
as commercial and recreational fishing, boat
mooring, storage and launching, and surfing.

The cove shall be protected for such uses: The
City of Point Arena, recognizing the key role that
commercial and recreational fishing and boating
plays in the local and regional coastal economy,
shall continue to encourage the enhancement of
coastal dependent industry at Arena Cove by
assigning a high priority status to improvement
and/or expansion of existing coastal or marine
dependent uses at Arena Cove as well as
encouraging new uses which directly enhance or
supplement the existing commercial/recreational
boating and fishing opportunities at the Cove.

The proposed project supports commercial
fishing through the replacement of the green
shed, installation of a commercial ice
machine, replacement of the electrical
distribution panels and controllers that serve
the existing pier, the sewer lift station, and
the tsunami warning siren, and relocation of
the community recycling area to provide
additional boat storage space. Some boat
parking will be lost due to the seasonal
operation of the campground, however there
is more than sufficient new boat storage
areas to meet current and future needs (see
page 18).

2.2.6. Priority shall be given to the development
of visitor-serving and commercial recreational
facilities designed to enhance public
opportunities for coastal recreation. On land
designated for visitor-serving commercial and/or
recreational facilities, priority shall be given to
such use over private residential or general
commercial development. New visitor serving
uses shall not displace existing low-cost, visitorserving uses unless an equivalent replacement is provided.

The proposed project would increase the
availability of low-cost visitor-serving uses.

2.2.7. Adequate parking should be provided to
serve coastal access and recreation uses to the
extent feasible. Existing parking areas serving
recreational uses shall not be displaced unless a
comparable replacement area is provided.

The project proposes to retain the green
shed in its current location and thereby would
not result in the elimination of needed parking
spaces in the parking lot.

An analysis of how the project conforms with the remaining policies of the other General Plan Elements, and any required Special Conditions, are provided below under each relevant section of this staff report for ease of understanding.

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LAND USE AND ZONING
The table below analyzes project consistency with relevant Land Use policies of the City’s General Plan.

Land Use Element Policies Compliance Analysis

7.4. No new development shall be allowed within or adjacent to riparian corridors along Arena Creek, or other environmentally sensitive habitat areas (ESHA) where mapped (on the
Opportunities and Constraints Map: Biological Resources and Trails) or within or adjacent to other unmapped ESHAs that meet the ESHA criteria contained in LUP Chapter X Section 2.4 without first obtaining appropriate permits.

New development adjacent to ESHA shall provide native
vegetation buffer areas to serve as transitional habitat and provide distance and physical barriers to human intrusion. The ESHA Buffer Zone is defined in the Glossary and Appendix A of the Zoning Ordinance. The purpose of this buffer area is to provide for a sufficient area to protect environmentally sensitive habitats from significant degradation resulting from future development. Vegetation removal, vegetation thinning, or planting of non-native or invasive vegetation may not be permitted within buffers. Buffers shall be of a sufficient size to ensure the biological integrity and preservation of the ESHA they are designed to protect. The buffer area shall be a minimum of 100 feet and shall be larger if necessary to protect the resources of the particular habitat area from possible significant degradation caused by the proposed development. No buffer may be less than 100 feet unless it can be demonstrated, based on the criteria below and after City consultation with the California Department of Fish and Game, that 100 feet is not necessary to protect the resources of the particular habitat area from possible significant degradation caused by the proposed development. No buffer area may be less than 50 feet in width. Standards for determining an appropriate width of the buffer area are set forth in Zoning Ordinance Section 5.22.

Pre-existing buildings and non-conforming uses within riparian buffer zones may continue as legally non-conforming, but no additions that encroach closer to the stream or creek within said buffer zone shall be permitted, with the following exception If approved, this project would
have the required permits.

The proposed project would
include both vegetative barriers
and low symbolic fencing as
required by the Biological Report
for this project, CDFW, and
USFWS. The symbolic fencing
and native vegetation would keep
campers out of the Riparian ESHA.

The City has consulted with the
Department of Fish and Wildlife
who has determined that the
project would not have an impact
on EHSA or the ESHA buffer as
conditioned and mitigated.

The existing green shed, boat
storage and event parking area are
located within the 100 foot buffer
and encroaches into the 50 foot
buffer. The proposed project would
not encroach further into the buffer
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contingent upon required findings set forth in Zoning Ordinance Section 5.22:
and would included new symbolic
fencing and native landscaping
which would increase the size of
the buffer. Please see analysis on
page 32 of this report.

7.33. New development shall (a) be sited and designed to protect views to and along the ocean and scenic coastal areas (b) minimize the alteration of natural land forms, and (c) be visually compatible with the character of surrounding areas.

The project complies with this
requirement. Please see visual
resources discussion later in this
report.

7.35. 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 proposed project includes only
native plants.

7.38. North-facing slopes south of Point Arena Creek in the annexation area is confirmed Point Arena Mountain Beaver habitat that shall be set aside for protection of the small populations of this sensitive species. Development proposed in this area, zoned for residential agriculture (two-acre lots), shall be reviewed vigorously to ensure conformance with policies of the General Plan and preservation of the populations of Point Arena mountain beaver that inhabit the area.

The proposed campground has the
potential to bring more people to
the north facing slopes on the
south side of Point Arena Creek.

This project was discussed with
USFWS and CDFW, who
determined that the project would
not impact the PAMB so long as
required mitigation measures were
followed. Those mitigation
measures are highlighted in the
MND for this project. And the City
would comply with those
requirements per Special
Condition 2.

Economic Development Polices

4.3. Develop the Cove to Its Full Potential. With due care not to destroy the beauty and natural integrity of the beach, shoreline, cove and wetlands, promote business development while also maximizing retention of the slopes and open spaces of the area. Discourage or prohibit activities or uses that can be readily accommodated in less scenic and fragile areas of the city. Support and enhance opportunities for commercial and recreational fishing; recreational boating, including boat mooring and launching; fish cleaning and processing; fish equipment sales; and other coastal- and marine-dependent activities as well as urchin harvesting and processing.

The proposed replacement of the
green shed is critical for the
continued successful operation of
the pier, as it houses the forklift, the
electrical controls and panels fore
the pier, sewage lift station and
tsunami warning siren, and will
house two new ice machines in
support of the fishing industry.

The relocation of the community
recycling facility will help protect
the environmental benefits of
Arean Creek.

The campground would occupy a
portion of open space for 1/3 of
each year, however this is the only
viable location in the Cove for a
campground.

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4.4. Develop Tourist Facilities. Encourage development and expansion or upgrading of tourist facilities and opportunities, and prioritize lower cost visitor and recreational facilities, in the core area, along Highway 1 and at the Cove, including bed and breakfast inns in residential areas by use permit.

The campground is a low cost
visitor serving facility at the cove
and helps to implement this policy.

If approved, this would be the only
campground located within City
limits.

4.6. Coastal-dependent activities with an emphasis on fishing and the harvesting and processing of ocean products, coastaldependent commercial and public recreation, and related activities, including lower cost overnight accommodations, are encouraged and permitted within the Harbor Commercial (HC) zone at the Cove. Further changes in land forms, Arena Creek, and the wetlands shall be subject to City policies and
regulations, and may be subject to federal and state wetlands and endangered species acts.

The project implements this policy
as it supports fishing and low cost
overnight accommodations.

This projects has been reviewed by
USFWS and CDFW and required
mitigation measures have been
incorporated into the project.

Land Use Determination
The Project implements four of the seven Coastal Act Priority uses (see bold) below:

Coastal Act Priority Uses
The Coastal Act also establishes a framework for resolving conflicts among competing uses for limited coastal lands. The following table lists land use priorities from highest to lowest, as established by the Coastal Act [Sections 30213, 30220-23 30234, 30241-43, 30250, 30253 and 30255]:
(A) Development Priorities

1. Preservation and protection of natural resources, including environmentally sensitive habitats, and prime agricultural and timber lands. (
The project retains and protects 2 acres of riparian ESHA.

2. Coastal dependent industry and commerce (in non-environmentally sensitive habitat areas) and commercial fishing.

The project includes the green shed, ice machine, the electrical distribution panels and controllers that serve the existing pier, the sewer lift station, and the tsunami warning siren, and the relocated boat washing station in support of the fishing industry. The project also includes permitting for the existing unpermitted use of the Rockwall Property during the off season for boat storage.

3. Coastal or water dependent public recreation.

The project includes improved public access to the water for kayakers and surfers.

4. Non-coastal or non-water dependent public recreation.

5. Visitor serving commercial recreational, lower cost.

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The project includes ten new low-cost visitor-serving accommodations in the campground.

6. Visitor serving commercial recreational, higher cost.

7. Private residential, general industrial or commercial development.

Per Section 18.20.090 Harbor commercial or HC zone includes the following purpose for this zoning district:
“The harbor commercial zone applies to properties at Arena Cove so designated on the zoning map which are most suitable for commercial activities in conjunction with commercial and recreational fishing and other coastal-dependent activities. This land use designation provides for visitor-serving uses which will enhance the public's enjoyment and utilization of the area. Coastal-dependent activities shall have priority over other developments on or near the shoreline and shall not be sited in wetland areas. Connection to water and sewer systems shall be required.” The project complies with this purpose as the project would include a “visitor-serving use” (campground) which will “enhance the public's enjoyment and utilization of the area.” The project retains the use of Rockwall property for winter boat storage, which is a coastal dependent use. It also frees up the community recycling area (a non-coastal dependent use) for access to the green shed, emergency power back up, and boat storage (all coastal dependent uses). Thus, the project will result in a net increase in land dedicated to both visitor serving uses (camping, event parking) and coastal dependent activities (emergency power back up and boat storage).

Per Section 18.20.090 (1) The proposed components of the project are “permitted uses” as follows:

Use Category Proposed Project
Principally Permitted use:
• Public Facilities Related to
Coastal Dependent Uses.
• The Green Shed Replacement is a Coastal
Dependent facility as it supports the effective
operation of the pier and will serve as a
source of ice for the fishing industry.
• Utilization of the Rockwall Property during the
off season for boat and fishing equipment
storage is a Coastal Dependent use.
• Replacement of the recycling area with boat
storage and emergency power back up would
replace a non-coastal dependent use with
coastal dependent uses.
• Directional signage, interpretive signage and
a new park sign, habitat protective fencing
and safety signage would all serve coastal
dependent uses.

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Conditionally Permitted Uses,
Campground, and campground with
short-term recreational vehicle use.

The ten-site campground and related
improvements (landscaping, bathroom facilities,
picnic tables, fire rings, site signage, site
interpretive panels, etc.) are conditionally
permitted uses.

As noted above, the campground requires Use Permit approval by the City Council. The other uses are principally permitted and do not require a Use Permit. The Use Permit analysis starts on Page 24.

Per Section 18.20.090 (3f) Other Regulations:

The visitor-serving uses conditionally allowed under subsections (2)(b) and (2)(c) shall be cited so as to ensure that they neither interfere with existing coastal-dependent uses nor preclude potential coastal-dependent uses in the harbor area. Generally, development in the flats near Arena Cove would preclude coastal-dependent uses whereas development on the hill slope would not preclude any coastal-dependent uses. In no case shall more than 25 percent of the flats portion of any parcel, excluding environmentally sensitive habitat areas, be utilized for visitor-serving uses. The flats shall be defined as the area from the toe of the north bank to the toe of the south bank. The toe shall be defined as where the bottom of the bluff meets the flats.

The proposed project would not “interfere” with the existing unpermitted use of the Rockwall Property as a boat and fishing gear storage area as follows:

1. Boat storage would continue to take place on this property between October and May, when ocean weather and fishing season limitations necessitate removal of boats from the harbor; and

2. New boat storage would take place year-round in the area currently occupied by the community recycling area. The paved area of the Rockwall Property is 4,500 SF. The replacement area of the Community Recycling area is 3,000 SF. The fishing community of Point Arena has confirmed that this is a sufficient area to meet summer boat storage needs. Further boats are often stored throughout the City’s parking lot in the boat parking areas, and this will continue when there is inclement weather that requires the removal of boats during the summer months.

A review of google earth timeline satellite imagery illustrates that the Rockwall property is used for limited boat storage as follows:

Date
# of boats at
Rockwall
Property
Space Utilization by
Boats at Rockwall
Property
10/2023 4 2,000 SF
6/2021 3 1,200 SF
9/2019 0 0
8/2017 1 500 SF
8/2011 0 0
9/2010 0 0
6/2009 0 0
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8/2006 0 0
The code further requires that no more than 25% of any parcel, excluding Environmentally Sensitive Habitat Area, be utilized for Visitor Serving uses.  The parcel (027-041-46-00) is described as a parcel of 4.8 acres in size in Parcelquest and on the recorded parcel map for this parcel.  The proposed campground would be 23,200 SF or 0.53 acres.  Per the biological report, the parcel is composed of 1.89 acres of ESHA.  2.91 acres are therefore not ESHA.
 The proposed project is 18% of the non-ESHA portion of the site. Additionally, as previously stated the campground would be in use for visitor serving uses only 4 of 12 months, while this area would be utilized for boat storage the remainder of the time, further ensuing that the visitor serving component is a subordinate to the use of the Rockwall property for boat storage and event parking.

The project complies with this requirement.

Per Section 18.20.090 (3g) Other Regulations:

Each and all parcels in one ownership at the date of adoption of this title shall be subject to the requirement that no tree removal, earth moving or grading, and no development, may take place until a comprehensive development plan has been reviewed and approved in accordance with provisions of Section 18.30.140. Also proposed development shall comply with Section 8.4(A) of the land use and development element of the Point Arena general plan.

Section 18.30.140 requires a Comprehensive Development Plan as part of any CDP for projects on all parcels of 10 acres or more or for parcels in common continuous ownership totaling 10 acres. The City of Point Area owns three contiguous parcels totaling 8.7 acres, and therefore a comprehensive development plan is not required. Per 18.30.140 (3), the purpose of the plan is to “…facilitate creative and flexible modifications of standards and requirements of the underlying zones of this title, and to ensure that greater public benefits will be achieved…”. No special modifications of existing standards are requested for this project, and as the total contiguous parcels owned by the City of Point Arean is less than 10 acres, a Comprehensive Development Plan is not required for this project.

The City of Point Arena appointed an Ad Hoc committee of the City Council to engage the public in the planning for this project and bi-monthly Ad Hoc committee meetings were held over a 1.5-year period to gain input from residents, the fishing community, and cove property owners about the proposed project. Additionally, one community meeting was held with over 50 participants, and input from all meetings has directed the scope, location and details of the proposed project. A comprehensive community planning process has been completed for this project.

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Development Standards
The project is consistent with the various applicable development standards of the HC zoning district, as follows:

Development Standards: Campground Bathroom, Parcel 027-041-46-00 Requirement Project Conformance
Setbacks: front, 20 feet;
rear, 15 feet; side, 10 feet.

Front 60 feet; Rear 94+ feet; east
side 302 feet, west side 270+ ft.

Yes.

Height 25’ 18 feet Yes
Minimum lot area: 7,500
square feet.

Lot size is 4.8 acres Yes
Minimum lot width: 60 feet. 533 feet (along Port Road
Frontage.

Yes
Development Standards: Green Shed, Parcel 027-041-46-00 Requirement Project Conformance
Setbacks: front, 20 feet;
rear, 15 feet; side, 10 feet.

Front 33 feet; Rear 31 feet;
east side 15 feet, west side
464+ ft.

Yes
Height 25’ 18 feet Yes
Minimum lot area: 7,500
square feet.

Lot size is 4.8 acres Yes
Minimum lot width: 60 feet. 533 feet (along Port Road
Frontage.

Yes
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Traffic & Parking
The Coastal General Plan includes the following relevant policies with regard to parking and circulation:

Traffic & Circulation Element

3.2.7. New developments in the cove area shall be
required to provide off-street parking to serve the
approved use in order to minimize impacts to public
parking available for coastal access and recreation and in order to distribute parking throughout the area.

The project includes sufficient
parking, please see the parking
discussion later in this report.

3.5.2 Accommodations for bikeways shall be considered
in all new developments and on all new collector and
arterial streets unless right-of-way or physical constraints preclude their inclusion.

This project does not include a
sidewalk or bicycle path along the
parcel frontage on Port Road.

There is insufficient road width to
include both a bicycle path and a
sidewalk. A Special Condition,
below, is recommended to require
a pedestrian walkway as part of the
project.

3.5.4. Improvement of a pedestrian walkway within the
right-of-way along Port Road/Iversen Avenue to and from the Cove should receive initial priority attention. Any and all improvements to the pedestrian walkway within the
right-of-way along Port Road shall be consistent with LCP ESHA policies, including, but not limited to, those policies governing wetland fill.

3.7.5. All off-street parking lots shall be dust free and landscaped and screened to the satisfaction of the City's Design Assistance Committee or the Planning
Commission.

The proposed seasonal parking
spaces would be graveled to
minimize dust and encourage
stormwater infiltration. The entire
road frontage of the Rockwall
property will be landscaped with
native plants.

Special Condition 3: Prior to final of the building permit the applicant shall install a 5-foot-wide pedestrian walkway on the parcel frontage along Port Road.

Parking Standards. The project is consistent with parking requirements as described below. 18.25.280 defines parking space requirements by proposed use. However, parking requirements are not defined for campgrounds. The closest applicable use is “Hotels, motels, inns, rooming houses located in a nonresidential district” of one parking space for every one and one-half sleeping units. The campground will include 10 spaces and a manger’s unit (11 sleeping units); therefore seven parking spaces are required.

The project would include one parking space per campsite and 5 overflow parking spaces, for a total of 15 parking spaces and the project will meet the minimum parking requirement.

The Project site does not currently include Bicycle Parking and Sec. 5.28.9 of the General Plan requires bicycle parking.

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5.28.9 Sufficient bicycle storage space, as determined by the Planning Commission, shall be provided in all parking areas of ten (10) or more spaces.

The applicant must also provide one ADA space per the Uniform Building Code.

Therefore, a Special Condition requires that the applicant establish bicycle parking and an ADA space.

Special Condition 4: The applicant shall designate an ADA parking space and two bicycle parking spaces on the Site Plan for the Building Permit. These facilities shall be constructed prior to the final of the building permit.

Landscaping and Screening 18.25.140
The Project complies with the landscaping and screening requirements as follows:

Requirement Compliance

18.25.140 (5) Perimeter landscaping shall be
provided between parking spaces and adjacent
street right-of-way whenever five or more parking
spaces are required. Such landscaping area shall
be at least four feet wide and protected from
damage by a curb or header adjacent to the
parking area. In addition, whenever five or more
parking spaces are required one tree shall be
provided, with an additional tree required for every
10 additional required parking spaces. Such trees
shall be planted in tree wells at least four feet by
four feet, protected by a curb or header. Whenever
five or more parking spaces are required, at least
four percent of the parking area, including the
above required landscaping, shall be landscaped.

The requirements of the code have been
addressed in the landscaping plan.

Perimeter landscaping is proposed for the
south side of the Rockwall which will
screen the entirety of the campground
from Port Road.

Additionally, at least one tree is proposed
for every campsite.

Landscaping is proposed around the
overflow parking area.

18.25.140 (6) Plantings shall blend with the
existing natural vegetation and natural habitats on
the site.

The proposed landscaping plan includes
100% native plants which will blend well
with the existing vegetation.

18.25.150 Site Development and Architectural Review
The proposed Project will comply with the requirements of Site Development and Architectural Review as follows:

Relevant Requirements Compliance & Mitigation
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18.25.150(3)a. New development shall be sited
and designed to minimize adverse impacts on
scenic areas from scenic roads or public viewing
areas to the maximum feasible extent. If there is
no feasible building site location on the proposed
project site where development would not be
visible, then the development shall be sited and
designed to minimize impacts on scenic areas
from scenic highways or public viewing areas,
through measures including, but not limited to,
siting development in the least visible portion of the
site, breaking up the mass of new structures,
designing structures to blend into the natural
hillside setting, restricting the building maximum
size, reducing maximum height standards,
clustering development, minimizing grading,
incorporating landscape elements, and where
appropriate, berming.

Visual impacts from Port Road will be
minimized as follows:
 The campground will only operate 3
to 4 months per year, so visual
impacts will be limited to that time.
 The new bathrooms will have a better
design and be in better repair than
the existing bathroom.
 The campground will be screened by
the 5-foot-high rock wall and new
native landscaping of trees and
shrubs to the south of the rock wall.
 The campground will be composed of
dispersed sites of low intensity (7 tent
sites with up to 4 people per site max,
and 3 RV sites with up to 4 people
per site).
 The replacement green shed will
have same visual impact as the
existing shed.

18.25.150 4b. Structures in, or adjacent to, open
space areas should be constructed of materials
that reproduce natural colors and textures as
closely as possible.

18.25.150 4c. Materials and colors used in
construction shall be selected for compatibility both
with the structural system of the building and with
the appearance of the building's natural and manmade surroundings. Preset architectural styles (e.g., standard fast food restaurant designs) shall
be avoided.

Both proposed buildings will be a natural
green color.

The bathrooms will be cementitious siding
with a board and baton finish, which
provides a historic look. The shed will be
of steel construction similar to the existing
shed.

18.25.1504d. Plant materials should be used to
integrate the man-made and natural environments,
to screen or soften the visual impact of new
development, and to provide diversity in developed
areas. Attractive vegetation common to the area
shall be used, and native vegetation shall be used
to the maximum extent practicable. Invasive plant
species that tend to supplant native species and
natural habitats shall be prohibited.

The applicant’s landscaping plan plant list
is composed entirely of native plants.

Landscaping is proposed for the entire
length of the rock wall which will further
screen the bathroom building, vehicles
and tents from public view.

18.25.1504e. On-premise signs should be
designed as an integral part of the structure and
should complement or enhance the appearance of
the surrounding area.

The applicant has not submitted a
signage plan for the project, therefore
Special Condition 5 is required.

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18.25.1504f. New development should include
underground utility service connections. When
above ground facilities are the only alternative,
they should follow the least visible route, be well
designed, simple and unobtrusive in appearance,
have a minimum of bulk, and make use of
compatible colors and materials.

The project complies with this
requirement. All power, water and sewer
facilities will be undergrounded to the
campground’s bathroom.

18.25.1504i. Structures visible from the beach or a
public trail in an open space area should be made
as visually unobtrusive as possible and shall
incorporate colors and exterior materials that are
compatible with the surrounding landscape. The
use of highly reflective materials is prohibited.

As previously noted, the proposed
bathroom and shed will be painted with
natural green shade. Neither structure
will include highly reflective materials.

Special Condition 5: Signage Plan. The applicant shall submit a signage plan, prior to approval of the Building Permit, for review and approval by the City Planner.

Use Permit Analysis
The City Council must make the following findings when approving a conditionally permitted project such as the campground. The table below includes the specific Use Permit Finding and the corresponding analysis illustrating if the finding can be made or if a special condition is required.
(a) That the proposed use at the size and
intensity contemplated, and at the proposed
location, will provide a development that is
necessary or desirable for, and compatible
with, the neighborhood or the community;
The ten site campground is proposed for an
area of town that is heavily geared towards
serving the visitor, with a number of hotel
rooms, restaurants, and the pier and ocean all
providing visitor serving amenities. The
campground operation would include a
campground host who would enforce rules to
minimize the impacts of campground
operations and campers on neighboring uses
and the environmentally sensitive Arena
Creek and PAMB habitat as detailed in this
staff report and the MND.
(b) That such use as proposed will not be
detrimental to the health, safety, convenience
or general welfare of persons residing or
working in the vicinity, or injurious to property,
improvements or potential development in the
vicinity, with respect to aspects including but
not limited to the following:
(i) The nature of the proposed site, including
its size and shape, and the proposed size,
shape and arrangement of structures, and
(i) The proposed site is of comparable size to
other visitor serving accommodations in
the area. The arrangement of structures
(bathroom) is exactly the same as the
existing arrangement.
(ii) The proposed campground will increase
traffic to and from Arena Cove. A ten site
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(ii) The accessibility and traffic pattern for
persons and vehicles, and the type and
volume of such traffic, and the adequacy of
proposed off-street parking and loading, and
(iii) The safeguards afforded to prevent
noxious or offensive emissions such as noise,
glare, dust and odor, and
(iv) Treatment given, as appropriate, to such
aspects as landscaping, screening, open
spaces, parking and loading areas, service
areas, lighting and signs.
campground will result in an estimated 561
additional trips per day (in and out) of Port
Road and off of Highway 1. Sightlines are
clear looking both to the left and right of the
driveway on the Rockwall Property.

However a Special Condition to require a
stop sign and stop bar on the driveway
going northbound onto Port Road is
recommended.
(iii) The project includes signage to limit fire
use and control parking directions to
reduce car light glare at night.
(iv) The project includes landscaping,
screening, preservation of significant open
space, parking and signage.
(c) That such use or feature as proposed will
comply with the applicable provisions of this
title, will be consistent with the policies and
programs of the general plan and will assist in
carrying out and be in conformity with the Point
Arena coastal program; and
This finding can be made per the analysis of
this staff report.
(d) That the proposed use or feature will have
no significant adverse environmental impact
or there are no feasible alternatives, or
feasible mitigation measures, as provided in
the California Environmental Quality Act,
available which would substantially lessen any
significant adverse impact that the actions
allowed by the conditional use permit may
have on the environment; and
Please see the attached Mitigated Negative
Declaration which includes mitigation
measures to reduce impacts to less than a
significant impact.
(e) When the subject property is located
between the sea and the first public road
paralleling the sea or within 300 feet of the
inland extent of any beach or of the mean high
tide line where there is no beach, whichever is
the greater, that:
(i) The development provides adequate
public access from the nearest public
roadway to the shoreline and along the
coast and/or does not interfere with
such uses already in existence, and
(ii) The development adequately protects
public views from any public road or
from a recreational area to, and along,
the coast, and
(i) A special condition requires the
installation of a sidewalk along the
property frontage which will increase
public access to the ocean. The
existing access through the property
will be retained.
(ii) As analyzed in this report the
development will not impact public
views to the ocean.
(iii) The proposed project would be
seasonal and small scale and so is
compatible with the existing scale of
development in Arean Cove.
1 See https://itetripgen.net/ for Trip Generation Explorer for average daily trips for Motel on the weekend,

5.63 trips per room.

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(iii) The development is compatible with
the established physical scale of the
area, and
(iv) The development does not
significantly alter existing natural
landforms, and
(v) The development complies with
shoreline erosion and geologic
setback requirements.
(iv) No landforms will be altered by the
projects.
(v) The project is well setback from the
ocean and no geological setback is
required.

Special Condition 6: The applicant shall install a stop bar and stop sign on the northbound lain of the driveway approaching Port Road, as well as signage on west bound Port Road warning of “cross traffic ahead.”
Coastal Development Permit Analysis

PUBLIC ACCESS
The City’s LCP identifies an existing trail route through the proposed campground, and this trail will be retained as part of the project. The project also proposes installing two interpretive panels regarding Arean Creek and the Point Arena Mountain Beaver, which are improvements to the existing public access. Additionally, access to the cobble beach at the parking lot is currently very challenging, with people required to navigate a large drop between the parking lot and the beach. This is an extremely active marine environment with wave action that significantly redistributes large cobbles during the winter. Additionally, during severe
storms waves sometimes inundate
the parking lot and distribute large
cobbles onto the parking lot itself.

This area is located within the
Coastal Commissions area of
deferred certification, which means
that the Coastal Commission will
have review authority over any
improvements located in these areas
as illustrated in the figure.

Public access is also currently
provided to Arena Cove Park, which
sits on a benched bluff top
overlooking Arena Creek and the
Figure 1: Area of Deferred Certification
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ocean. This access is currently provided via a developed trail with a bridge over Arean Creek from the Rockwall Property and from the parking lot across the beach to a path up to the park. Both of these public accesses will be retained and will be signed accordingly.

Additionally, public access is also provided to the National Monument via the Coastguard Property directly across from the Rockwall Campground. This access will be developed in 2027 and will be signed as public access. The campground will not interfere with these public access routes.

RECREATION
The City’s Community Action Plan identifies Arena Cove Park and the Rockwall Property as “Arena Cove Parks.” However, this is not a part of the Local Coastal Program or the City’s General Plan and so it does not have regulatory authority. The proposed project area is not zoned specifically as parks or ESHA, instead the entire cove is zoned as Harbor Commercial including the parcel proposed for a campground. The City could consider rezoning this parcel either as Parks or Public Facilities zoning in the future or retain the existing zoning for maximum flexibility. The General Plan includes a program to rezone as a Park (P) “a part of Arena Cove.” But the dimensions or location of the area to be rezoned are not defined in the General Plan.

The General Plan Open Space and Conservation Element include the following relevant policies:

Open Space and Conservation Element Compliance Analysis Open Space and Conservation Element. Parks.

6.5.8. Only resource dependent uses such as public nature trails shall be allowed within the riparian corridor of any stream or creek provided that (1) the length of the trail within the riparian corridor shall be minimized, (2) the trail crosses the stream at right angles to the maximum extent feasible, (3) the trail is kept as far up slope from the stream as possible, (4) trail development involves a minimum of slope disturbance and vegetation clearing, and (5) the trail is the minimum width necessary. Development in areas adjacent to environmentallysensitive habitat areas and parks and recreation areas shall be sited and designed to prevent impacts which would significantly degrade such areas and shall be compatible with the
continuance of such habitat areas.

6.5.17. The City recognizes the need for recreational and cultural opportunities in response to a diverse population, and shall strive to meet these needs; these may include but not be The proposed project does not include
any development within a riparian
corridor. Some of the proposed
development would be located within the
riparian buffer which is analyzed later in
this staff report.

Use of the Rockwall property for boat
storage, event parking and a
campground would be multiuse. The
STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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limited to habitat restoration projects; community gardens; athletic fields; picnic areas; specially-designed areas for seniors and for teenagers; multi-use public parks, and tot lots; and joint use of city lands/facilities and school lands/facilities. project has been modified to include
improvements to Arean Cove Park
(through the addition of signage, ESHA
fencing, interpretive panels, safety
signage) as required by the USFWS and
CDWF.

Coastal Element

10.2.3 Marine Environment and Wetlands

21. Environmentally sensitive habitat areas shall be protected against any significant disruption of habitat values and only uses dependent on those resources shall be allowed within those areas. Development in areas adjacent to environmentally sensitive habitat areas and parks and recreation areas shall be sited and designed to prevent impacts which would significantly degrade those areas, and shall be compatible with the
continuance of those habitat and recreation areas.

The establishment of a campground at
the Rockwall property is consistent with
this policy if it is not considered a park
now. The site is not currently used for
active recreation. Limited off-leash dog
walking occurs, which has negative
impacts on the PAMB habitat which
could be remedied in part by a
Campground Host and interpretive
signage reminding people to leash their
dogs.

HAZARDS
The proposed Project will comply with the policies of the General Plan Community Health and Safety Element as follows:

Community Health And Safety Element Compliance Analysis

3.2.2. Buildings within flood prone areas subject
to inundation or erosion shall be prohibited
unless no alternative building site exists on the
property and proper mitigation measures are
provided to minimize or eliminate risks to life and
property from flood hazard.

Both the green shed and the bathrooms would
be located within areas that are subject to 100-
and ten-year storm flooding. There is not
alternative building site for the Green Shed on
the parcel on which it is located. The Tiny
Homes will be relocated from the proposed
campground each fall so that they will not be at
risk of flooding. The Bathroom would replace
an existing bathroom in the same location. The
new bathroom would be placed on a stemwall
of 18 inches which would effectively take the
bathroom out of the flood zone which is
estimated at 2 inches by ESA (see MND).

6.B.1. Development shall be designed and
managed to minimize the introduction of pollutants
into coastal waters (including the ocean, estuaries,
wetlands, rivers, streams, and lakes) to the
maximum extent practicable.

6.B.2. Development shall be designed and
managed to minimize increases in runoff volume
and peak runoff flow rate, to avoid detrimental
The project proposes to relocate the boat
washing station so that water from the boat
washing station flows directly into an existing
onsite biofiltration system, this will reduce the
introduction of potential detrimental water
quality impacts.

The project includes no net increase to
impervious surfaces so it will not increase
runoff volume or peak flow rate.

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water quality impacts caused by excessive erosion
and sedimentation.

Flooding: The property is located in the 100-Year Flood Zone, according to the FEMA flood map (Flood Insurance Rate Map 060185-1740-G). Flood hazards are anticipated to be an issue for this project, and the project has been designed to minimize those foreseeable issues as much as feasible including:
• The three campground cabins have been modified to be Tiny homes which will be removed from the site in October and Returned to the site in May. • The Campground bathroom floor height and foundation will be increased so that the bathroom is effectively located above flood waters in a 10- and 100-year storm event.
• The campground will operate only during the summer when flooding is extremely unlikely.
• The orientation of the green shed will be switched from the door opening on the west side of the shed to the door opening on the south side of the shed. This reduces the impact of waves which come onto the parking lot and fling cobles around the parking lot. The shed foundation will be raised 6 inches in height to 12 inches total to protect against future flooding. The 10 year flood height for this area is 4 inches.
• The community recycling area will be relocated out of the flood plain, which reduces the risk of trash and waste residue release into the creek.

Geology: The project is located in a flat area without steep slopes, according to the General Plan’s Natural Hazards Map. As shown on the map, both the carriage house and the Creek House are located on areas with steep slopes. The project will include grading or construction of a new foundation for the bathroom. therefore, a soils report should be prepared. Special Condition 5 has been added to require that work.

Special Condition 7: Prior to submittal of the Building Permit the applicant shall hire a soils engineer to complete a site visit and prepare a memo to the County Building Department if special measures are required to ensure that the resulting improvements are structurally stable.

Fire. The Project site is relatively flat and is adjacent to existing commercial and residential development. The canyon and prevailing winds have the potential to exacerbate fire risk or expose campground occupants of the Project to the uncontrolled spread of wildfire. Additionally, the campfires themselves may increase fire risk in this campground. To address this issue, the MND proposes Mitigation Measure Fire MM1 as follows, which is incorporated into this project through Special Condition 1.

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Fire MM 1 - The Project shall have an on-site campground manager to ensure that campfires are responsibly managed and doused when not in use. The campground shall include a fire-safety interpretive panel with fire-safety rules for campers. The Campground shall include at least two readily identifiable fire extinguishers with easy access in the campground. The Campground shall include three hose bibs for campers to easily access water to extinguish their campfires when not in use.

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.

While the proposed project is located within the City’s mapped viewshed, as depicted on the Point Arena Scenic Corridors map, the project would consist of replacing two buildings in their identical footprint.

The project is within a mapped viewshed area, per the General Plan’s Scenic Corridors map.

The Coastal General Plan includes one relevant visual resources policy as follows:

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 project is located on the south side of Port Road where mature vegetation is the backdrop to views from Port Road to the south. The creek and riparian vegetation are located along the southern boundary of the Project. The proposed campground would partially block near views of some of these resources. However, as tents and vehicles would be less than 8 feet high the visual impacts would be less than significant. The site is currently utilized for boat storage, and boast are much larger and taller then tents or Tiny Homes, the campground would impact scenic views of this area less than the boats.

The replacement shed would be of the same height, dimensions and location as the existing shed and so would have not have a new impact on a scenic vista.

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The only public views proximate to the proposed project are located along Port Road.

The existing public views from Port Road look southerly at the property and are backdropped by existing vegetation along Arena Creek and the bluff escarpment, as illustrated in the following photos.

View driving west bound on Port Road, Rockwall property to the south.

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View driving east bound on Port Road, Rockwall property to the south.

As these public views across the Rockwall property are already characterized by existing development of the bathrooms and parked boats and because the proposed campground would be seasonal (4 months of the year) and would consist of up to seven tents, 10 cars and three RVs, the proposed project would have a less than significant impact on the visual quality of this public view.

View driving west bound on Port Road, Green shed in the middle of the photo to the south.

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View driving east bound on Port Rd, Green shed and recycling area on the southside of Port Rd.

As these public views are already characterized by existing development and the proposed project would eliminate the community recycling area and replace the existing shed with a similar shed, the proposed project would have a less than significant impact on the visual quality of this public view.

The City Council can determine that the project does not create an adverse impact on scenic areas from scenic roads or public viewing areas. Please see mock up of how the new shed would look from Port Road.

The east and north side of this shed would be an excellent place for a maritime themed mural. The City Council could consider placing a special condition on the permit that required that one or both faces be painted with a maritime or ocean themed mural. See optional special condition below.

Optional Special Condition 8: The City shall hire a local artist to paint the (east or north) side of the green shed.

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NATURAL RESOURCES
The Coastal General Plan includes the following relevant policies:

Open Space & Conservation Element Compliance Analysis

7.1. 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 project includes mitigation of
symbolic fencing, prohibition of
dogs and interpretive panels to
protect off site PAMB habitat and
off site riparian and wetland habitat
from negative effects of campers.

7.3. Every effort should be made to enhance wildlife habitats and maintain wildlife travel corridors along waterways and within riparian corridors, within the city and its environs.

The symbolic fencing, interpretive
panels, and relocation of the
community recycling facility will all
enhance wildlife habitat in the
cove.

7.4. The City shall protect the non-developed flat areas of Arena Cove as a flood basin, wildlife habitat, and critical link in the Arena Creek life-chain...insofar as possible given the objective of enhancing the area's economic development
potential. Any portions of this area that are environmentally sensitive habitat areas (ESHAs) as defined in Section 30107.5 of the Coastal Act shall be subject to the policies and standards of the certified LCP regarding the protection of ESHA.

The proposed project replaces
existing developed buildings with
new building in an identical
footprint. The remainder of the
parcel will remain undeveloped
except for the addition of ten picnic
tables, seven fire rings and
associated native landscaping.

Please see the biological
resources analysis section of this
report.

7.14. Since the Point Arena Mountain Beaver was listed as an endangered species on December 12, 1991, with beaver habitat potentially located along Point Arena Creek, the City shall establish a 500 feet riparian setback area ("Mountain Beaver Buffer Area") from the centerline of the stream as recommended by the United States Fish and Wildlife Service (USFWS). In addition, fences are prohibited within 15 feet of the center line to allow for wildlife migration along the travel corridor. Disturbance of the streambed is prohibited. Through zoning and subdivision regulations, the City shall restrict development in areas which contain identified rare
or endangered species of plants and animals, including the Point Arena Mountain Beaver.

A comprehensive biological survey
was completed and Point Arena
Mountain Beaver habitat was not
identified in the project area. The
proposed project areas do not
include any rare or endangered
species of plants and animals.

The proposed project would allow
seasonal camping only and
includes interpretive panels and
symbolic fencing to provide
information about protect the
riparian area, creek and Point
Arena Mountain Beaver habitat
that is across the creek and about
450 feet from the proposed
campground.

7.23. Five view sheds and scenic corridors are depicted on the Opportunities and Constraints Map and shall be protected from inappropriate developments and siting of buildings; significant Please see the visual analysis
section of this report.

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unavoidable alterations to view sheds and scenic corridors shall require mitigations that may be caused by such new
developments. These viewsheds/view corridors are: to the south from School Street; along Windy Hollow Road; along and from Riverside Drive; along Port Road; at Arena Cove.

7.32. The City shall establish the following system of
interconnecting trails and pathways (also see the Land-Use and Development Map and the Opportunities and Constraints Map) in a manner consistent with LCP policies, including but not limited to the LCP wetland and ESHA policies:

From Downtown to Harper Park
a. From Harper Park to the Cove
b. Along Devil's Cutoff
c. From School Street to Harper Park
d. From the Hay Annexation to Downtown
f. Along the bluffs, and connecting to the system, as shown on said map
Please discussion above regarding
sidewalks and bike trails under
Policy 3.5.2 and 3.5.4.

7.36. New development shall (a) be sited and designed to protect views to and along the ocean and scenic coastal areas (b) minimize the alteration of natural land forms, and (c) be visually compatible with the character of surrounding areas.

See discussion under visual
resources analysis.

Section 18.25.220 provides standards for development to protect natural resources. This section includes policies prohibiting and regulating new development (including vegetation removal) within or adjacent to environmentally sensitive habitat areas (ESHAs), and ESHA buffer zones are required between proposed development and identified ESHA.

A biological survey of the proposed project area was completed by Dark Gulch Consulting in 2025 as follows:
• 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 January 2, 2025 to identify and delineate potential ESHAs within the Study Area. Other survey dates include: January 8, January 16, January 20, January 26, February 17, February 20, February 27, March 3, March 9, March 17, March 22, April 4, April 20, May 1, May 17, May 23, May 28, June 7, June 14, June 19, June 25, July 1, July 6, July 12, July 19, July 26, August 3, August 8, August 19, August 30, September 4, September 26, and October 2, 2025.
• A survey for Point Arena Mountain Beaver (Aplodontia rufa nigra) was conducted on 7 April 2025 with US Fish and Wildlife biologists Greg Schmidt and Matthew Parker.

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• ESHA boundaries were mapped using sub-meter accuracy Global Positioning System (GPS} and/or hand-drawing boundaries.

Natural Communities: Per the biological assessment report prepared by Dark Gulch Consulting in 20225, the Project site is classified as a mix of developed lands (0.45 acres), non-native annual grassland, characterized by Sweet Vernal Grass Meadow SemiNatural Alliance (0.94 acres) and a Riparian Community of Goodding's willow (Salix gooddingii)- red willow (Salix laevigata) riparian woodland and forest (2.11 acres). • The developed areas include a bathroom structure (non-operational), a paved area where boats park seasonally and fishing equipment is stored. The Study Area has various non-native and introduced plants and trees spread throughout.
• Within the Study Area, a non-native perennial grassland is located in relatively flat areas that make up the majority of the site.

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• Goodding's willow - red willow riparian woodland and forest This vegetation community is defined by Salix gooddingii and/or Salix laevigata is dominant or co-dominant in the tree or shrub canopy. The trees are less than 30 meters in height, and the canopy is continuous and one or two tiered (Sayer et al. 2009). This community is ranked G4 S3.2 (Sawyer et al. 2009, CDFW 2025). This habitat type is present within the Study Area; however, it is located to the east. This area is undisturbed due to dense vegetation.

Table 1. Summary of biological communities within the Study Area.

Community
Typel Vegetation Community2 Vegetation Alliance3 Acreage Non-ESHA
Developed &
Landscaped N/A N/A 0.45
Valley &
Foothill
Grassland
Non-native Perennial
Grassland
Common Velvet Grass Meadow
(Holcus lanatus Semi-Natural
Herbaceous Stands) and Sweet
Vernal Grass Meadow
(Anthoxanthus odoratum SemiNatural Herbaceous Stands) 0.94 ESHA
Riparian Riparian Community
Goodding's willow (Salix gooddingii)
- red willow (Salix laevigata)
riparian woodland and forest 2.11
Special Status Plant Species. A total of 37 special-status plant species have been documented within the greater vicinity of the Study Area, of which 10 have the potential to occur within the Study Area. None of the following ten species were identified during the numerous plant surveys: Deceiving sedge (Carex saliniformis), Mendocino paintbrush (Castilleja mendocinensis), Supple daisy (Erigeron supplex), Coast fawn lily (Erythronium revolutum), Pacific gilia (Gilia capitata ssp. pacifica), Contra Costa goldfields (Lasthenia conjugens), Coast lily (Lilium maritimum), Marsh microseris (Microseris paludosa), Wolf's evening-primrose (Oenothera wolfii), or Maple-leaved checkerbloom (Sidalcea malachroides).

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 16 have the potential to occur within the Study Area. Northwestern pond turtle, Point Arena Mountain beaver, Pacific tailed frog, obscure bumble bee, western bumble bee, Townsends big-eared bat, tidewater goby, Stellar sea lion, Gualala roach, pink salmon, Coho salmon - central California coast ESU, Steelhead - northern California DPS, northern red-legged frog, foothill yellow-legged frog, California red-legged frog, and Southern torrent salamander were evaluated to have potential to occur within the Study Area.

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• However, only the obscure bumble bee and western bumble bee, were identified in the Study Area during the survey.
• It was determined during post survey conversations with representatives from CDFW and USFWS that the project has the potential to impact off-site populations of Point Arena Mountain beaver, Coho salmon and Steelhead, as PAMB is located throughout the bluff face of the cliffs around the picnic table at friendship park and the Coho salmon and steelhead have been identified at various times in Arena Creek.

See Special Condition 1 & 2: Special Condition 1 and 2 include all required mitigation measures to protect natural resources, special status species and special natural communities from significant impacts.

ALTERNATIVE LOCATION ANALYSIS
Analysis of Least Damaging Alternative. The biological report included an analysis of the least damaging alternative location for the proposed improvements. The least damaging alternative location for the project is the proposed location as detailed below:
• Recycling Center. The removal of the recycling center to an area that is 1) not in the harbor cove and 2) not in a flood plain removes the threat of pollution entering the watercourse and the ocean. Moving this recycling center to an area away from Arena Cove helps prevent spread of trash into sensitive habitat occupied by Point Arena Mountain Beaver (PAMB). While this does not directly benefit PAMB's, it helps minimize predators in this sensitive habitat, therefore protecting the endangered species.
• Green Shed Replacement. Replacement of the shed will reuse the existing footprint and include a five foot addition to the south such that the shed is 20’ X 25 feet. Both the current shed and the replacement shed would be within the fifty-foot buffer of Arena Creek. However, there is no other site on City property that can achieve the existing purposes of the shed, as detailed below:
o The shed provides power and the controller for the City’s sewage lift station, the pier and the tsunami warning siren for Arena Cove. The green shed must be located adjacent to the sewage lift station which must be located at the lowest elevation of the cove to allow gravity flow of sewage from the businesses, hotels, homes and the pier to the lift station. If the green shed and sewer lift station were relocated to the Rockwall property, some of the businesses in the Port and the pier itself would not be able to continue to use gravity feed to the sewer lift station. The green shed is at an elevation of 18 feet and relocating the shed to the Rockwall property (out of the riparian buffer) would take it to 20 feet in elevation, but for sewage to travel under gravity flow it must achieve a minimum fall over a limited distance (1/8 inch per foot for pipes 4 inches or larger). The new location would be 462 feet to the east and so would need 57 feet of additional fall instead of STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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the 2 feet of elevation gain caused by existing topography. Therefore, if it not feasible to move the shed and the sewer lift station to the Rockwall property and continue to allow gravity feed sewage flow to the lift station. o Additionally, the shed is also used to store equipment and the ice machines that support both the commercial fish industry and the pier operations, and relocating the shed to the Rockwall property would significantly reduce operational efficiency.
o The proposed 5-foot expansion of the green shed to the south is necessary to allow the shed to be used for storage of the fork lift and provide the necessary four foot clear around the electrical panels and controllers. It would not increase the intensity of use of the Shed but instead allow the continued existing uses to comply with the building and electrical codes.

The shed expansion of 5 feet would occur in an already paved area of the parking lot, and this would not result in new impervious surfaces or ground disturbance. This area already drains into a vegetated bioswale. • Campground. The proposed campground would be on a graded lot on the south side of the Study Area. This area is dominated by non-native species and will require less grading than any other location. It is important to note that this area was already used as a campground/mobile home park for many years. The campground will be adjacent to a riparian area, but appropriate buffers and mitigation measures would reduce impacts to both the ESHA and PAMB's.

Therefore, with the limitations due to existing infrastructure and minimizing impacts, the proposed project location is in the least damaging location. Much of the proposed campground is in the buffer zone. It is important to note that the campground will not impact the existing riparian vegetation. All facilities will be located in the already-disturbed mowed field. Nevertheless, the report included a reduced buffer analysis which indicated that the proposed reduced buffer distance would not have a significant adverse impact on the habitat.

ARCHAEOLOGICAL RESOURCES
A cultural resources inventory was prepared for the project, which explored both historic and prehistoric resources on site. No Native American cultural resources were identified during this investigation or disclosed during tribal outreach and correspondence. The cultural resources investigation supports a finding that no substantial adverse change to a historical resource will occur (CEQA 15064.5 (a)) because of the construction of the project. Furthermore, Staff recommends Special Condition 17 and 18 to address any accidental discovery.

Special Condition 17: Unanticipated Discovery of Cultural Resources.

If cultural resources are encountered during construction activities, all onsite work shall cease in the immediate area and within a 50-foot buffer of the discovery location. A qualified archaeologist will be retained to evaluate and assess the significance of the discovery, and develop and implement an avoidance or STAFF REPORT CDP# 2025-04, Use Permit# 2025-01 (City of Point Arena) July 21, 2026
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mitigation plan, as appropriate. For discoveries known or likely to be associated with Native American heritage (precontact sites and select historic period sites), the Manchester Band of Pomo Indians (contact: F. Jaime Cobarrubia, Chairperson, (707) 882-2788 or (707) 882-3417) should also be contacted immediately to evaluate the discovery and, in consultation with the project proponent, the County, and consulting archaeologist, develop a treatment plan in any instance where significant impacts cannot be avoided. Precontact materials which could be encountered include obsidian and chert debitage or formal tools, grinding implements, (e.g., pestles, handstones, bowl mortars, slabs), locally darkened midden, deposits of shell, faunal remains, and human burials. Historic archaeological discoveries may include 19th century building foundations, structural remains, or concentrations of artifacts made of glass, ceramics, metal or other materials found in buried pits, wells or privies.

Special Condition 18: 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 on cultural resources and is consistent with the City’s cultural resource protection policies.

RECOMMENDED ACTION

1. Adopt a resolution of the City Council approving the Mitigated Negative Declaration for the Arena Cove Campground Project.

2. Adopt a Resolution of the City Council Approving Use Permit, Coastal Development Permit for the Arena Cove Campground Project.

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

1. Arena Cove Site Plan

2. Rockwall Campground Site Plan

3. Bathroom Floor Plans and Elevations

4. Project Details – signage, Fencing, interpretive Panels

5. Rockwall Property demolition Plan

6. Green Shed Replacement Building Floor Plan and Elevations & Colors

7. Plans and Specifications for Flake Ice Machine

8. Photos of existing Conditions

9. Mitigated Negative Declaration for Arena Cove Campground Project

10.Biological Assessment

11.Wetland Delineation
2 PLAN VIEW
Drawing No.

Scale
Project ManagerDrawn ByDateCAD File Name
S 2
Marie Jones
MAS
Plan view Site Plan
4/12/25
Point Arena Cove
No. Date Issue Notes
Total Sheets
Sheet Project
1 of 2
Size 11x17
Site Plan
Marie Jones
Consulting
707-357-6408

PLAN VIEW
Dra
S
ProDrDaCA
N
C
o
t ee hS
tcej orP
71x11ezi
(E) Green Shed(P) Green Shed
(E) Recycle Area(P) Summer Boat Storage
(P) Winter Boat Storage
Boat
(P) Interpretive Panel
(P) Symbolic Fencing
(P) Symbolic Fencing
(P) SummerCampgroundSee S1
(P) Interpretive Panel
(E) Bathroom (P) Bathroom
(P) Temporary Pier Staging Area
(P) Safety Fencing
(P) Arena Cove Park Sign
(P) Arena Cove Campground Sign
(P) = Proposed(E) = Existing
2 PLAN VIEW
Drawing No.

Scale
Project Manager
Drawn By
Date
CAD File Name
S 1
Marie Jones
MAS
4/12/25 Plan view SitePlan
P
oint Arena
C
a
mpground
No. Date Issue Notes
Total Sheets
Project Sheet
1 of 1
Size 11x17
Site Plan
M
arie Jone
s
Consulti
n
g
707-357-640
8 Port Road
Campsite 5
Campsite 6
Campsite 2
Campsite 1
Campsite 4
Bathroom
Point Arena Cove Campground
Campsite 3
Campsite 7
RV 8
RV 9
RV 10
Park Model RV
Garrya Elliptica (Silk Tassle)
Baccharis pilularis (Cayote Bush)
Native Salvia Existing Paving
RV Camp Host
Trail to the Cove
Symbolic fencing Propopsed Campsite
Parking spaces
Gravel vehicular
access road
5'-0"
2 1
B
C
6 A
3 4 5
D
9 8 7
STORAGE/ UTIL.

MENS
WOMENS

ACCESSIBLE
D2
4 5
2 3
25'-0"
1 A3.1
1 A3.1

BATHROOM PLAN
Scale: 1/4" = 1'-0" 1

UTILITY
SINK
2 3'-0"
2'-0"
TYP
2x6 Wall
15'-10 1/4"
4'-0"
8'-1 1/4"
2x8 Wall
2x4 Wall
4'-0"
4'-0"
3'-0"
Drawing No.

Scale
Project Manager
Drawn By
Date
CAD File Name
A1.0
Cynthia Sharon
MAS
11/23/25
of 3
Pla
n
s
P
u
blic
B
ath
s
P
oint Arena
C
a
mpground
No. Date Issue Notes
Total Sheets
D
a
n
cin
g
D
o
g
Design Build
707-357-0339 Lic # 901297
Project Sheet 1
Size 11x17

WINDOW SCHEDULE
All windows to be Milgard style line Dual paned Low-E, WUI-COMPLIANT DIMS ARE RO. HEAD HEIGHT 6'-10" TYP
ID Width Height Type Notes Sill Ht Head Ht
1 3'0" 2'0" Awning Fixed 3'0" 5'0" 2 3'0" 2'0" Awning Fixed 3'0" 5'0" 3 3'0" 2'0" Awning Fixed 3'0" 5'0" 4 3'0" 2'0" Awning Fixed 3'0" 5'0" 5 3'0" 2'0" Awning Fixed 3'0" 5'0" 6 3'0" 2'0" Awning Fixed 3'0" 5'0" 7 3'0" 2'0" Awning Fixed 3'0" 5'0" 8 3'0" 2'0" Awning Fixed 3'0" 5'0" 9 3'0" 2'0" Awning Fixed 3'0" 5'0" DOOR SCHEDULE

DIMS ARE ACTUAL DOOR SIZE
EXT are Therma Tru white fiberglass
INT Paint Grade
ID Width Height Configuration Notes
A 3'0" 6'8" Swing Simple Fiberglass Slab Door
B 3'0" 6'8" Swing Simple Fiberglass Slab Door
C 3'0" 6'8" Swing Simple Fiberglass Slab Door
D 3'0" 6'8" Swing Simple Fiberglass Slab Door
Note:

Public access (accessible) doors shall have a lever style handle, and max. force 5 # (Ext.) and 5# (Int.) to be operable. Levers shall be 30"-44" AFF. Accessible doors shall have accessible sills with max. rise of 1/2" if using a beveled sill. SEE 2/3A31
Bathroom Fixtures & Faucets
Approved
County Requirement Brand Model Specificiactions Water Compliant Asessibility
All toilets in the above mentioned units will be low flow using no more that 1.6 gal/use Glaciar Bay
SKU: 215-583, 1.1/1.6 GPF

DUAL FLUSH ELONGATED
All-In-One Toilet (Build)

1.1 to 1.6 GPF Yes
All handwashing sinks will be push
cycle shut off faucets that limits the
flow to 0.25 gal/use.

ELKAY
Commercial Faucet
Model LK654 Deck Mount
Single Hole Metering Faucet
(Build)

0.25 gal/use Yes
Dra
wingNo. Scale Project Mana
ger Drawn By Date CAD File Name A2.1 Cynthia Sharon MAS 11/23/25 of 3 Elevations Public Baths Point Arena Campground No. Date Issue Note s
Total SheetsDancing Dog Design Build
707-357-0339 Lic # 901297
Project Sheet
25 Size 11x17
6 EASTElev
Scale:1/4"=1'-0"
2 ARCH.SHINGLES
4 12

RESTROOM
Min 18" CLEAR 4 12

EMPLOYEESONLY

CONCRETESIDEWALK
789
NORTHElev
Scale:1/4"=1'-0"
3 ARCH.SHINGLES

BOARD&BATTEN
MEN
345
SOUTHELEV.

Scale:1/4"=1'-0"
1 CONCRETELANDING

BOARD&BATTEN
24"BOXED
EAVETYP.

FF0" WAL
LHT8'
PEAK
12'3
WOMEN 1 2 WEST Elev Scale: 1/4" = 1'-0" 4
FF0"
4 12
4 12
Drawing No.

Scale
Project Manager
Drawn By
Date
CAD File Name
A3.1
Cynthia Sharon
MAS
11/23/25
of 3
S
e
ctio
n
E
W
P
u
blic
B
ath
s
P
oint Arena
C
a
mpground
No. Date Issue Notes
Total Sheets
D
a
n
cin
g
D
o
g
Design Build
707-357-0339 Lic # 901297
Project Sheet 3
Size 11x17
Section
Scale: 1/4" = 1'-0" 1
Typical Wall Assembly:

Roof:
strucural details for fastening schedule and layout
Synfelt or similar) over 5/8" CDX plywood over trusses/ rafters. See Class A Lifetime architectural shingles over roof underlayment (Rex Vanguard WUI- approved soffit vents
ratio of 1:150. Roof drip edge, flashing, and roof jacks to be copper. Boxed soffit with 2x conheart redwood facia. Roof shall be vented at a Ceilings shall have 5/8"denshield finished to a commercial flat wall finish Exterior Wall Assembly
nailed per structural details. Hardipanel over Tyvek housewrap (or equiv) over 1/2" CDX Plywood; with ringshank nails, set flush to batten. All cut ends to be primed. Battens to be 1 x3 radiatta pine smooth face out. Battens to be fastened driven flush to surface. Outside corners shall be 1x6 radiatta pine. All window and door trim to 1x4 radiatta pine, nailed with ringshank nails, Moore semi-gloss finish paint in a contrasting color. exterior paint. All window trim shall be painted with two coats of Benjamin All walls shall be painted with two coats of Benjamin Moore Low Lustre INSTALL' All cut ends of the Hardipanel panels MUST BE PRIMED PRIOR TO Interior Wall Assembly
(unconditioned space). Cedarmill hardipanel with 3/8" x 1 1/2" battens at 4'oc. No insulation paint. primed and painted with two coats of Benjamin Moore eggshell finish four sides and trim shall have butt joints. Walls,ceiling, and all trim shall be be 1x4 hardi trim (cementitious). Window openings shall be jambed on All interior wall and door trim shall be 1x3 radiatta pine, baseboards shall Floor
gravel with no fines. See also structural details
4" concrete slab over 15 mil vapor barrier taped at all seams, over 4" min. 1/2"MAX
1/4"MAX
MAX SLOPE 1:2
1/4"MAX
MAX SLOPE 1:2

THRESHOLD FOR ACCESSABLE DOORS
Scale: Half Actual Size 2
Welcome Signs

ARENA COVE

CAMPGROUND
This sign could be installed in
May and removed in
September of each year

ARENA COVE PARK
Proposed Fencing Design
Split Rail Habitat Protective Fencing
Proposed for Arena Cove Park Trail & Arena Cove
Campground
I-hook and line fencing proposed for
Bluff edge at Arena Cove Park
Cabin Models #1
Mendo Cabins
https://mendocabins.com/gallery/
Cabin Model #2
Rustic Interior
https://www.californiatinyhouse.com/projects
Cabin Model #3- Coastal
Cabin Model – Camp Host
Modern
City-Owned Park Model RV or Tiny Homes for
Campground
• Many Styles to Chose from
• Park Model RV
• Tiny Home
• Style and manufacturer
can be selected at a later
date.
• General direction sought
now.
• Minimalist or Full Service
• In suite kitchen
• In suite bath?
• One room cabin bedroom?
• Issues to consider
• Cleaning costs & staffing
• Desirability and rental rates
• Cleaning costs of $40/night versus
additional rental income?
• How affordable do you want the
low-cost visitor serving
accommodations?
https://www.californiatinyhouse.com/projects
Interpretive Panels
2 to 5 panels
• Two at Arena Cove Park &
Campground
• PAMB Protection & dog rules
• Ecological values of arena creek
and riparian vegetation
• Replace 3 older panels on
Pier?
• Whale Migration
• Ocean Pollution
• Albatross
Existing
Interpretive
Panels – replace
or retain?
Interpretive panel style
• Traditional T
style
Preferred for trail
• Cantilevered
Trail alternative
• Single Post
Trail alternative
Upright – for Campground
Rules
Rail Mount – for Pier
Campground Rules Sign
Campground Rules
• No dogs. No pets.
• No RVs.
• No generators.
• No amplified sound.
• Pack it in, pack it out.
• 4 people max per
campsite.
• Open May to Sept only.

Wayfinding Sign
Wayfinding Sign for Harbor
Illustrate:
• Public Bathroom
• Land Trust Trail to BLM
• Arena Cove Park
• Campground
• Listing of businesses
• What else?
Safety Signage – alternative designs
2 PLAN VIEW
Drawing No.

Scale
Project ManagerDrawn ByDateCAD File Name
S
1 Marie Jones
MAS
Plan view SitePlan
4/12/25
Point Arena Campground
No. Date Issue Notes
Total Sheets
Sheet Project
1 of 1
Size 11x17
Site Plan
Marie Jones
Consulting
707-357-6408
Demolition Plan
3 0 1 2 4

PLAN - OVERALL SITE DEMOLITION
SCALE: 1/4" = 1'-0"
R
E
R
M
M

WETWELL
VALVE
VAULT
R

SIREN HORNS AT

TOP OF POLE
POLE

TSUNAMI ALARM

SYSTEM CONTROL
PANELS (2)

EXISTING CHAIN LINK

FENCE TO BE REMOVED

EXISTING

RECYCLE BINS

PROPERTY
LINE

EXISTING CHAIN LINK

ROLLING GATE TO BE

REMOVED

EXISTING CHAIN LINK

FENCE TO BE REMOVED

EXISTING CHAIN LINK

FENCE TO BE REMOVED

EXISTING RECYCLE

BIN TO BE REMOVED
9 R R R R R
R
E
E

EXISTING STREETLIGHT AND ASSOCIATED

POWER HANDHOLE TO REMAIN

EXISTING PIER

LIFT STATION

ATT DISTRIBUTION
VAULT
D15
D18

PF&E DISTRIBUTION
VAULT D1
E
E
13 14 15 16
1 EDGE OF ROADWAY EDGE OF ROADWAY

PORT ROAD

EXISTING SHED

BUILDING
APPROXIMATELY 30 FEET
D14

CABLE PULLING

HANDHOLE

CONCRETE PAD TO

BE REMOVED

CONCRETE BARRIER

BLOCKS TO REMAIN

CONCRETE BARRIER

BLOCKS TO BE

REMOVED

CONCRETE BARRIER

BLOCKS TO BE

REMOVED

PORT SIGN TO
REMAIN

HANDHOLE OF

UNKNOWN

PURPOSE TO BE

REMOVED

PROPERTY LINE
D2
D16 530-242-1134 1197 Magnolia Ave. Redding, CA 96001 E-mail: [email protected] RICHARD SAMPLE ENGINEERING MS

DRAFTING
DESIGN

CLEAN WATER
E21 30% DESIGN PIER LIFT STATION OVERALL SITE DEMOLITION PLAN 0 1 2 4

PLAN - OVERALL LS SITE PROPOSED ELECTRICAL
SCALE: 1/4" = 1'-0"
M
M

WETWELL
VALVE
VAULT
E
E

EXISTING PIER

LIFT STATION
E

ATT DISTRIBUTION
VAULT
XX
E
E
A
E26
X
E26

SIREN HORNS AT

TOP OF POLE
POLE

TSUNAMI ALARM

SYSTEM CONTROL
PANELS (2)
HANDHOLE HH-3
HANDHOLE HH-2
HANDHOLE HH-1
XX

PROPANE TANK WITH

CONCRETE BASE
XX XX
XX
XX
XX
XX
XX

XX XX XX

TX TX TX TX
TX
XX

TEMPORARY CHAIN

LINK FENCE & GATE

NEW SHED

BUILDING

NEW CHAIN LINK

FENCING

EXISTING STREETLIGHT AND ASSOCIATED

POWER HANDHOLE TO REMAIN

PF&E DISTRIBUTION
VAULT

EDGE OF ROADWAY EDGE OF ROADWAY

PORT ROAD
XX
APPROXIMATELY 30 FEET

CONCRETE BARRIER
BLOCKS

PROPERTY LINE

EXISTING

RECYCLE BINS

PROPERTY
LINE
XX
XX XX
XX

PROPOSED CMU

BLOCK WALL

PROPOSED CMU

BLOCK WALL

GENERATOR WITH

CONCRETE BASE

PROPOSED
CONCRETE RAMP 530-242-1134 1197 Magnolia Ave. Redding, CA 96001 E-mail: [email protected] RICHARD SAMPLE ENGINEERING MS

DRAFTING
DESIGN

CLEAN WATER
E24 30% DESIGN PIER LIFT STATION OVERALL SITE PROPOSED ELECTRICAL PLAN PLAN - BUILDING & LIFT STATION PROPOSED ELECTRICAL SCALE: 1/4" = 1'-0" S S J S LB LXX LB L M EF-X X S EX EXHAUST FAN WITH INTEGRAL LOUVER XX J J E E MM FFFFF XX XX XX E E XX XX HANDHOLE HH-2 HANDHOLE HH-1 XX XX TXX TXX TXX TXX TXX LA LA XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX ACTUAL DISTANCE IS 30FT XX XX XX BOLLARD (TYPICAL) XX XX POLE XXXXXX XX XX XX XX XX XX TO ATT VAULT E E XX TSUNAMI ALARM SYSTEM CONTROL PANELS (2) ALARM HORNS AT TOP OF POLE CONDUITS TO RACK CONDUITS TO RACK OVERHEAD DOOR XX PROPOSED WORKBENCH PROPOSED SHELVING PROPOSED CMU BLOCK WALL PROPOSED CONCRETE RAMP J ICE MACHINE IM-2 ICE MACHINE IM-1 LA J WIREMOLD PLUG STRIP ABOVE WORKBENCH CONDUITS TO GENERATOR NEW 24FT BY 20FT SHED BUILDING E25 30% DESIGN

PIER LIFT STATION BUILDING AND LIFT

STATION PROPOSED ELECTRICAL PLAN
530-242-1134
1197 Magnolia Ave. Redding, CA 96001
E-mail: [email protected]

RICHARD SAMPLE ENGINEERING MS DRAFTING DESIGN CLEAN WATER Green Shed Elevations
Dimensions: shed is 25’ long X 20’ wide X 11’ tall
Colors: Metal Roof and Doors- Fern Green; Walls - Ash Grey Roof Pitch 4/12
Roof Overhang 2’
Walk in door 3’ X 7’
Roll Up Door 12’ X 12’
North West Elevation
North West Interior Elevation
West Elevation
South West Elevation
South Elevation
East Elevation
North Elevation

BATTERY

CHARGER

GENERATOR

ENCLOSURE
ENGINE

EXHAUST PIPE

ELEVATION - STANDBY GENERATOR / ENCLOSURE

NOT TO SCALE
A
1/2" DIA. x8" GALVANIZED
ANCHOR BOLT, TYPICAL OF 4

LOCATIONS COORDINATED

WITH MANUFACTURER

DOORS REMOVED TO

SHOW EQUIPMENT INSIDE

SKIN-TIGHT ENCLOSURE

CONTROL
PANEL
OUTPUT

BREAKER
NO. 4 HOOP
(TYP OF 6)
NO. 4 ROD
(TYP OF 4)
ENGINE

POURED IN PLACE
CONCRETE BASE WITH 1"

CHAMFER EDGE ON TOP
X

SILENCER
3" TYP

BATTERY CHARGER
OUTPUT

BREAKER

CONTROL
PANEL

CONCRETE
BASE
XX
A
XXX

PLAN - STANDBY PROPANE GENERATOR

BATTERY

CHARGER

GENERATOR

ENCLOSURE
ENGINE

EXHAUST PIPE

ELEVATION - STANDBY GENERATOR / ENCLOSURE

NOT TO SCALE
A

SILICONE SEALANT
(GRAY, 50 YEAR, U.V.

RESISTANT) BETWEEN

GENERATOR SKID AND

CONCRETE BASE

DOORS REMOVED TO

SHOW EQUIPMENT INSIDE

SKIN-TIGHT ENCLOSURE

CONTROL
PANEL
OUTPUT

BREAKER
NO. 4 ROD
(TYP OF 4)
GRADE
ENGINE
X

SILENCER
3" TYP
24"

BATTERY CHARGER
OUTPUT

BREAKER

CONTROL
PANEL

CONCRETE
BASE
XX
A
E26
XXX
E24,26

ELEVATION - TEMPORARY ELECTRICAL EQUIPMENT RACK
E24 NOT TO SCALE
12"
X

NOT TO SCALE
GRADE
18" DIAMETER
1" THICK EXTERIOR GRADE

PLYWOOD BACKBOARD

PLYWOOD WITH SEALANT ON TOPSIDE TO

PROVIDE RAIN PROTECTION OVER

ELECTRICAL EQUIPMENT
B

GALVANIZED STEEL BOLTS

AND HARDWARE (TYP)
4" X 6" TREATED WOOD

POST (TYP)
66"
48"

XXX XXX XXX
XXX
XXX
XXX
XXX

TXX TXX
TXX
TXX
TXX
TXX
TXX 530-242-1134 1197 Magnolia Ave. Redding, CA 96001 E-mail: [email protected] RICHARD SAMPLE ENGINEERING MS

DRAFTING
DESIGN

CLEAN WATER
E26 30% DESIGN PIER LIFT STATION GENERATOR PLAN, MISCELLANEOUS ELEVATIONS NO.
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 DEMOLITION CONDUIT & CABLE SCHEDULE
16 18

DESCRIPTION
19 22
20 21

CONDUIT AND WIRE TO BE REMOVED
17 CONDUIT AND WIRE TO BE REMOVED

CONDUIT AND WIRE TO BE REMOVED

POWER CONDUIT TO REMAIN, WIRE TO BE REMOVED

CONDUIT & WIRE TO REMAIN WITHOUT MODIFICATION

FLOAT CABLES TO BE REUSED
NO. EQUIPMENT DESCRIPTION STATUS
D1
D2
D3
D4
D5
D6

PG&E POWER DISTRIBUTION VAULT

UTILITY SERVICE METER, BREAKER

SERVICE GROUND RODS

ENCLOSED BREAKER
REMAIN
240V, 1-PHASE RECEPTACLE

DEMOLITION ELECTRICAL EQUIPMENT SCHEDULE
REMOVE
REMOVE
D7 POWER WIREWAY
D8
D9
D10
D11
D12
D13
D14
D15
D16
D17
D18

SUNAMI ALARM SYSTEM EQUIPMENT

LIFT STATION CABLE PULLING HANDHOLE

MISCELLANOUS ELECTRICAL DEVICES, LOADS
D19
LIFT STATION PUMPS, 240V, 3-PHASE, 5 HP
REMOVE
REMOVE
REMAIN
REMOVE
REMOVE

RELOCATE
REMOVE
REMOVE
REMOVE

ATT TELEPHONE DISTRIBUTION VAULT
WETWELL LEVEL FLOATS (5)
REMAIN
REMAIN

MANUAL TRANSFER SWITCH
POWER PANELBOARD, 120/240V, 1-PHASE

PORTABLE GENERATOR CONNECTION RECEPTACLE
REMOVE
REMOVE
REMOVE

PUMP CABLES TO BE REUSED

POWER CONDUIT TO REMAIN, WIRE TO BE REMOVED

SIGNAL CONDUIT TO REMAIN, WIRE TO BE REMOVED

POWER CONDUIT AND WIRE TO BE REMOVED

POWER CONDUIT AND WIRE TO BE REMOVED

SIGNAL CONDUIT AND WIRE TO BE REMOVED

CONDUIT TO BE REUSED, WIRE TO BE REMOVED

CONDUIT TO BE ABANDONED, WIRE TO BE REMOVED

CONDUIT AND WIRE TO BE REMOVED

CONDUIT AND WIRE TO BE REMOVED

CONDUIT AND WIRE TO BE REMOVED

CONDUIT AND WIRE TO BE REMOVED

CONDUIT AND WIRE TO BE REMOVED

CONDUIT AND WIRE TO BE REMOVED

CONDUIT AND WIRE TO BE REMOVED

CONDUIT AND WIRE TO BE REMOVED
POWER

UTILITY
VAULT
E
D1
R
KWH
100A
3P
R
R
2 D2
1 R
GRD

PIER LIFT STATION SHED DEMOLITION ONE-LINE DIAGRAM

PG&E METER
100A, 240V, 4W
R
E
R
R D3
PANELBOARD 120/240V, 3-PHASE, 100A
20A
1P
50A
2P
R
20A
1P
20A
1P
20A
2P
60A
3P
VALVE
VAULT

SHED BUILDING
3 R
R
R
GFCI
R
R
GFCI
R
R
R
R
R
R R
R
D10
R
R
R
D6
R
D5 D5

TSUNAMI ALARM

SYSTEM EQUIPMENT
ENCLOSURES (2)
R R
R
D4
6 MTS
D8
D9
D11
E
R
R
D16

LIFT STATION

PUMP CONTROL PNL
R
R
R
D17
D7
R
R
11 7
12 5 4
8 10

TELEPHONE

UTILITY
VAULT
E
D15 13

NETWORK

INTERFACE
JACK R
E
D14
R R R
R
R R R

WETWELL

TERMINALS
M
E
21 E
M
E
21 E
F
D21
F
E
PUMP #1 PUMP #2
5HP, 240V, 3PH
F
E
F
F
D20
E E
20 22
R R R
D18
14 17
D19 E
18 19
15 16
14 15 16
R
L R
R
R
D12
D13
E
ALARM
HORN
E E E
YAGI

ANTENNAS
E
E
?? ??
9 23
24 25
24 CONDUIT & WIRE TO UNKNOWN SOURCE TO BE REMOVED
23 CCTV COAXIAL CABLE TO UNKNOW DESTINATION
D20
D21

CCTV SECURITY CAMERA

AREA FLOODLIGHT
R
??
CLASS 1, DIVISION 1 AREA

WIREWAY
XX
REMOVE

TELEPHONE UTILITY NETWORK INTERFACE JACK

LIFT STATION PACKAGED CONTROL PANEL

LIFT STATION ALARM LIGHT REMOVE

LIFT STATION POWER & SIGNAL TERMINAL CABINET
REMAIN
REMAIN
25 WIRE TO UNKNOWN DESTINATION TO BE REMOVED
E23 30% DESIGN PIER LIFT STATION DEMOLITION ONE-LINE DIAGRAM 530-242-1134 1197 Magnolia Ave. Redding, CA 96001 E-mail: [email protected] RICHARD SAMPLE ENGINEERING MS

DRAFTING
DESIGN

CLEAN WATER
Modular Ice Machine
Item #:

Project:

Qty:

AIA#:
© HOSHIZAKI AMERICA, INC. 618 Hwy, 74 S., Peachtree City, GA 30269 | TEL 800-438-6087 | FAX 800-345-1325 | www.hoshizakiamerica.com Cube Dimensions*
* approximate size in inches, image not to scale
Features
• Flaker - Up to 1705 lbs. of ice production per
24 hours
• Cubelet - Up to 1376 lbs. of ice production per
24 hours
• Mount two units, side-by-side, in only 60” of floor
space for double the amount of ice production
• 2 second flush cycle every hour
• Flush cycle removes sediment for cleaner ice
• Infrared bin control for easy cleaning and reliability • R-404A Refrigerant
Durable stainless steel exterior
Advanced CleanCycle24TM design
Stainless steel auger with greaseless
bearing
Available on Bins:
• Ambient Temp Range 45 - 100°F
• Water Temp Range 45 - 90°F
• Water Pressure 10 - 113 PSIG
• Voltage Range 187-253V
Operating Limits
• Icemaker Water Supply Line: Minimum 1/4” Nominal ID
Copper Water Tubing or Equivalent
• Icemaker Drain Line: Minimum 3/4” Nominal ID Hard Pipe or Equivalent
Water-Cooled Model (Lines Must Be Independent of Icemaker) • Condenser Water Supply Line: Minimum 1/4” Nominal ID
Copper Water Tubing or Equivalent
• Condenser Drain/Return Line: Minimum 1/4” Nominal ID
Hard Pipe (open drain system) or Copper Water Tubing
(closed loop system) or Equivalent
Plumbing
• Panels easily removed and all components
accessible for service.
• Removable/cleanable air filter (Air-cooled model only) • Allow 6” (15 cm) clearance at rear and sides, and 24” (61 cm) clearance at top for proper air circulation and ease of maintenance/service.

Service
W x D x H
Hoshizaki reserves the right to change specifications without notice. 3 Year Parts & Labor on entire machine. 5 Year Parts on Compressor; air-cooled condenser coil. Valid in United States, Canada, Puerto Rico and U.S. Territories.

Contact factory for warranty in other countries.

Warranty:

F-1501M_J(Z)(-C) F-1501M_J(Z)(-C)
07/07/23
Item # 13339
Slim-Line Series
Water-Cooled Cubelet
F-1501MWJ-C
1/2”
1/2”
3/4”
3/4”
Top kit may be required. See Bin Spec Sheets.

B-1300SS
B-1500SS
B-250SF
B-500SF
B-900SF
B-1150SS
B-1650SS
1”
Flaked Cubelet
F-1501M_J(Z) F-1501M_J(Z)-C
TM
30" x 273/8" x 345/8"
F-1501MWJ
Water-Cooled Flaker
B-700SF
B-800SF
Air-Cooled Cubelet
F-1501MAJ-C
F-1501MAJ
Air-Cooled Flaker
Shown on optional bin B-900
F-1501MRJZ
Remote Air-Cooled Flaker
Remote Air-Cooled Cubelet
F-1501MRJZ-C
Air / Water Temp Condenser Model Lbs. per 24 hours
70°/ 50°F 90°/ 70°F

ICE PRODUCTION
Potable
Gal. per 100 lbs.

Condenser
Gal. per 100 lbs.

Heat
Rejection
BTU/hr.

Voltage

WATER USAGE
90°/ 70°F 90°/ 70°F

ELECTRICAL
90°/ 70°F
kWh Used
per 100 lbs. Amperage
1543
1624
1532
F-1501MAJ
F-1501MWJ
F-1501MRJZ
1154
1410
1181
Air
Water
Remote
F-1501MAJ-C
F-1501MWJ-C
F-1501MRJZ-C
Air
Water
Remote
1327
1376
1353
1020
1218
1054

12.0 12.0

12.0 N/A
123
N/A
N/A
105
N/A

4.61 3.76

4.50 4.00

3.20 4.00
20A
20A
20A
20A
20A
20A

15.9A

15.4A

15.3A

15.9A

15.4A

15.3A
208-230/60/1
208-230/60/1
208-230/60/1
12,300
12,800
13,800
12,300
12,900
13,800
300 / 325
300 / 350
300 / 325
Ice machines must be hard-wired at site.

Circuit
Wires
(including ground)
Net / Ship
Weight (lbs.)
Refrigerant
Charge Amount
4 4
4 4
4 4
2 lbs. 5 oz.
1 lb. 4.5 oz.
5 lb. 2.5 oz.

12.0 12.0

12.0 300 / 325
300 / 330
300 / 325
2 lbs. 5 oz.
1 lb. 4.5 oz.
5 lb. 2.5 oz.
†
(with condenser)
9 lbs. 9 oz. †
208-230/60/1
208-230/60/1
208-230/60/1 9 lbs. 9 oz. †
343/4” x 32” x 40”
Shipping Dimensions
Min. Circuit/
Max. Fuse
Size
© HOSHIZAKI AMERICA, INC. 618 Hwy, 74 S., Peachtree City, GA 30269 | TEL 800-438-6087 | FAX 800-345-1325 | www.hoshizakiamerica.com BOTTOM VIEW SIDE VIEW FRONT VIEW mm
[inch]
Modular Ice Machine
Slim-Line Series

WATER-COOLED REMOTE AIR-COOLED

WATER-COOLED REMOTE AIR-COOLED

AIR-COOLED

AIR-COOLED

AIR-COOLED
Front

REAR VIEW
Front

WATER-COOLED

REMOTE AIR-COOLED
Front

AIR-COOLED WATER-COOLED REMOTE AIR-COOLED
Front Front
F-1501M_J(Z)(-C) F-1501M_J(Z)(-C)
07/07/23
Item # 13339
Voltage supply for the URC
Remote Condenser is supplied
from the Ice Maker. No addtional
circuit is required.

URC-14FZ Remote Condenser (Sold Separately)
(W x D x H) 35 11/16 x 14 1/16 x 36 1/2
For Use with F-1501MRJZ(-C)
35 11/16 14 1/16
36 1/2
22 17 1/4 35 3/8 Liquid Refrigerant
Line Tubing
Electrical
Conduit
Access
1/2 Discharge Line Tubing
Brazed Line Sets
(Sold Separately)
25’ HS-5604
35’ HS-5605
55’ HS-5606
3 of 5
Project Photos:

Photo: Existing Rockwall Bathroom to be Demolished and Replaced with new Bathroom. 4 of 5
Photo: Existing Abandoned Equipment to be Removed from Rockwall Property Photo: Existing Abandoned Equipment to be Removed from Rockwall Property 5 of 5
Photo: Existing Green Shed w Boat Washing Station
Photo: Community Recycling Area to be reused for Boat Storage Arena Cove Campground
Project
Area Cove Campground Project,
Green Shed Replacement &
Relocation of Community Recycling Facility.

Initial Study /
Mitigated Negative Declaration
CDP 2025-4, Variance 2025-1
Circulation Date – December 13, 2025
Lead Agency
City of Point Arena
451 School Street
Point Arena, California 95468
Lead Agency Contacts
Marie Jones
City Planner
707-357-6480
[email protected]
City of Point Arena Arena Cove Campground and Improvement Project 1 Point Arena Cove Campground Project
CEQA Environmental Checklist and Initial Study
Project Title: Point Arena Cove Campground & Port Improvement Project Lead Agency: City of Point Arena
451 School Street
Point Arena, California 95468
Contact Person: Marie Jones
City Planner
707-357-6480
[email protected]
Project Location: The project is located at the terminus of Port Road, Point Arena, CA. APNs:
027-041-46 (4.8 acres), 027-041-45 (1.8 acres), 027-041-41 (2.1 acres) Project Applicant: City of Point Arena
451 School Street
Point Arena, California 95468
General Plan
Designation:

Harbor Commercial (HC)
Zoning
Designation:

Harbor Commercial (HC)
Description of
Project:

The City of Point Arena requests a Coastal Development Permit to:
1) Establish a seasonal (May to October) ten-site low-cost campground in the Rockwall meadow consisting of three RV parking spaces, a Campsite Manager’s RV, and seven tent camping spaces. This parcel was formerly utilized as a manufactured home park and is currently utilized for boat storage and event parking.
2) Demolish an existing 550 SF restrooms in the “Rockwall” property and replacement of it with a 528 SF restroom/showers building to serve the campground. The new restroom would be in the same footprint as the existing restroom.
3) Remove various abandoned heavy equipment from the Rockwall property which is located less than 50 feet from Arena Creek.
4) Demolish a 400 SF existing shed in the Arena Cove parking lot and replacement with a like for like new 400 SF metal shed; install a commercial ice machine inside the shed; and relocate the boat washing station from the north side to the west side of the shed.
5) Remove the City’s 900 SF community recycling area from the Arena Cove parking lot and reuse this area for boat and fishing equipment storage. 6) Install a temporary storage and construction staging area for the Arena Pier Rehabilitation project. The staging area would be located on the City of Point Arena Arena Cove Campground and Improvement Project 2 western end of the Pier Parking Lot. This area would be fenced for about 4 months during the pier rehabilitation project in the summer. 7) Install a new signage system for Arena Cove, including interpretive signs, safety signs, and wayfinding signs.
8) Seasonal (summer) installation of short public access pedestrian ramp from edge of arena cove parking lot to the Arena Cove beach. 9) Install safety fencing and habitat protective fencing at Arena Cove Park.

Existing Land Uses: APNs: 027-041-46 (4.8 acres) - Bathroom, boat storage, Arena Cove Park. 027-041-45 (1.8 acres) – Arena Cove Park, Arena Creek
027-041-41 (2.1 acres) – Public parking, Port Road, green shed, public signage, boat washing station, community recycling area, sewer lift station, bioswale, picnic tables and Point Arena Pier approach.

Surrounding Land
Uses and Setting:

To the west is the Pier and Ocean. Port Road and a number of visitor serving accommodations are located to the north of the project site. Arena Creek is immediately adjacent to the parcel and runs along its southern and eastern border. There is also a large escarpment and area of open space to the south and east.

Other Public
Agencies with
Approval
Authority:

Mendocino County Building Department will review and issue building permits for construction.

CDFW may require a Streem Bed Alteration permit for the seasonal pedestrian ramp from the parking lot to the cobble beach.

Native American
tribes consultation
pursuant to Public
Resources Code
section 21080.3.1
Notification was sent to Manchester Band of Pomo inviting consultation.

No response was received.

City of Point Arena Arena Cove Campground and Improvement Project 3 Table of Contents

1. Introduction ................................................................................................................................................. 4 a. Purpose and Intent.....................................................................................................................................7 b. Incorporation by Reference........................................................................................................................8 Public Review ............................................................................................................................................................8

2. Setting and Project Description ....................................................................................................................9 a. Environmental Setting................................................................................................................................9 B. Project Description...................................................................................................................................12

3. Environmental Factors Potentially Affected................................................................................................ 13

4. Determination ............................................................................................................................................ 13

5. Evaluation of Environmental Impacts......................................................................................................... 15 a. Aesthetics.................................................................................................................................................16 b. Agricultural and Forestry Resources ........................................................................................................21 c. Air Quality ................................................................................................................................................23 d. Biological Resources................................................................................................................................. 26 e. Cultural Resources....................................................................................................................................37 f. Energy ......................................................................................................................................................40 g. Geology and Soils.....................................................................................................................................43 h. Greenhouse Gas Emissions.......................................................................................................................48 i. Hazards and Hazardous Materials...........................................................................................................50 j. Hydrology and Water Quality ..................................................................................................................55 k. Land Use and Planning.............................................................................................................................61 l. Mineral Resources....................................................................................................................................65 m. Noise ........................................................................................................................................................66 n. Population and Housing...........................................................................................................................69 o. Public Services..........................................................................................................................................71 p. Recreation................................................................................................................................................73 q. Transportation .........................................................................................................................................74 r. Tribal Cultural Resources .........................................................................................................................78 s. Utilities and Service Systems....................................................................................................................80 t. Wildfire.....................................................................................................................................................83 u. Mandatory Findings of Significance.........................................................................................................85 City of Point Arena Arena Cove Campground and Improvement Project 4 1. Introduction
This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared in accordance with the procedural and substantive requirements of the California Environmental Quality Act (CEQA). The analysis evaluates environmental impacts from the proposed Arena Cove Campground project is described below.

Project Description
The proposed project requires the approval of a Coastal Development Permit (CDP 2025-4), Use Permit (UP 2025-1) and Variance (VAR 2025-1) and includes the following components:
1) The City of Point Arena requests a Coastal Development Permit to:
2) Establish a seasonal (May to October) ten-site low-cost campground in the Rockwall meadow consisting of three RV parking spaces, a Campsite Manager’s RV, and seven tent camping spaces. This parcel was formerly utilized as a manufactured home park and is currently utilized for boat storage and event parking. 3) Demolish an existing 550 SF restrooms in the “Rockwall” property and replacement of it with a 528 SF restroom/showers building to serve the campground. The new restroom would be in the same footprint as the existing restroom. 4) Remove various abandoned heavy equipment from the Rockwall property which is located less than 50 feet from Arena Creek.
5) Demolish a 400 SF existing shed in the Arena Cove parking lot and replacement with a like for like new 400 SF metal shed; install a commercial ice machine inside the shed; and relocate the boat washing station from the north side to the west side of the shed. 6) Remove the City’s 900 SF community recycling area from the Arena Cove parking lot and reuse this area for boat and fishing equipment storage. 7) Install a temporary storage and construction staging area for the Arena Pier Rehabilitation project. The staging area would be located on the western end of the Pier Parking Lot. This area would be fenced for about 4 months during the pier rehabilitation project in the summer.
8) Install a new signage system for Arena Cove, including interpretive signs, safety signs, and wayfinding signs.
9) Seasonal (summer) installation of short public access pedestrian ramp from edge of arena cove parking lot to the Arena Cove beach.
10) Install safety fencing and habitat protective fencing at Arena Cove Park.

Hereafter referred to as the “Project”.

City of Point Arena Arena Cove Campground and Improvement Project 5 Figure 1: Project Site Aerial
Figure 2: Campground Site Plan
City of Point Arena Arena Cove Campground and Improvement Project 6 Figure 3: Project Site Plan
City of Point Arena Arena Cove Campground and Improvement Project 7 a. PURPOSE AND INTENT
CEQA requires that public agencies document and consider the potential environmental effects of the agency’s actions that meet CEQA’s definition of a “project.” Briefly summarized, a “project” is an action that has the potential to result in direct or indirect physical changes in the environment. A project includes the agency’s direct activities as well as activities that involve public agency approvals or funding. Guidelines for an agency’s implementation of CEQA are found in the CEQA Guidelines (Title 14, Chapter 3 of the California Code of Regulations).

Provided that a project is not exempt from CEQA, the first step in the agency’s consideration of its potential environmental effects is the preparation of an Initial Study. The purpose of an Initial Study is to determine whether the project would involve “significant” environmental effects, as defined by CEQA, and to describe feasible mitigation measures that would avoid significant effects or reduce them to a level that is less than significant. If the Initial Study does not identify significant effects, then the agency prepares a Negative Declaration (ND). If the Initial Study notes significant effects but also identifies mitigation measures that would reduce these significant effects to a level that is less than significant, then the agency prepares a Mitigated Negative Declaration (MND). If a project would involve significant effects that cannot be readily mitigated, then the agency must prepare an Environmental Impact Report (EIR). The agency may also decide to proceed directly with the preparation of an EIR without an Initial Study.

The proposed project is a “project” as defined by CEQA and is not exempt from CEQA consideration. The City has determined that the Project may potentially have significant environmental effects and therefore would require preparation of an IS/MND. This IS/MND describes the proposed project and its environmental setting, discusses the potential environmental effects of the project, and identifies feasible mitigation measures that would eliminate any potentially significant environmental effects of the project or reduce them to a level that would be less than significant.

This IS/MND is a public information document that describes the proposed project, existing environmental setting at the project site, and potential environmental impacts of construction and operation of the proposed project. It is intended to inform the public and decision-makers of the proposed project’s potential environmental impacts, identify/require mitigation measures to reduce environmental effects to a less than significant impact, and document the lead agency’s compliance with CEQA and the State CEQA Guidelines.

This IS/MND concludes that the project would potentially have a significant environmental effect unless mitigation measures are required as part of the CEQA process. As a result, the City has prepared an MND and has issued a Notice of Intent to adopt the MND for the project. The time available for public comment on the Initial Study and MND is shown on the Notice of Intent.

City of Point Arena Arena Cove Campground and Improvement Project 8 b. INCORPORATION BY REFERENCE
In accordance with Section 15150 of the State CEQA Guidelines to reduce the size of the report, the following documents are hereby incorporated by reference into this Initial Study and are available for public review at the City of Point Arena. • City of Point Arena General Plan
• City of Point Arena Municipal Code—Title 18: Zoning
• Project Plans
• Point Arena Pier Improvement Project, Point Arena Biological Study, Dark Gulch Consulting, October 24, 2025

PUBLIC REVIEW
In accordance with CEQA and the state CEQA Guidelines, the IS/MND prepared for the Arena Cove Campground project will be circulated for a 30-day public review period and distributed to interested or involved public agencies, organizations, and private individuals for review. In addition, the IS/MND has been made available for general public review by appointment at the following location:

City of Point Arena
451 School Street
Point Arena, California
Hours: Monday - Thursday
9:00 a.m. to 5:00 p.m.

During the public review period, the public will have an opportunity to provide written comments on the information contained within this IS/MND. The City will use the final IS/MND and all comments and correspondence received within the public comment period for all environmental decisions related to the proposed Project.

In reviewing the IS/MND and as articulated in Section 15204(a) of the CEQA Guidelines, affected public agencies and interested members of the public should focus on the sufficiency of the document in identifying and analyzing potential impacts on the environment from the proposed Project, and ways in which the significant effects of the Project are proposed to be avoided or mitigated. Pursuant to Section 15204(b) of the CEQA Guidelines, such public agencies and persons should focus on the proposed finding that the Project will not have a significant effect on the environment. If public agencies or persons believe that the proposed Project may have a significant effect, they should:
• Identify the specific effect;
City of Point Arena Arena Cove Campground and Improvement Project 9 • Explain why they believe the effect would occur;
• Explain why they believe the effect would be significant; and • Per Section 105204(c), reviewers should explain the basis for their comments, and should submit data or references offering facts, reasonable assumptions based on facts, or expert opinion supported by facts in support of the comments.

Comments on the IS/MND should be submitted in writing to:

Marie Jones
City Planner
PO Box 67
Point Arena, California 95468
[email protected]

2. Setting and Project Description
This section provides a characterization of the Arena Cove Campground project including the environmental setting and project location.
a. ENVIRONMENTAL SETTING
The City of Point Arena is a small City situated along the coast in southwest Mendocino County.

Point Arena’s history is linked to the lumber industry of the late 1800s. Arena Cove was a safe location for ships to anchor, and as a result, a pier was built to serve ships transporting lumber from the Mendocino coast to San Francisco. The wharf quickly became a shipping location for the lumber industry and consequently the town grew. When Point Arena was incorporated in 1908, its layout and size was similar to today. The mountainous terrain of coastal northern California makes Point Arena relatively isolated from the rest of Mendocino County, accessible primarily by coastal State Route 1 (SR1). Although the town has its own post office, schools, and medical services, many services for residents are located in other communities in Mendocino County, such as Mendocino (34 miles north), Gualala (15 miles south), Fort Bragg (45 miles north), and Ukiah (50 miles northeast). Point Arena is the smallest of four incorporated areas of Mendocino County: the others being Ukiah, Willits, and Fort Bragg. Point Arena is also located immediately to the west of the Manchester/Point Arena Rancheria, a community of the Pomo Indian Tribe.

Point Arena is surrounded by coastal prairies and bluffs, riparian hillsides, and working farmlands. Point Arena Cove lies at the end of a narrow ravine drained by Point Arena Creek at the west end of the town. This steep topography creates a clear view of the ocean from bottom of Port Road.

Biological Resources: The Project area includes a perennial stream (Arena Creek). Arena Creek is also mapped on the Point Arena USGS 7.5-minute quad map (USGS 2015).

City of Point Arena Arena Cove Campground and Improvement Project 10 • Arena Creek runs directly through the subject parcel along the south side of the proposed Campground and Green shed replacement project, and flows out to sea. • The creek is bordered on both sides with riparian vegetation, and is only somewhat accessible from Port Road. The Point Arena General Plan and Zoning Ordinance define a riparian buffer area of a minimum of 100 feet to “protect the resources of the particular habitat area from significant degradation caused by proposed development.” • Arena Creek and the general area are both known habitat for the Point Arena Mountain Beaver (PAMB), which is a federally protected endangered species. The Point Arena General Plan and Zoning Ordinance establish a 500-foot buffer area along each side of the creek for the preservation of the PAMB habitat to minimize and mitigate disturbances to the PAMB. Any noise-generating or habitat-modifying projects within the buffer area require an environmental survey, and if evidence of beavers is found within the project area, then additional project mitigation or the development of a habitat conservation plan is required.

Visual Resources: The Point Arena General Plan identifies five viewsheds and scenic corridors to be protected from “inappropriate development and unavoidable alterations.” These viewsheds include Arena Cove.

Flood Zone: The Project site consists of three parcels on the western edge of the City, with frontage on Port Road. This portion of the City is characterized by the creek ecosystem, open space to the south, developed hotels to the north and the pier and related infrastructure to the west. The site is at an elevation of approximately 20 feet above sea level with minimal slope from the front to the back of the properties. The proposed campground site, green shed and community recycling area are located within both the 100 and ten year flood zone.

Current & Prior Uses: The Project site consists of three parcels 027-041-46 (4.8 acres), 027-041- 45 (1.8 acres), and 027-041-41 (2.1 acres).
• Parcel 1 in the map below (027-041-46, 4.8 acres), known as the “rockwall property” was developed in the 1960s as a mobile home park for many years. This use was abandoned in the late 1980s. More recently the site has been used for boat and fishing gear storage, coastal access, event parking, and materials storage. • Parcel 2 (027-041-41, 2.1 acres) is crossed by Arena Creek and includes Arena Cove Park on the western edge of the parcel overlooking the bay. The park is accessed by both a trial from the rock wall property and via the cobbled beach berm. • Parcel 3 (027-041-45, 1.8 acres) is fully developed with the Point Arena pier parking lot, community recycling area and the green shed.

City of Point Arena Arena Cove Campground and Improvement Project 11 Figure 3: Photo of Arena Cove illustrating Mobile Home Park at Rock Wall Property and Arena Park.

Figure 2: Aerial Photo of Project Parcels in Arena Cove City of Point Arena Arena Cove Campground and Improvement Project 12 B. PROJECT DESCRIPTION
The proposed project requires the approval of a Coastal Development Permit and a Variance and includes the following components:

C. Establishment of a seasonal (May to October) ten-site low-cost campground in the Rockwall meadow consisting of three RV parking spaces, a Campsite Manager’s RV, and seven tent camping spaces.

Each tent campsite will include:
a. Symbolic fencing to keep campers from entering Arean Creek b. New native vegetation to provide visual privacy for campers from other campers and the road. Native vegetation will include cayote bush and silk tassel. c. A picnic table
d. A small fire ring
e. A post with number marking the camping spot and campground rules f. One unpaved parking spot
The Four RV parking spaces will include the following:
a. A park model RV or similar structure on wheels, provided and owned by the campground, and available for low cost visitor accommodations. b. The Park Model RVs will be placed on the existing paved pad on the Rockwall Property.
c. A Picnic Table
d. One small fire ring located directly to the south of the paved area for each RV spot. e. A post with spot number and campground rules.

D. Demolition of an existing 550 SF restrooms in the “Rockwall” property and replacement of it with a 528 SF restroom/showers building to serve the campground. The new restroom would be in the same footprint as the existing restroom. The new restroom will include a men’s and women’s bathrooms with two stalls and two showers each, an ADA restroom, and a storage room.

E. Removal of various abandoned heavy equipment from the Rockwall property which is located less than 50 feet from Arena Creek.

F. Demolition of a 400 SF existing shed in the Arena Cove parking lot and replacement with a like for like new 400 SF metal shed. The Shed’s orientation will change from the access door on the west to the south. A commercial ice machine will be installed inside the shed.

The existing boat washing station will be relocated from the north side to the west side of the shed, so that water from this operation can flow into the parking lot Bioswale for pretreatment.

G. Removal of the City’s 900 SF community recycling area from the Arena Cove parking lot and reuse this area for boat and fishing equipment storage. This recycling area will be relocated to an undetermined City Property. Fishing boats and equipment will be stored in this area during the summer months while the campground is operational.

H. Installation of fencing for a temporary storage and construction staging area for the Arena Pier Rehabilitation project. The staging area would be located on the western end of the City of Point Arena Arena Cove Campground and Improvement Project 13 Pier Parking Lot. This area would be fenced off for about 4 months during the pier rehabilitation project in the summer of 2027. See attached plans.

I. Installation of a new signage system for Arena Cove, including: interpretive signs, safety signs, and wayfinding signs.

J. Seasonal (summer) installation of short public access pedestrian ramp from edge of arena cove parking lot to the Arena Cove beach.

K. Installation of safety fencing and habitat protective fencing at Arena Cove Park.

3. Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages.
 Aesthetics  Agriculture and Forestry
Resources  Air Quality
 Biological Resources  Cultural Resources  Energy
 Geology and Soils  Greenhouse Gas
Emissions  Hazards and Hazardous Materials
 Hydrology and Water
Quality  Land Use and Planning  Mineral Resources
 Noise  Population and Housing  Public Services
 Recreation  Transportation  Tribal Cultural
Resources
 Utilities and Service
Systems  Wildfire  Mandatory Findings of Significance

4. Determination
On the basis of this initial evaluation:
 I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.  I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

City of Point Arena Arena Cove Campground and Improvement Project 14  I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
 I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least on effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze on the effects that remain to be addressed.  I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.

December 11, 2025
Signature Date
City of Point Arena Arena Cove Campground and Improvement Project 15 5. Evaluation of Environmental Impacts
This section provides an evaluation of the potential environmental impacts of the proposed project, as well as the CEQA Mandatory Findings of Significance. A discussion of cumulative impacts is included at the end of this chapter.

The environmental analysis in this section is patterned after the Initial Study Checklist recommended by the State CEQA Guidelines. This checklist has been updated with the revisions of the January 1, 2023, State CEQA Guidelines.

For the evaluation of potential impacts, the questions in the Initial Study Checklist are stated and an answer is provided according to the analysis undertaken as part of the Initial Study. The analysis considers the long-term, direct, indirect, and cumulative impacts of the development.

To each question, there are four possible responses:
• No Impact. The development will not have any measurable impact on the environment. • Less Than Significant Impact. The development will have the potential for impacting the environment, although this impact will be below established thresholds that are considered to be significant.
• Potentially Significant Impact Unless Mitigation Incorporated. The development will have the potential to generate impacts which may be considered as a significant effect on the environment, although mitigation measures or changes to the development’s physical or operational characteristics can reduce these impacts to levels that are less than significant.
• Potentially Significant Impact. The development will have impacts which are considered significant, and additional analysis is required to identify mitigation measures that could reduce these impacts to less than significant levels.

The setting discussion under each resource section in this chapter is followed by a discussion of impacts and applicable mitigation measures.

City of Point Arena Arena Cove Campground and Improvement Project 16 a. AESTHETICS
Would the project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Have a substantial adverse effect on
a scenic vista?

b) Substantially damage scenic
resources, including, but not limited
to trees, rock outcroppings, and
historic buildings within a state
scenic highway?

c) In nonurbanized areas, substantially
degrade the existing visual character
or quality of public views of the site
and its surroundings? (Public views
are those that are experienced from
publicly accessible vantage point). If
the project is in an urbanized area,
would the project conflict with
applicable zoning and other
regulations governing scenic quality?

d) Create a new source of substantial
light or glare which would adversely
affect day or nighttime views in the
area?

Existing Aesthetics Setting
Scenic vistas are expansive views of highly valued landscapes from publicly accessible viewpoints. Scenic vistas include views of natural features such as topography, water courses, outcrops, and natural vegetation, as well as man-made scenic structures.

There are several Point Arena General Plan policies that address the protection of aesthetic resources, including the Scenic Corridors map that depicts view corridors and their orientations.

View corridors are mapped from School Street facing south toward Arena Creek, along Port Road facing west toward the ocean, and along Windy Hollow Road facing east toward the ridge.

The General Plan’s policies require new development to be sited and designed to protect public views, viewsheds, and view corridors, with emphasis on the areas on the Scenic Corridors map.

City of Point Arena Arena Cove Campground and Improvement Project 17 Aesthetics Impact Discussion
a) Would the project have a substantial adverse effect on a scenic vista? Less than significant Impact
The project is within a mapped viewshed area, per the General Plan’s Scenic Corridors map.

The project is located on the south side of Port Road where mature vegetation is the backdrop to views from Port Road to the south. The creek and riparian vegetation are located along the southern boundary of the Project. The proposed campground would partially block near views of some of these resources. However as tents and vehicles would be less than 8 feet heigh the visual impacts would be less than significant. Indeed as the site is currently utilized for boat storage, which are much larger and taller structures, the campground would likely have less of an impact on the scenic views of this area than boat storage.

The replacement shed would be of the same height, dimensions and location as the existing shed and so would have not have a new impact on a scenic vista. ........ _ .. _,,_ .. _,, ..... -............. .

Legend
Viewcooridor
D View cooridor orientation

1.. ---. .J Point Arena City Limits
OWNER: Name
APN : xxx-xxx-xx ADDRESS: XXX Name Street

VIEW COORIDOR MAP
2,000 Feet >----+---_._ __ _. __ __, 500 1,000 0
City of Point Arena Arena Cove Campground and Improvement Project 18 b) Would the project substantially damage scenic resources, including, but not limited to trees, rock outcroppings, and historic buildings within a state scenic highway? Less than Significant Impact
The proposed project will not have an impact as this area lacks scenic trees, rock outcroppings or historic buildings that could be impacted by the Project. While the green shed is old and rusty, it does not qualify as a historic structure.
c) In nonurbanized areas, would the project substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Less than Significant Impact
For the purposes of CEQA, the City of Point Arena is a “nonurbanized area.” As such, only the thresholds applicable to nonurbanized areas are applicable for this review.

The only public views proximate to the proposed project are located along Port Road. The existing public views from Port Road look southerly at the property and are backdropped by existing vegetation along Arena Creek and the bluff enscarpment, as illustrated in the following photos.

View driving west bound on Port Road, Rockwall property to the south.

City of Point Arena Arena Cove Campground and Improvement Project 19 View driving east bound on Port Road, Rockwall property to the south.

As these public views across the Rockwall property are already characterized by existing development of the bathrooms and parked boats and because the proposed campground would be seasonal (4 months of the year) and would consist of up to seven tents, 10 cars and three RVs, the proposed project would have a less than significant impact on the visual quality of this public view.

View driving west bound on Port Road, Green shed in the middle of the photo to the south.

City of Point Arena Arena Cove Campground and Improvement Project 20 View driving east bound on Port Rd, Green shed and recycling area on the southside of Port Rd.

As these public views are already characterized by existing development and the proposed project would eliminate the community recycling area and replace the existing shed with a similar shed, the proposed project would have a less than significant impact on the visual quality of this public view.
d) Would the project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Less than Significant
Ambient lighting levels are influenced by the current patterns on headlights from vehicles driving on Port Road. The Project campground could create new source of light from vehicles parking on the site, which could adversely affect nighttime views for brief periods as campers set up their campsites. However, this impact would be intermittent and would not substantially affect nighttime views of the area.

Mitigation Measures
None required.

City of Point Arena Arena Cove Campground and Improvement Project 21 b. AGRICULTURAL AND FORESTRY RESOURCES
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the
Farmland Mapping and Monitoring
Program of the California Resources
Agency, to non-agricultural use?

b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?

c) Conflict with existing zoning for, or
cause rezoning of, forest land (as
defined in Public Resources Code
Section 12220(g)), timberland (as
defined by Public Resources Code
Section 4526), or timberland zoned
Timberland Production (as defined
by Government Code Section
51104(g))?

d) Result in the loss of forest land or
conversion of forest land to nonforest use?

e) Involve other changes in the existing
environment which, due to their
location or nature, could result in
conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use?

Existing Agricultural and Forestry Setting
• The California Department of Conservation, Farmland Mapping and Monitoring Program (FMMP) classifies land into Important Farmland Categories, which are based on a combination of technical soil ratings and current land use. Under CEQA, City of Point Arena Arena Cove Campground and Improvement Project 22 the categories of Prime Farmland, Farmland of Statewide Importance, Unique Farmland, Farmland of Local Importance, and Grazing Land constitute agricultural land. Based on the most recent available FMMP data, the majority of Point Arena is classified as Grazing Land, with the downtown core and Hay Industrial Park classified as Urban and Built-up Land. The Project site and adjacent areas are classified as Urban Built-up Land.
• There are no Williamson Act properties within the City. • There are no lands within the City designated or zoned for timberland production or other forestry-related uses.

Agricultural and Forestry Resources Impact Discussion
a) Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Would the project conflict with existing zoning for agricultural use, or a Williamson Act contract?
No Impact
The Project site is not designated under the FMMP as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance and therefore will not result in the conversion of farmland to non-agricultural use. The site’s zoning and General Plan classification do not allow agricultural land uses by-right or with a conditional use permit. The proposed project would establish visitor serving and commercial fishing uses consistent with adjacent and nearby visitor serving uses and the pier activities. As a result, there are no impacts related to farmland or Williamson Act lands, as the Project would not convert Prime, Unique, or Important Farmland to non-agricultural use, nor would the Project conflict with any Williamson Act contract. c) Would the project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?
d) Would the project result in the loss of forest land or conversion of forest land to non-forest use?
e) Would the project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
No Impact
The Project is not proposed on lands zoned or designated as timberland and is not forested.

Surrounding properties are also not zoned timberland and are not forested. Therefore, the project would have no impact on timberland or forest lands.

Mitigation Measures
None required.

City of Point Arena Arena Cove Campground and Improvement Project 23 c. AIR QUALITY
Except as provided in Public Resources
Code Section 21099, would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Conflict with or obstruct
implementation of the applicable air
quality plan?

b) Result in a cumulatively considerable
net increase of any criteria pollutant for
which the Project region is nonattainment under an applicable federal or state ambient air quality standard?

c) Expose sensitive receptors to
substantial pollutant concentrations?

d) Result in other emissions (such as
those leading to odors) adversely
affecting a substantial number of
people?

Existing Air Quality Setting
The City of Point Arena is located within the North Coast Air Basin, which includes Mendocino County. Air quality within the North Coast Air Basin is influenced by natural geographical and meteorological conditions as well as human activities such as construction and development, operation of vehicles, industry and manufacturing, and other emission sources. The Federal Clean Air Act and the California Clean Air Act establish national and state ambient air quality standards. The Mendocino County Air Quality Management District (MCAQMD) is the agency responsible for enforcing all State, Federal and Local air quality laws and regulations in Mendocino County, including the City of Point Arena.

The District is in attainment (meaning compliant with current standards) for all Federal criteria air pollutants, and most State standards with the exception of PM10. Primary sources of PM10 include wood combustion emissions, fugitive dust from construction, automobile emissions, and industry. The MCAQMD has an adopted Particulate Matter (PM) Attainment Plan which includes recommended control measures to reduce future PM levels including alternatives to the use of wood burning stoves/fireplaces, the use of dust control practices during construction operations, and improvement of bicycle facilities to reduce vehicle trips. In addition to criteria City of Point Arena Arena Cove Campground and Improvement Project 24 air pollutants, the District also identifies areas likely to contain Naturally Occurring Asbestos (NOA) and sets forth regulations for evaluating the presence of NOA for individual projects.

Air quality emissions of carbon monoxide (CO), ozone precursors (ROG and NOx), and particulate matter (PM10 and PM2.5) from construction and operation are evaluated relative to the adopted air quality thresholds. The MCAQMD utilizes adopted Bay Area Air Quality Management District (BAAQMD) thresholds for construction-related emissions. Operational emission thresholds have been adopted to align with District rules and regulations.

The City of Point Arena’s General Plan sets forth policies to maintain and improve air quality in the City. Section 4 of the Health and Safety Element includes policies to ensure development is consistent with the requirements of the MCAQMD, and to preserve Point Arena’s high air quality.

Air Quality Impact Discussion
a) Would the project conflict with or obstruct implementation of the applicable air quality plan?
No Impact
As previously stated, the MCAQMD is in attainment for all Federal and State criteria air pollutants with the exception of PM10. MCAQMD adopted the Particulate Matter Attainment Plan in January 2005, which includes recommended control measures for PM. MCAQMD Rule 2- 130 General Provision B includes a general exemption from air quality requirements for recreational campfires of less than 4 feet by 4 feet. The proposed campfires would be 3 feet in circumference and so are exempt from air quality regulations. b) Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is non-attainment under an applicable federal or state ambient air quality standard?
Less than Significant Impact
Air quality emissions associated with the Project would result from short-term construction activities and ongoing operation of the campground (campfires).

Construction Activities
As analyzed below, the construction-related impacts associated with the proposed development would fall well below the (BAAQMD) threshold for a significant impact on air quality.

The Bay Area Air Quality Management District (BAAQMD) establishes the thresholds for significance for construction-related air quality impacts in Mendocino County and has adopted CEQA significance thresholds and screening criteria for criteria air pollutants. If a project falls City of Point Arena Arena Cove Campground and Improvement Project 25 below the screening criteria, then the project would not generate criteria air pollutants and/or precursors that exceed the thresholds of significance, and would therefore result in a less than significant cumulative impact to air quality from criteria air pollutant and precursor emissions.

BAAQMD new screening criteria (2022) are calculated for each type of land use. The screening criteria for a City Park, which is the closes analogue for the proposed campground is 9.4 and the project is rated at 0.72 screening points, so it is not considered a significant project. This conservative screening calculation includes emissions associated with construction and operation.
c) Would the project expose sensitive receptors to substantial pollutant concentrations? Less than Significant with Mitigation
The California Air Resources Board (CARB) defines sensitive receptors as children, elderly, individuals with asthma, and other populations who are at a heightened risk of negative health effects resulting from exposure to air pollutants. Sensitive receptor locations may include hospitals, schools, day care centers, residential areas and recreation facilities. There are no known sensitive receptors within close proximity of the Project site. d) Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Less than Significant Impact
Occasional localized odors during Project construction from construction equipment, and the application of architectural coatings may occur during development. Any odors generated during construction would be temporary and not likely noticeable beyond the immediate construction zone. Project operation will not create objectionable odors affecting a substantial number of people. Therefore, the Project will have less than significant impacts to air quality due to objectionable odors.

Mitigation Measures
AQ-1: The Project comply with the following mitigation measures set forth by the Mendocino County Air Quality Management District to control fugitive dust generated during construction activities:

1. All visibly dry disturbed soil and road surfaces shall be watered to minimize fugitive dust emissions.

2. Earth or other material tracked onto Port Road shall be removed promptly.

3. Approved chemical soil stabilizers shall be applied to exposed earth surfaces in inactive construction areas and exposed stockpiles (i.e., sand, gravel, dirt).

4. Dust generating activities shall be limited during periods of high winds (over 15 mph).

City of Point Arena Arena Cove Campground and Improvement Project 26 5. Access of unauthorized vehicles onto the construction site during non-working hours shall be prevented.

6. A daily log shall be kept of fugitive dust control activities. d. BIOLOGICAL RESOURCES
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?

b) Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or by
the California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?

c) Have a substantial adverse effect on
state or federally protected wetlands
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means?

d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?

e) Conflict with any local policies or
ordinances protecting biological
resources, such as a tree preservation
policy or ordinance?

City of Point Arena Arena Cove Campground and Improvement Project 27 f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan,
or other approved local, regional, or
state habitat conservation plan?

Existing Biological Resources Setting
Biological resources are protected by statute including the Federal Endangered Species Act (FESA), the California Endangered Species Act (CESA), and the Clean Water Act (CWA). The Migratory Bird Treaty Act (MBTA) affords protection to migratory bird species including birds of prey. These regulations provide the legal protection for identified plant and animal species of concern and their habitat. The California Department of Fish and Wildlife (CDFW) California Natural Diversity Database (CNDDB) provides an inventory of the status and location of rare plant and animal species in California.

The City’s General Plan includes policies within the Open Space and Conservation Element to protect natural resources. These policies require the protection of environmentally sensitive habitat areas (ESHAs) and the enhancement of wildlife habitats. Open Space and Conservation Element Policy 14 requires a 500-foot riparian setback area from the centerline of Arena Creek for the protection of Point Arena Mountain Beaver (PAMB). Within this setback, the Zoning Ordinance requires surveys by a qualified biologist for signs of PAMB, and mitigation measures to limit development activities and noise-generating activities proximate to identified habitat during the December 15 through June 15 breeding season.

ESHAs are protected by City Zoning Code Section 18.25.220. Development in or adjacent to ESHA are required to meet the standards outlined in that section, notably most development is prohibited within 100 feet of ESHA. ESHA buffers may be reduced upon consultation with California Department of Fish and Wildlife (CDFW) and concurrence that 100 feet is not necessary to protect the resource or habitat.

The United States Fish and Wildlife Service (USFWS) identifies geographic areas that contain features essential for the conservation of threatened or endangered species. A search of the USFWS critical habitat map indicates critical habitat for Point Arena Mountain Beaver and Coho Salmon.

The Project parcel was initially developed in the 1960s as a mobile home park, this use was abandoned in the early 2000s, however the restroom and concrete slab were retained and the property is currently utilized for boat and fishing gear storage and event-related public parking.

City of Point Arena Arena Cove Campground and Improvement Project 28 Aerial photo illustrating placement of mobile homes on the Rockwall Property and the Picnic area.

A biological survey of the proposed project area was completed by Dark Gulch Consulting in 2025 as follows:
• 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 January 2, 2025 to identify and delineate potential ESHAs within the Study Area. Other survey dates include: January 8, January 16, January 20, January 26, February 17, February 20, February 27, March 3, March 9, March 17, March 22, April 4, April 20, May 1, May 17, May 23, May 28, June 7, June 14, June 19, June 25, July 1, July 6, July 12, July 19, July 26, August 3, August 8, August 19, August 30, September 4, September 26, and October 2, 2025.
• A survey for Point Arena Mountain Beaver (Aplodontia rufa nigra) was conducted on 7 April 2025 with US Fish and Wildlife biologists Greg Schmidt and Matthew Parker. • ESHA boundaries were mapped using sub-meter accuracy Global Positioning System (GPS} and/or hand-drawing boundaries.

City of Point Arena Arena Cove Campground and Improvement Project 29 Biological Resources Impact Discussion
a) Would the project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Less than Significant Impact with Mitigation
Natural Communities: Per the biological assessment report prepared by Dark Gulch Consulting in 2025, the Project site is classified as a mix of developed lands (0.45 acres), non-native annual grassland, characterized by Sweet Vernal Grass Meadow Semi-Natural Alliance (0.94 acres) and a Ripanian Community of Goodding's willow (Salix gooddingii)- red willow (Salix laevigata) riparian woodland and forest (2.11 acres).
• The developed areas include a bathroom structure (non-operational), a paved area where boats park seasonally and fishing equipment is stored. The Study Area has Pt Arena P:ier NWI Map
a.crus
D..IICIS 11.11115
January 23. 2020
Wetlands D Fre~hwa:..- Emergem We,llmd, ■ Lale
Estuarine and Mlrine Deepwa'.e< F=hwa'.e< Fcm,stedl'Shrui WeUand D O'.Jier D Estuarine and Marine Wetland Fre~hwa:ec Pond Riveri"" rmplSflr~~iecdJ.. tht: us Amr.d\\,ttm
8cMo! 5 r.d:ire"'~L°a"the.xc:wac.,,or~__ez~thc
~dY.ol !'XOlll'1 oo W:. ~ . ~~~du~
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'~,r.d:;~r-a"Cbs.2.

Nirii:r:~ ~ ll'MIJ
iflu pM_..,.._pxu::liiid by h l'Mtf
City of Point Arena Arena Cove Campground and Improvement Project 30 various non-native and introduced plants and trees spread throughout. • Within the Study Area, a non-native perennial grassland is located in relatively flat areas that make up the majority of the site.
• Goodding's willow - red willow riparian woodland and forest This vegetation community is defined by Salix gooddingii and/or Salix laevigata is dominant or codominant in the tree or shrub canopy. The trees are less than 30 meters in height, and the canopy is continuous and one or two tiered (Sayer et al. 2009). This community is ranked G4 S3.2 (Sawyer et al. 2009, CDFW 2025). This habitat type is present within the Study Area; however, it is located to the east. This area is undisturbed due to dense vegetation.

Table 1. Summary of biological communities within the Study Area.

Community
Typel Vegetation Community2 Vegetation Alliance3 Acreage Non-ESHA
Developed &
Landscaped N/A N/A 0.45
Valley &
Foothill
Grassland
Non-native Perennial
Grassland
Common Velvet Grass Meadow
(Holcus lanatus Semi-Natural
Herbaceous Stands) and Sweet
Vernal Grass Meadow
(Anthoxanthus odoratum SemiNatural Herbaceous Stands) 0.94 ESHA
Riparian Riparian Community
Goodding's willow (Salix gooddingii)
- red willow (Salix laevigata)
riparian woodland and forest 2.11
Special Status Plant Species. A total of 37 special-status plant species have been documented within the greater vicinity of the Study Area, of which 10 have the potential to occur within the Study Area. None of the following ten species were identified during the numerous plant surveys: Deceiving sedge (Carex saliniformis), Mendocino paintbrush (Castilleja mendocinensis), Supple daisy (Erigeron supplex), Coast fawn lily (Erythronium revolutum), Pacific gilia (Gilia capitata ssp. pacifica), Contra Costa goldfields (Lasthenia conjugens), Coast lily (Lilium maritimum), Marsh microseris (Microseris paludosa), Wolf's evening-primrose (Oenothera wolfii), or Maple-leaved checkerbloom (Sidalcea malachroides).

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 16 have the potential to occur within the Study Area. Northwestern pond turtle, Point Arena Mountain beaver, Pacific tailed frog, obscure bumble bee, western bumble bee, Townsends big-eared bat, tidewater goby, Stellar sea lion, Gualala roach, pink salmon, Coho salmon - central California coast ESU, Steelhead - northern California DPS, northern red-legged frog, foothill yellow-legged frog, City of Point Arena Arena Cove Campground and Improvement Project 31 California red-legged frog, and Southern torrent salamander were evaluated to have potential to occur within the Study Area.
• However, only the obscure bumble bee and western bumble bee, were identified in the Study Area during the survey.
• However, it was determined during post survey conversations with representatives from CDFW and USFWS that the project has the potential to impact off-site populations of Point Arena Mountain beaver, Coho salmon and Steelhead, as PAMB is located throughout the bluff face of the cliffs around the picnic table at friendship park and the Coho salmon and steelhead have been identified at various times in Arena Creek.

The biological report included an analysis of the least damaging alternative location for the proposed improvements which included the following key determinations:
• The removal of the recycling center to an area that is {1) not in the harbor cove and {2) not in a flood plain removes the threat of pollution entering the watercourse and the ocean. Moving this center to an area away from Arena Cove helps prevent spread of trash into sensitive habitat occupied by Point Arena Mountain Beaver {PAMB). While this does not directly benefit PAMB's, it helps minimize predators in this sensitive habitat, therefore protecting the endangered species.
• Replacement of this shed will use the existing footprint that does place it within the 5Ofoot buffer of Arena Creek. • The final portion of this project is the proposed campground to be in the graded lot on the south side of the Study Area. This area is dominated by non-native species and will require less grading than any other location. It is important to note that this area was already used as a mobile home park for many years. The campground will be adjacent to a riparian area, but appropriate buffers and mitigation measures are suggested to reduce impacts to both the ESHA and PAMB's. Therefore, with the limitations due to existing infrastructure and minimizing impacts, the Proposed Project location is in the least damaging location.

Much of the proposed campground is in the buffer zone. It is important to note that the campground will not impact the existing riparian vegetation. All facilities will be located in the already-disturbed mowed field. Nevertheless, the report included a reduced buffer analysis which indicated that the proposed lesser buffer distance would not have a significant adverse impact on the habitat.

Mitigation Measures BIO-1-1 through BIO-1-7 would reduce impacts to special-status species to a less than significant level.
b) Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? Less than Significant Impact with Mitigation
City of Point Arena Arena Cove Campground and Improvement Project 32 The Project site contains a wetland alliance of Goodding's willow (Salix gooddingii) - red willow (Salix laevigata) riparian woodland and forest. Arena Creek is the perennial stream just outside of the Study Area and is located south of the southern parcel boundary. The Biological Report determined that the Project has limited potential to impact the wetland willow alliance and Arena Creek habitats, due to proximity of proposed development to these resources.

The Biological Report identifies the following potential riparian impacts:

BIO IMPACT 1: The proposed campground is located on disturbed land, predominately composed ruderal species. However, it is located within the 100- foot buffer for the riparian area and near known occurrences of Point Arena Mountain Beavers (PAMBs}. Potential direct impacts include encroachment into the riparian area, loss of vegetation and disturbance to an endangered species.

Mitigation Measures BIO-1-1 and BIO-1-7 would reduce this potential impact to a less than significant impact.
c) Would the project have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact
The proposed project will not have an impact on this stream through removal, filling or hydrological interruption. The Project will have an effect that less than significant with mitigation through the implementation of the required biological mitigation measures in this MND. The proposed beach access ramp from the parking lot would be deployed only during the summer months (June 1 to September 1) when there is no creek flow in the area of beach cobble where the ramp is proposed. The ramp would not result in any movement or displacement of cobbles. During the fall winter and spring months the beach access ramp would be removed.
d) Would the project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Less than Significant Impact with Mitigation
Migratory Fish. Arena creek is located to the south of the Study Area. Arena Creek is identified as critical habitat for steelhead and coho, with documented occurrences of steelhead within the creek (CDFW 2024) and is considered essential fish habitat (NMFS 2024b). Arena Creek is likely to support rearing fish, including coho and steelhead. The species are described below.

Steelhead - Northern California Distinct Population Segment (DPS) (Onocorhynchus mykiss: steelhead), Federal Threatened, CDFW Species of Special Concern. The federal City of Point Arena Arena Cove Campground and Improvement Project 33 designation refers populations occurring below impassable barriers in coastal basins from Redwood Creek to, and including, the Gualala River. The state designation refers only to the summer-run. The majority of adult steelhead enter the river in the fall or winter and spawn in early winter or spring, although summer-run steelhead enter much earlier in late spring to early summer and spawn winter or spring. Spawn in cool, clear streams with high dissolved oxygen and gravel riffle substrate. Deeper pools with sufficient riparian cover for rearing are necessary for successful breeding.

Coho salmon - Central California Coast Evolutionarily Significant Unit(ESU) (O. kisutch:
coho), Federal Endangered, State Endangered. The Central California Coast ESU includes all naturally spawned populations of coho salmon (and their progeny) in California streams from the Eel River to Aptos Creek, including the Russian River and its tributaries, excluding the Sacramento-San Joaquin River Basin. Coho salmon typically migrate in late fall to early winter to spawn in smaller coastal streams. Spawning migration known as “runs” occur throughout the year.

Most adult fish return “home” maintaining fidelity to their natal stream. Preferred spawning habitat for coho salmon is small freshwater streams with cool to cold water temperature, medium to small gravel substrate, and high dissolved oxygen levels at the head of a riffle where water changes from laminar flow to turbulent flow (providing greater dissolved oxygen).

Abundant riffle areas (shallow areas with gravel substrate) for spawning and deeper pools with sufficient riparian cover for rearing are necessary for successful breeding. Spawning occurs mainly between November and January, but can occur as late as March during drought conditions. As the campground would not be operational during the spawning period the potential impact on these species would be less than significant.

Migratory Wildlife. While common wildlife species presumably utilize the site to some degree for movement at a local scale, the Study Area itself may provide a corridor function by virtue of its not being heavily wooded. However the portion of the stream just outside the Project Area is surrounded by undeveloped land which offers a myriad of alternative paths for wildlife movements, and the proposed Project is unlikely to result in any significant impacts to wildlife movement, especially as it would be operational during the summer months when there is already significant human activity around the port and surrounding hotels.

Migratory Birds. Construction associated with the proposed project has the potential to impact breeding birds during the nesting season. Impacts to breeding birds are prohibited by the Migratory Bird Treaty Act (MBTA}, therefore Mitigation is required.

Mitigation Measures BIO-3-1 would reduce this potential impact to a less than significant impact.

City of Point Arena Arena Cove Campground and Improvement Project 34 e) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less than Significant Impact
The entire City of Point Arena is located within the Coastal Zone and is subject to the California Coastal Act. The California Coastal Commission has approved the City’s Local Coastal Program (LCP), which includes components of the General Plan and the Zoning Ordinance as implementation plans. Policies in the Open Space and Conservation Element of the General Plan and regulations in the Zoning Ordinance have been adopted to protect biological resources.

Specifically, the LCP requires the identification of ESHAs (as defined in the Coastal Act and elsewhere) and requires that all development be buffered at least 100 feet from identified ESHA. The LCP allows for a reduction in the buffer area between ESHA and development after performing a reduced buffer analysis, and consultation with CDFW that a reduced buffer is adequate to protect the resource.

Please see the discussion under a and b above.

Additionally, the City of Point Arena Zoning Code includes required findings related to new development within an ESHA or ESHA buffer as follows:

1. Required Findings
a) The proposed development has been sited and designed to prevent significant impactsto the habitat values, functional capacity, and species diversity of the adjacent riparian habitat area.
b) The proposed development is compatible with the continuance ofsuch habitat areas.
c) Soils and vegetation removal and disturbances shall be minimized. d) Non-native vegetation shall not be planted except for the continuance of existing agricultural practices.

The biological report included a detailed analysis such that findings 1a through 1d can be made.

Additionally, the project only proposes to plant native vegetation associated with the operation of the campground.

No mitigation measures are required.
f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Less than Significant Impact with Mitigation
There are no California Regional Conservation Plans in Mendocino County, as identified in the California Department of Fish and Wildlife’s (CDFW) Natural Community Conservation Planning City of Point Arena Arena Cove Campground and Improvement Project 35 (NCCP) Map. Additionally, there are no other regional or locally adopted conservation plans applicable to the City. Therefore, no impacts resulting from a conflict with an adopted conservation plan will occur from the Project construction or subsequent operations.

However, the Federal Government does have a conservation plan for the Point Arena Mountain Beaver. And the project will be required to obtain any permits related to potential impacts on PAMB.

Through conversations with USFWS, the project includes mitigation measures 1-1 through 1-7, which reduces the impact to less than significant.

Mitigation Measures
Potential Impact Bio-1: The proposed campground is located on disturbed land, predominately composed ruderal species. However, it is located within the 100-foot buffer for the riparian area and near known occurrences of Point Arena Mountain Beavers (PAMBs}. Potential direct impacts include encroachment into the riparian area, loss of vegetation and disturbance to an endangered species.

Mitigation Measure Bio 1-1: Construct a sturdy "symbolic" fence at the edge of the riparian zone surrounding the south, east and west sides of the campground area.

Mitigation Measure Bio 1-2: Construct a study "symbolic" fence around the picnic table area to the west of the green shed.

Mitigation Measure Bio 1-3: Install signs with Campground Rules in several locations where appropriate. Campground rules will be as follows:

1. No dogs. No pets.

2. No RVs.

3. No generators.

4. No amplified sound.

5. Pack it in, pack it out.

6. 6 people max per campsite.

Mitigation Measure Bio 1-4: Campground will only be open April/May through September/October. Seasonal opening and closing will depend on Mitigation Measure Bio 1-5: Where feasible, utilize the existing landscaped/developed areas for staging and laydown area for all construction materials and planning.

Mitigation Measure Bio 1-6: Reseed and/or replant with fast-growing native City of Point Arena Arena Cove Campground and Improvement Project 36 herbaceous species to reinforce areas of loosened soil.

Mitigation Measure Bio 1-7: Install interpretive signage on fence that discuss the potential impacts to Point Arena Mountain Beavers at both the campground and the picnic area.

Potential Impact Bio 2: Construction associated with the installation and/or replacement of utilities (e.g., water sewer and electrical lines} that has the potential to remove vegetation which buffer soil migration and erosion.

Mitigation Measure Bio 2-1: Implementation of standard erosion best management practices such as straw waddles, silt fencing, etc. to prevent sediment migration. Where feasible, conduct work during the dry season to reduce sediment migration.

Mitigation Measure Bio 2-2: Reseed and/or replant with fast-growing, native herbaceous species atop disturbed areas.

Mitigation Measure Bio 2-3: During construction, materials, including but not limited to lumber, concrete, finish wares, hand tools, power tools, generators, vehicles, heavy equipment, should be lain down in areas such as the existing concrete pad and in areas that are designated by high visibility construction fencing and other signage to reduce impacts. Spill prevention devices should be utilized for all toxic liquids including but not limited to gasoline, diesel, motor oil, solvents and paints.

Mitigation Measure Bio 2-4: No herbicides will be used.

Potential Impact Bio 3: Construction associated with the proposed project has the potential to impact breeding birds during the nesting season. Impacts to breeding birds are prohibited by the Migratory Bird Treaty Act (MBTA}.

Mitigation Measure Bio 3-1: The bird breeding season typically extends from February to August. Ideally, the clearing of vegetation and the initiation of construction can be done in the non-breeding season between September and January. If these activities cannot be done in the non-breeding season, a qualified biologist shall perform pre-construction breeding bird surveys within 14 days of the onset of construction or clearing of vegetation and consult with CDFW. If active breeding bird nests are observed, no ground disturbance activities shall occur within a minimum 100-foot exclusion zone.

These exclusion zones shall remain in place around the active nest until all young are no longer dependent upon the nest. A biologist should monitor the nest site weekly during breeding season to ensure the buffer is sufficient to protect the City of Point Arena Arena Cove Campground and Improvement Project 37 nest side from potential disturbances.
e. CULTURAL RESOURCES
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Cause a substantial adverse change in
the significance of a historical resource
pursuant to § 15064.5?

b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to § 15064.5?

c) Disturb any human remains, including
those interred outside of dedicated
cemeteries?

Existing Cultural Resources Setting
Pre-Historic. Ethnographic and historical research indicates that the project area is within the traditional territory of the Bokeya Pomo, a Tribe of the Central Pomo. For the purposes of this report, the NAHC was contacted and asked to provide a sacred lands search and a list of Native American individuals to contact for this portion of Mendocino County. The Cahto Tribe, Coyote Valley Band of Pomo Indians, Guidiville Indian Rancheria, Hopland Band of Pomo Indians, Manchester Point Arena Band of Pomo Indians, Noyo River Indian Community, Pinoleville Pomo Nation, Potter Valley Tribe, Redwood Valley Pomo Indians, Robinson Rancheria of Pomo Indians, Round Valley Reservation, Sherwood Valley Band of Pomo Indians, Yokayo Tribe were contacted during the course of this investigation.

Historic. Historic period occupation, at what is now the City of Point Arena, is thought to have begun with Samuel Campbell and David and Elijah Beebee, in 1855. The entire townsite and all of the current project location was part of a 240-acre patent by Richard Harrison in 1874, by which time the population of the town had increased to over 1,000 and then decreased slightly after a national depression. Harrison gained fame as the surveyor of the 18,000-acre Sanel Grant, a Spanish land grant in the Russian River Valley, where he was also involved in the first two recorded land deeds in Mendocino County, in 1859, before working as an attorney and county judge in Ukiah.

City of Point Arena Arena Cove Campground and Improvement Project 38 Archaeological Survey. In fall of 2025 Than Van Beuren, Archaeologist, completed a cultural resources survey of the project area. The purpose of the cultural resources investigation was to document if significant cultural resources are located within the proposed project area.

Pursuant to Section 15064.5 of the California Environmental Quality Act (CEQA), Public Resources Code (PRC) 21074, significant cultural resources qualify for inclusion to the California Register of Historical Resources (CRHR) as either a historical resource, a tribal cultural resource, or a unique archaeological resource. The environmental review process requires that federal and state agencies implement these procedures to identify and evaluate the significance of cultural resources and to assess potential effects on those cultural resources from the proposed project.

The methods used in the investigation included:
• The archaeologist reviewed maps and records for recorded resources and plotted cultural studies on record as of 21 November 2025 within a ¼ mile radius of the project area (NWIC RS#25-0669) at the Northwest Information Center of the California Historical Resources Information System at Sonoma State University. • The historic property directory maintained by the California Office of Historic Preservation was also inspected for properties listed and determined eligible as National Historic Landmarks and for the National Register of Historic Places, California Register of Historic Resources, California Historic Landmarks, and California Points of Historical Interest.
• An intensive and complete pedestrian field survey was conducted by the junior author on November 25, 2025. The proposed campground area was covered intensively with transects spaced 5 meters apart. The remainder of the parcel outside of the proposed development area was not inspected. The survey looked for marine shell, flaked stone tools and production waste flakes, ground stone artifacts, beads, bone, and fire-cracked rock, as well as historic artifacts, features, and introduced vegetation. Historic remains were defined for the purposes of this survey as any evidence older than 50 years, consistent with state law. Shovel probes were placed at 5 meter intervals along each transect to ensure adequate examination of mineral soils.

No archaeological or historical resources were discovered during this survey. Confidence in the adequacy of the identification effort is good given the close transect spacing and use of shovel probes at frequent intervals.

Cultural Resources Impact Discussion
a) Would the Project cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5?
Less than Significant Impact.

No historical resources were identified.

City of Point Arena Arena Cove Campground and Improvement Project 39 b) Would the Project cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
Less than Significant Impact with Mitigation
It is anticipated, by the Archaeologist, that there will be no affect to Native American archaeological resources as none have been identified at the project location, either through previous ethnographic and archaeological investigations, or during the current survey effort.

However, isolated Native American cultural resources such as flaked-chert toolstone debitage or edged tool fragments could also be present, but have not been found to date. If substantial quantities of such artifacts, which may constitute a feature, such as a cooking hearth containing quantities of fire-cracked rock, faunal remains, or human burials are discovered during project implementation, the Mitigation Measure MM-CUL 1 for inadvertent discovery of cultural resources shall be followed.

The project will have a less than significant impact on archaeological resources with the implementation of the required mitigation measures.
c) Would the Project disturb any human remains, including those interred outside of dedicated cemeteries?
Less than Significant Impact with Mitigation
There are no known human remains on this site, however they can be discovered during excavations and Mitigation Measure CUL-2 would reduce the impacts of such an accidental discovery to less than significant.

Mitigation Measures
CUL-1: In the event that an archaeological resource is encountered during future development of this property, the following actions shall be taken: 1) cease and desist from all further excavation and disturbances within 25 feet of the new discovery; 2) notify the Director of the Planning and Building Services Department within 24 hours of the discovery; and 3) retain a professional archaeologist to evaluate the find and negotiate a suitable course of action in consultation with the property owner, Planning Director, and any other parties of interest (e.g., Native Americans).

CUL 2 - In the event that human remains are encountered, all work must stop in the immediate vicinity of the discovered remains and the Mendocino County Medical Examiner, the Sheriff-Coroner, and a qualified archaeologist must be notified immediately to evaluate the remains. If the remains are deemed to be Native American and prehistoric, the Native American Heritage Commission must be contacted by the Coroner so that a “Most Likely Descendant” can be designated and further recommendations regarding treatment of the remains can be provided.

City of Point Arena Arena Cove Campground and Improvement Project 40 f. ENERGY
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption
of energy resources, during Project
construction or operation?

b) Conflict with or obstruct a state or
local plan for renewable energy or
energy efficiency?

Existing Energy Setting
Energy resources include electricity, natural gas, and other fuels. The production of electricity requires the consumption or conversion of energy resources, including water, wind, oil, gas, coal, solar, geothermal, and nuclear resources, into energy. Energy production and use result in the depletion of nonrenewable resources such as oil, natural gas, and coal, as well as the emission of pollutants. Energy usage is typically quantified using the British Thermal Unit (BTU).

The BTU is the amount of energy required to raise the temperature of one pound of water by one-degree Fahrenheit. The approximate amount of energy contained in a gallon of gasoline, 100 cubic feet (one therm) of natural gas, and a kilowatt hour of electricity is 123,000 BTUs, 100,000 BTUs, and 3,400 BTUs, respectively.

Electricity
The production of electricity requires the consumption or conversion of energy resources, including water, wind, oil, gas, coal, solar, geothermal, and nuclear resources, into energy. The delivery of electricity involves several system components, including substations and transformers that lower transmission line power (voltage) to a level appropriate for on-site distribution and use. Electricity generated is distributed through a network of transmission and distribution lines commonly called a power grid.

Sonoma Clean Power
Sonoma Clean Power is a program that allows businesses and residents in Mendocino and Sonoma Counties to purchase energy created from renewable resources, including geothermal, solar, wind, water, and biomass. This service provides energy through alternative generation City of Point Arena Arena Cove Campground and Improvement Project 41 processes while using existing infrastructure through PG&E for delivery. By using existing delivery infrastructure, Sonoma Clean Power is billed to customers through PG&E for providing electric generation service. In 2016, 88% of eligible customers were receiving electricity from Sonoma Clean Power. As of 2018 Sonoma Clean Power had 39% fewer greenhouse gas emissions as compared to PG&E.

Energy Impact Discussion
(a) Would the Project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during Project construction or operation?
Less Than Significant Impact
The project will use energy during construction and operation.

Construction Activities
There are no unusual Project characteristics that would need construction equipment or practices that would be less energy efficient than at comparable construction sites in the region or state. Construction activity would be temporary and fuel consumption associated with construction activities would cease once construction is completed. Due to the temporary nature of construction activities, it is expected that construction energy consumption associated with the Project would be comparable to other similar construction projects, and would therefore not be inefficient, wasteful, or unnecessary.

Operation
Long-term operational energy use from this visitor serving campground development would include electricity consumption associated with the operation of the bathroom (e.g., lighting, hot water heating), energy consumption related to water usage and solid waste disposal, and fuel consumption (gasoline and diesel) from the generation of new vehicle trips.

While the operation of the campground project would result in an increase in energy consumption compared to existing conditions, the Project would be required to incorporate design measures related to electricity and water use in compliance with Title 24, and all applicable requirements of the City of Point Arena to minimize energy consumption.

Furthermore, Sonoma Clean Power is the default provider in the City of Point Arena and would provide clean energy from renewable resources. As such, the proposed Project would not result in the wasteful, inefficient, and unnecessary consumption of energy and impacts would be less than significant.
(b) Would the Project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Less than Significant Impact
City of Point Arena Arena Cove Campground and Improvement Project 42 The City of Point Arena does not currently have a locally adopted plan addressing renewable energy and energy efficiency. The project will require installation of energy conservation features in compliance with CalGreen and California Energy codes. As such, the proposed Project would not conflict with or obstruct implementation of the State Alternative Fuels Plan and impacts would be less than significant.

City of Point Arena Arena Cove Campground and Improvement Project 43 g. GEOLOGY AND SOILS
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Directly or indirectly cause potential
substantial adverse effects, including the
risk of loss, injury, or death involving:
i) Rupture of a known
earthquake fault as
delineated on the most
recent Alquist-Priolo
Earthquake Fault Zoning
Map, issued by the State
Geologist for the area or
based on other substantial
evidence of a known fault?
ii) Strong seismic ground
shaking?
iii) Seismic-related ground
failure, including
liquefaction?
iv) Landslides?

b) Result in substantial soil erosion or
the loss of topsoil?

c) Be located on a geologic unit or soil
that is unstable, or that would become
unstable as a result of the Project, and
potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse.

d) Be located on expansive soil, as
defined in Table 18-1-B of the Uniform
Building Code, creating substantial direct
or indirect risks to life or property.

e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal systems

City of Point Arena Arena Cove Campground and Improvement Project 44 where sewers are not available for the
disposal of wastewater?
f) Directly or indirectly destroy a unique
paleontological resource or site or
unique geologic feature?

Existing Geology and Soils Setting
Mendocino County is located within the California Coast Range geomorphic province. This province is a geologically complex and seismically active region characterized by sub-parallel northwest-trending faults, mountain ranges and valleys. The oldest bedrock units are the Jurassic-Cretaceous Franciscan Complex and Great Valley sequence sediments originally deposited in a marine environment. Subsequently, younger rocks such as the Tertiary-age Sonoma Volcanics group, the Plio-Pleistocene-age Clear Lake Volcanics and sedimentary rocks such as the Guinda, Domengine, Petaluma, Wilson Grove, Cache, Huichica and Glen Ellen formations were deposited throughout the province. Extensive folding and thrust faulting during late Cretaceous through early Tertiary geologic time created complex geologic conditions that underlie the highly varied topography of today. In valleys, the bedrock is covered by thick alluvial soil. The Project site is underlain by Miocene aged marine sedimentary rocks. These deposits are shown to consist of moderately to well consolidated sandstone, shale, siltstone, conglomerate, and breccia.

Active faults within the area that could generate strong ground shaking include the San Andreas and Maacama faults. The San Andreas fault runs approximately 2.5 miles north of the City and project site, and the Maacama fault runs approximately 32 miles to the east. Both faults are identified as an Alquist-Priolo fault zone, which is an area where an active fault has the potential to cause surface rupture during an earthquake. The smaller Hathaway Creek Fault runs north and east of the City, but is not a mapped Alquist-Priolo fault zone.

Landslides occur when forces acting down-slope exceed the strength of the earth materials that compose the slope. There are multiple causes of landslides including earthquakes and rainfall.

The City of Point Arena has the potential to experience risk from landslides, primarily along the hillside locations under conditions where rock strata parallels surface slopes, high clay content absorbs excess water, displacement has fractured a fault zone, or where the bases of slopes have been removed by erosion. Liquefaction occurs when vibrations caused by earthquakes cause saturated soils to lose stability.

Site Soils. The Study Area is situated on a marine terrace between an Arena creek to the north and the Pacific Ocean to the west (Figure 6). This terrace is composed of Tertiary-Cretaceous Period sedimentary rock overlain by terrace soils. As such the topography is relatively flat, sloping slightly into the Pacific Ocean to the west. Elevation ranges from approximately zero meters to nine meters above sea level.

City of Point Arena Arena Cove Campground and Improvement Project 45 The Soil Survey of Mendocino County, Western Part (USDA 2005) indicates that the Study Area contains one native soil type containing one soil series, Dystropepts, 30 to 75 percent slopes, described below. This soil type contains mostly Dystropepts soils, with small areas of Abalobadiah and Vizcaino soils. (Figure 7). Dystropepts soils are outlined below.

Dystropepts, 30 to 70 percent slopes. This series consists of soils on side slopes of marine terraces, derived from sandstone or shale. They are very shallow or moderately deep to bedrock and well drained. These soils are found at elevations of zero to nine meters.

Permeability and available water are variable.

Geology Impact Discussion
(a.i) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Less than Significant Impact
Fault rupture occurs when the ground surface fractures because of fault movement during an earthquake and almost generally follows preexisting fault traces, which are zones of weakness.

The Project site does not fall within the Alquist-Priolo Fault Zone and no identified active faults traverse the site. As such, there is no expectation that the site would be vulnerable to fault rupture. The nearest fault with
surface rupture is the San Andreas
fault. The Alquist-Priolo Zone of the
San Andreas Fault is located
approximately 2.5 miles north of
the Project. Generally, structures
intended for human occupancy are
required to be placed a minimum of
50 feet from an active fault.

Landforms within the area do not
indicate the presence of active
faults and the risk of fault rupture at
the site is low. The Project is in an
area affected by strong seismic
activity and future seismic shaking
should be anticipated at the site.

The proposed project will have to
conform with current standards for
earthquake-resistant construction
Gualala River
Pacific Ocean
• l\.filcs
City of Point Arena Arena Cove Campground and Improvement Project 46 as they are subject to the current California Building Code requirements.

The Project site is more than 4 miles from the San Andres Fault so the Project would have a less than significant impact related to risk of fault-related ground rupture during earthquakes within the limits of the site due to a known San Andres Fault Zone. (a.ii) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? Less than Significant Impact
The intensity of earthquake motion is dependent on the characteristics of the generating fault, distance to the fault and rupture zone, earthquake magnitude, earthquake duration, and sitespecific geologic conditions. The proposed Project has the potential to expose people and structures to adverse effects from strong shaking during a seismic event.

The Project will be required to comply with the latest California Building Standards Code seismic requirements. As such, the Project will result in less than significant impacts from potential impacts of ground shaking that could result in substantial adverse effects to people or structures, including the risk of loss, injury, or death. (a.iii) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic-related ground failure, including liquefaction? No Impact
The proposed bathroom is a small structure that is relatively light and as such would not be subject to liquefaction on the project site soils. As such, the Project and would have a less than significant impact due to risk of loss, injury, or death involving seismic-related ground failure and liquefaction.
(a.iv) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides?
No Impact
The risk of landslide is dictated by several factors including precipitation conditions, soil types, steepness of slope, vegetation, seismic conditions, and level of human disturbance. When certain conditions are present, landslides can be triggered because of seismic activity. Based on the site’s relatively flat topography, the subject Project is not located in an area susceptible to landslides.

Landslide mapping made available by the California Geological Survey do not indicate largescale slope instability at the Project site. The closest observed landslide is located at Highway 1 and Lighthouse Road.

City of Point Arena Arena Cove Campground and Improvement Project 47 The project site is relatively flat without major water flows (except during winter flooding when the campsite will be closed, and the project would not expose people to loss, injury or death as a result of a landslide.
(b) Would the Project result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact
The new construction components of the Project would require some removal of vegetation and/or grading and trenching. These ground disturbing activities have the potential to result in soil erosion or the loss of topsoil if not properly controlled. As identified in the Air Quality section of this analysis, the project will be required to comply with dust control measures set forth by the Mendocino County Air Quality Management District during construction.

Additionally, the building permit application review will ensure best management practices are in place for grading and construction activities that address erosion and sediment controls. As such, the development and operation of the Project will have a less than significant impact related to erosion and the loss of topsoil.
(c) Would the Project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Less Than Significant Impact
Lateral spreading, lurching, and associated ground failure can occur during strong ground shaking on certain soil substrates typically on slopes. Lurching generally occurs along the tops of slopes where stiff soils are underlain by soft deposits or along steep channel banks whereas lateral spreading generally occurs where liquefiable deposits flow towards a “free face,” such as channel banks, during an earthquake.

As previously discussed, the Project site is relatively flat. Therefore, potential impacts related to lateral spreading, lurching, and associated ground failure would be less than significant. (d) Would the Project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less than Significant Impact with mitigation
Typically, soils that exhibit expansive characteristics are found within the upper five feet of the ground surface. Over long-term exposure to wetting and drying cycles, expansive soils can experience volumetric changes. The adverse effects of expansive soils include damage to foundations, utilities and infrastructure, paved roads and streets, and concrete slabs. Expansion and contraction of soils, depending on the season and the amount of surface water infiltration, could exert enough pressure on structures to result in cracking, settlement, and uplift. The only new construction on the site, includes a replacement bathroom that is similar in size to the existing bathroom, which has experienced no subsidence or buckling due to expansive soils.

City of Point Arena Arena Cove Campground and Improvement Project 48 Additionally, a soils report will be required as part of the Building Permit process for this project to ensure that building foundations are adequately designed for seismic safety, and Mitigation Measure GEO-1 is included for this purpose. With this Mitigation Measure the Project will have a less than significant impact.
(e) Would the Project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
No Impact
The Project would connect to the existing sanitary sewer system that conveys effluent to the City’s wastewater treatment facility. The existing onsite septic tanks will be removed.

Therefore, there would be no impacts due to the disposal of wastewater where sanitary sewers are not available.
(f) Would the Project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less Than Significant with Mitigation
There is a low potential for paleontological resources to be present on the Project site.

Nevertheless, the potential remains for the discovery of buried paleontological resources.

Mitigation Measure GEO-2 will ensure that proper procedures are followed in the event of a paleontological discovery. Therefore, the Project will have a less than significant impact with mitigation related to the destruction of paleontological or geological resources.

Mitigation Measures
GEO-1: The Applicant shall submit a Soils Report with the Building Permit application for the components of the Project that require new construction. The Plan and Specifications for the foundations shall include consideration of soils in all engineering calculations per the State Building Code.

Geol
GEO-2: If paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities all ground disturbing activities shall halt and a qualified paleontologist shall be procured to evaluate the discovery and make treatment recommendations.
h. GREENHOUSE GAS EMISSIONS
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
City of Point Arena Arena Cove Campground and Improvement Project 49 a) Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment?

b) Conflict with an applicable plan,
policy, or regulation adopted for the
purpose of reducing the emissions of
greenhouse gases?

Existing Greenhouse Gas Setting
Greenhouse gases (GHGs) are generated naturally from geological and biological processes as well as human activities including the combustion of fossil fuels and industrial and agricultural processes. GHGs include carbon dioxide (CO2), nitrous oxide (N2O), methane (CH3), chlorofluorocarbons, hydrofluorocarbons, and perfluorocarbons.

While GHGs are emitted locally, they have global implications. GHGs trap heat in the atmosphere, which heats up the surface of the Earth. This concept is known as global warming and is contributing to climate change. Changing climatic conditions pose several potential adverse impacts including sea level rise, increased risk of wildfires, degraded ecological systems, deteriorated public health, and decreased water supplies.

Executive Order (EO) S-3-05 provides the California Environmental Protection Agency with the regulatory authority to coordinate the State’s effort to achieve GHG reduction targets. EO S-3- 05 goes beyond AB 32 and calls for an 80 percent reduction below 1990 levels by 2050. Senate Bill 375 has also been adopted, which seeks to curb GHGs by reducing urban sprawl and limiting vehicle miles traveled.

The MCAQMD has adopted CEQA thresholds of significance for greenhouse gas emissions associated with the operation of land use projects. As identified in the thresholds adopted by the District in June 2010, a project is considered to have a less than significant impact due to GHG emissions if it:
• Emits less than 1,100 metric tons (MT) CO2e per year; or • Emits less than 4.6 MT CO2e per service population per year (residents and employees).

Greenhouse Gas Emissions Impact Discussion
(a) Would the Project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Less Than Significant Impact. See discussion for B below.

City of Point Arena Arena Cove Campground and Improvement Project 50 (b) Would the Project conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Less than Significant Impact
Construction GHG Emissions
Construction would result in GHG emissions from heavy-duty construction equipment, worker trips, and material delivery and hauling. Construction GHG emissions are short-term and would cease upon completion of construction. Therefore, impacts from GHG emissions during construction will be less than significant with mitigation.

Operational GHG Emissions
Operational GHG emissions would occur for life of the Project from onsite lighting water heating, and the transport of water and wastewater, solid waste disposal, and vehicle trips associated with visitors. The proposed project will have to comply with Calgreen and the energy efficiency requirements of Title 24. Per the Uniform Building Code all hot water heaters must also use heat pump technology. These are the most efficient heating systems available and utilize electricity. Additional LEDs will be used throughout the project for lighting. All electricity in Point Arean is sources for 100% green energy Sonoma Clean Power so these will have no impact on GHG production.

The City of Point Arena is not subject to a Climate Action Plan or other plan that provides prescriptive policies to reduce GHG emissions. Therefore, the Project will not conflict with any applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases, resulting in a less than significant impact.

Mitigation Measures
None required.
i. HAZARDS AND HAZARDOUS MATERIALS
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Create a significant hazard to the
public or the environment through the
routine transport, use, or disposal of
hazardous materials?

City of Point Arena Arena Cove Campground and Improvement Project 51 b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and
accident conditions involving the release
of hazardous materials into the
environment

c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one-quarter mile of an existing or
proposed school?

d) Be located on a site which is included
on a list of hazardous materials sites
compiled pursuant to Government Code
§ 65962.5 and, as a result, would it
create a significant hazard to the public
or the environment?

e) For a Project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the Project result in a safety
hazard or excessive noise for people
residing or working in the Project area?

f) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?

g) Expose people or structures, either
directly or indirectly, to a significant risk
of loss, injury or death involving wildland
fires?

Existing Hazards and Hazardous Materials Setting
The California Department of Toxic Substances Control (DTSC) defines a hazardous material as:
“a substance or combination of substances that, because of its quantity, concentration or physical, chemical, or infectious characteristics, may either: 1) cause, or significantly contribute to an increase in mortality or an increase in serious, irreversible, or incapacitating illness; or 2) pose a substantial present or potential hazard to human health or the environment when improperly treated, stored, transported, disposed of, or otherwise managed.” Regulations governing the use, management, handling, transportation and disposal of hazardous waste and materials are administered by Federal, State, and local governmental agencies. Pursuant to the City of Point Arena Arena Cove Campground and Improvement Project 52 Planning and Zoning Law, DTSC maintains a hazardous waste and substances site list, also known as the “Cortese List.”
The Mendocino Solid Waste Management Authority (MendoRecycle) provides administrative oversight and program implementation for solid waste and recycling in Mendocino County.

MendoRecycle also directly operates the household hazardous waste facility in Ukiah. The Mendocino County Department of Environmental Health serves as the Local Enforcement Agency (LEA) for the California Integrated Waste Management Board (CIWMB), issuing permits and inspecting solid waste facilities to ensure compliance with state laws.

The Mendocino County Multi-Hazard Mitigation Plan was adopted in 2014 and serves as the local hazard mitigation plan for multiple jurisdictions within the County, including the City of Point Arena. The Plan complies with the Federal Disaster Mitigation Act of 2000 by assessing natural and human-caused hazards in the County and providing mitigation strategies to reduce risks. The Plan complements recent efforts undertaken by the City of Point Arena in the 2015 General Plan Safety Element, which expands on existing hazards in the City and provides implementation measures to reduce impacts of these hazards.

The California Department of Forestry and Fire Protection (CAL FIRE) is required by law to map areas of significant fire hazards based on fuels, terrain, weather, and other relevant factors. CAL FIRE’s Statewide and County maps (adopted November 2007) depict Fire Hazard Severity Zones (FHSZs) that are within the State Responsibility Area (SRA). The SRA is the area where the State of California is financially responsible for the prevention and suppression of wildfires. The SRA does not include lands within city boundaries or in federal ownership. The FHSZs in the SRA are further classified as having a Moderate, High, or Very High hazard severity.

In addition, CAL FIRE has prepared and transmitted recommendations for FHSZ’s in areas where local governments have financial responsibility for wildland fire protection, referred to as Local Responsibility Areas (LRAs). CAL FIRE has identified areas throughout the City of Point Arena as High and Moderate FHSZ’s.

Hazards and Hazardous Materials Impact Discussion
(a) Would the Project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less than Significant Impact
(b) Would the Project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Less than Significant Impact
City of Point Arena Arena Cove Campground and Improvement Project 53 The project would include site preparation and construction activities that would involve the temporary presence of potentially hazardous materials including, but not limited to, fuels and lubricants, paints, solvents, insulation, electrical wiring, and other construction related materials. Although these potentially hazardous materials may be present onsite during construction, the Project will be required to comply with all existing federal, state and local safety regulations governing the transportation, use, handling, storage and disposal of potentially hazardous materials. Therefore, impacts to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials would be less than significant.
(c) Would the Project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No Impact
The Project site is located within 0.75 of a mile of Arena Union Elementary School, Pacific Community Charter School, and Point Arena High School and South Coast Continuation School, which are all located north/east of the site.
(d) Would the Project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code § 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
No Impact
The California Environmental Protection Agency (CAL-EPA) annually updates the California Hazardous Waste and Substances Site List, also known as the Cortese List. The Department of Toxic Substances Control compiles a record of sites to be included on the list, which is then submitted to the CAL-EPA. EnviroStor is the DTSC’s data management system for tracking cleanup, permitting, and enforcement at hazardous waste facilities and sites with known contamination. A search of EnviroStor was performed on November 24, 2025, which identified a completed lead clean up activity at the Point Arena Communications Annex #2. This Site’s sole development was an observation deck that was used by the military as a lookout for submarines and aircraft. The observation deck consisted of a wooden platform on top of a rusted metal tower. The wooden structure was 8 feet by 8 feet in area, and the metal tower was 25 feet tall. This formerly contaminated site was located directly to the south west of the proposed project site. The site received a No further action letter from DTSC on Sept 5, 2017, indicating that the site is remediated sufficiently for environmental and recreational risks.

GeoTraker is the State Water Resources Control Board’s data management system for sites that impact or have the potential to impact water quality. A search of GeoTraker was performed on Nv 24, 2025, which did not identify any contamination issues on the site.

City of Point Arena Arena Cove Campground and Improvement Project 54 (e) For a Project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the Project result in a safety hazard or excessive noise for people residing or working in the Project area? No Impact
The Project site is not located within the boundaries of an Airport Land Use Plan, nor is it located in direct proximity to a private airstrip. The nearest airport is the Lofty Redwoods Airport (53CL) located approximately 7 miles southeast of the project site. Therefore, no impacts associated with airport-related hazards will result from the proposed Project. (f) Would the Project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
No Impact
The Project is not expected to impair the implementation of, or physically interfere with an adopted emergency response plan or emergency evacuation plan.

California has developed an emergency response plan to coordinate emergency services by federal, state, and local government, including responding to hazardous materials incidents.

The State Office of Emergency Services (OES) employs a Hazardous Materials Division, which enforces multiple programs that address hazardous materials. Mendocino County Multi-Hazard Mitigation Plan serves City of Point Arena and there are no aspects of the proposed Project that would interfere with an adopted emergency or evacuation plan. Therefore, no impacts are anticipated.
(g) Would the Project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? Less than Significant Impact
Wildland fires are of concern particularly in expansive areas of native vegetation of brush, woodland, and grassland. The Project site is surrounded by roadways and developed land uses to the northeast and west and to open space to the south.

CALFIRE categorizes the site as a Local Responsibility Area (LRA) and does not specify a severity rating; however, it is located within close proximity of lands designated as Moderate Fire Hazard Severity Zones by CALFIRE. As such, the project could expose people or structures to impacts related to wildland fires.

The Project building permit will receive review and approval by Redwood Coast Fire Protection District prior to issuance, ensuring that the development will be consistent with local and State policies related to fire safety. Additionally, the building permit will be reviewed for consistency with applicable building codes addressing fire, such as requirements that new residences have City of Point Arena Arena Cove Campground and Improvement Project 55 fire suppression systems. Consistency with applicable fire safety codes will ensure impacts remain less than significant.

Mitigation Measures
None required.
j. HYDROLOGY AND WATER QUALITY
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Violate any water quality standards or
waste discharge requirements or
otherwise substantially degrade surface
or ground water quality?

b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the
Project may impede sustainable
groundwater management of the basin?

c) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river or through
the addition of impervious surfaces, in a
manner which would:
i. result in a substantial erosion or
siltation on- or offsite?
ii. substantially increase the rate or
amount of surface runoff in a
manner which would result in
flooding on- or offsite?
iii. create or contribute runoff water
which would exceed the capacity
of existing or planned
stormwater drainage systems or
provide substantial additional
sources of polluted runoff; or
iv. impede or redirect flood flows?

City of Point Arena Arena Cove Campground and Improvement Project 56 d) In flood hazard, tsunami, or seiche
zones, risk release of pollutants due to
Project inundation?

e) Conflict with or obstruct
implementation of a water quality
control plan or sustainable groundwater
management plan?

Existing Hydrology and Water Quality Setting
The City of Point Arena is located near the Garcia River Estuary and is within the Point ArenaStornetta unit of the coastal watershed between the Eel and Russian River basins. Elevations range from 0 to 250 feet. Point Arena, Moat, and Ross Creeks flow south of the site. Hathaway creek, Spanish Creek, and the Garcia river flow to the north of the site.

The Mendocino County Water Agency is a special district encompassing the entirety of the County and governed by the Mendocino County Board of Supervisors. The Water Agency is responsible for the management of water resources in the County including stormwater and groundwater management.

Surface water quality is regulated by the North Coast Regional Water Quality Control Board (RWQCB) via the Water Quality Control Plan for the North Coast (Basin Plan). The RWQCB is responsible for implementing Section 401 of the Clean Water Act through the issuance of a Clean Water Certification when development includes potential impacts to jurisdictional areas such as creeks, wetlands, or other Waters of the State.

All development at the site is subject to the RWQCB Municipal Regional Stormwater National Pollution Discharge Elimination System (NPDES) Permit, Order No. R1- 2010-0017, NPDES No.

CA0023060, which requires permitees (i.e., City of Point Arena) to use their planning authorities to include appropriate source control, site design, and stormwater treatment measures in new development and redevelopment projects to address both soluble and insoluble stormwater runoff pollutant discharges and prevent increases in runoff flows from new development and redevelopment projects.

The proposed project includes no net increase in impervious surfaces and so new pollutant discharges or runoffs are anticipated from the project.

The Federal Emergency Management Agency’s (FEMA’s) flood hazard mapping program provides important guidance for the City in planning for flooding events and regulating development within identified flood hazard areas. FEMA’s National Flood Insurance Program is intended to encourage State and local governments to adopt responsible floodplain management programs and flood measures. As part of the program, FEMA defines floodplain City of Point Arena Arena Cove Campground and Improvement Project 57 and floodway boundaries that are shown on the Flood Insurance Rate Maps (FIRMs). As indicated in FEMA mapping, the Project site is located within flood hazard zone A.

Hydrology and Water Quality Impact Discussion
(a) Would the Project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less Than Significant Impact
The proposed project would replace a bathroom on a septic system with a new bathroom that would be hooked up to the City’s wastewater treatment facility. This would reduce potential water quality discharge issues associated with operation of the campground. (e) Would the Project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Less Than Significant Impact
Construction activities have the potential to result in runoff that contains sediment and other pollutants that could degrade water quality if not properly controlled. The building permit for the bathroom and green shed replacement projects will require the utilization of best management practices. The proposed project would utilize water from the City’s water supply and thus would not result in water withdrawal from the site. There is no groundwater management plan in Point Arena.

As such, the Project will have a less than significant impact with regard to degradation of surface or impacts to ground water quality or supply.
(b) Would the Project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the Project may impede sustainable groundwater management of the basin?
Less Than Significant Impact
The Project would use Point Arena Water Works’ existing potable water supply for all onsite water needs. The project would increase water demand relative to existing water use for the restroom. However, in compliance with building code standards, the Project would have to use high water efficiency water fixtures, which would result in a less than significant increase in water use. The Project will not substantially increase water use or deplete groundwater supplies nor would it interfere with groundwater recharge. Therefore, the Project would have a less than significant impact to groundwater supplies and recharge. (c(i)-c(iv)) Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would i) result in a substantial erosion or City of Point Arena Arena Cove Campground and Improvement Project 58 siltation on- or offsite; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or iv) impede or redirect flood flows?
Less Than Significant Impact
Arena Creek runs the length of a parcel located directly south of the subject parcel. No changes are proposed to the stream bed or bank. Indeed the only constriction activities would replace existing structures, of which the Green Shed is already served by a stormwater infiltration and pre-treatment system, while the campground has more the sufficient open space to result in natural infiltration of storm water. Two existing impervious surfaces will be retained (5% of the site) and the remainder of the site will retain its natural stormwater infiltration capacity. The project would result in no net increase in the impervious surfaces on the site. (d) In flood hazard, tsunami, or seiche zones, would the Project risk release of pollutants due to Project inundation?
No Impact
The Project site is located just outside of the Zone A flood area, as shown on FEMA’s National Flood Hazard Layer (and the image below). Zone A is located on the southern edge of the parcel where Arena Creek is located. A zone A flood area indicates that this portion of the project site has a 1% annual chance of flood inundation.

However, ESA completed a sea level rise and flooding study for Arena Cove in 2024, and this study found that the ten-year flood map illustrates that both the campground and green shed City of Point Arena Arena Cove Campground and Improvement Project 59 would be inundated with up to 2 inches of flood waters in a 10-year storm as illustrated in the image below.

Nevertheless, even though the site is subject to flooding in the winter during significant storm events, these flood events are short in duration and the campground will not be operational during flood events. Additionally, the bathroom will be constructed on a stem wall of 18 inches, to ensure that the bathroom is well above inundation levels. It will also be constructed with special vents that allow water to flow through the foundation. The RVs will be relocated off site when the campground is not in use.

The site is not located within an inundation area of a levee or dam so there is no risk of a seiche.

City of Point Arena Arena Cove Campground and Improvement Project 60 Per the Department of Conservation California
Geological Survey’s Tsunami Hazards Area
Map, the site is located within a Tsunami
inundation area (see map).

There is an impact associated with risks due to
inundation from a tsunami. Therefore,
Mitigation Measure Hydro 1-1 is
recommended.

Mitigation Measures
MM Hydro 1-1. The applicant shall install
Tsunami inundation warning signage at the
entrance to the Campground and in the
Port parking lot.

City of Point Arena Arena Cove Campground and Improvement Project 61 k. LAND USE AND PLANNING
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Physically divide an established
community?

b) Cause a significant environmental
impact due to a conflict with any land
use plan, policy, or regulation adopted
for the purpose of avoiding or mitigating
an environmental effect?

Existing Land Use and Planning Setting
Point Arena's total land area is 829 net acres (excluding public streets). This total is divided into approximately 280 assessor's parcels of various sizes accommodating a variety of rural and urban uses, including open spaces and unbuildable lands. The community has abundant open space, including under and undeveloped properties, low residential densities, and an attractive and unique rural and small-town character.

According to the 2020 U.S. Census, Point Arena's population is approximately 460 residents living in approximately 200 dwelling units. The in-city growth rate is judged to be extremely modest throughout the near term, although the general market-area population (persons living within the city limits plus those living in the surrounding county territory) is likely to increase somewhat.

The General Plan’s Land Use Map depicts the City's intentions and policies for growth, development, and land use, and for the preservation and safety of public and private properties. The permitted land-use designations shown on the Map generally echo existing patterns of land use.

Additionally, the "Opportunities and Constraints Maps" serves as "overlays" that depict the City's intentions and policies regarding open spaces, creeks and stream beds, riparian areas, view sheds and view corridors, conservation areas, safety and seismic safety considerations, natural habitat areas, and trails. The Maps are an "early-warning" depiction of matters that shall be attended to as part of project planning and review.

City of Point Arena Arena Cove Campground and Improvement Project 62 The City’s Zoning Ordinance is the implementation component of the Local Coastal Program, which sets forth the purposes and intents of zoning districts, land uses permissible within districts, and limitations on development to make densities and patterns consistent with the underlying districts. The Zoning Ordinance includes the Zoning Map, which depicts zoning districts largely consistent with the land use classifications specified in the General Plan.

The project site is currently designated HC, Harbor Commercial in both the General Plan and Zoning Map. The zoning ordinance allows a campground with a conditional Use Permit and the green shed is a principally permitted use (no Use Permit is required) as a “Public facilities related to coastal dependent activities.”
Land Use and Planning Impact Discussion
(a) Would the Project physically divide an established community? No Impact
The Project would not divide an established community.
b) Would the Project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Less than Significant Impact
The environmental effects of the project have been fully analyzed as part of the Coastal Development Permit process. The proposed project would have not significant impacts related to conflicts with the City’s General Plan policies which were adopted to mitigate an environmental effect as analyzed below.

Coastal General Plan; Relevant Policies
from the Open Space & Conservation
Element
Compliance Analysis

7.1. 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 project includes mitigation of symbolic fencing,
prohibition of dogs and interpretive panels to protect off site PAMB habitat and off site riparian and wetland habitat from negative effects of campers, see proposed mitigation measures in the Biological analysis of this MND.

7.3. Every effort should be made to
enhance wildlife habitats and maintain
wildlife travel corridors along waterways
and within riparian corridors, within the
city and its environs.

The symbolic fencing, interpretive panels, and relocation of the community recycling facility will all enhance wildlife habitat in the cove.

7.4. The City shall protect the nondeveloped flat areas of Arena Cove as a flood basin, wildlife habitat, and critical
The proposed project replaces existing developed
buildings with new building in an identical footprint. The remainder of the parcel will remain undeveloped except
City of Point Arena Arena Cove Campground and Improvement Project 63 link in the Arena Creek life-chain...insofar
as possible given the objective of
enhancing the area's economic
development potential. Any portions of
this area that are environmentally
sensitive habitat areas (ESHAs) as
defined in Section 30107.5 of the
Coastal Act shall be subject to the
policies and standards of the certified
LCP regarding the protection of ESHA.
for the addition of ten picnic tables, seven fire rings and associated native landscaping.

Please see the biological section of this MND for relevant mitigation measures.

7.14. Since the Point Arena Mountain
Beaver was listed as an endangered
species on December 12, 1991, with
beaver habitat potentially located along
Point Arena Creek, the City shall
establish a 500 feet riparian setback area
("Mountain Beaver Buffer Area") from the
centerline of the stream as recommended
by the United States Fish and Wildlife
Service (USFWS). In addition, fences are
prohibited within 15 feet of the center line
to allow for wildlife migration along the
travel corridor. Disturbance of the
streambed is prohibited. Through zoning
and subdivision regulations, the City shall
restrict development in areas which
contain identified rare
or endangered species of plants and
animals, including the Point Arena
Mountain Beaver.

A comprehensive biological survey was completed and
Point Arena Mountain Beaver habitat was not identified in the project area. The proposed project areas do not
include any rare or endangered species of plants and
animals.

The proposed project would allow seasonal camping only
and includes interpretive panels and symbolic fencing to provide information to protect the riparian area, Point Arena creek and Point Arena Mountain Beaver habitat
that is across the creek and about 450 feet from the
proposed campground.

7.23. Five view sheds and scenic
corridors are depicted on the
Opportunities and Constraints Map and
shall be protected from inappropriate
developments and siting of buildings;
significant unavoidable alterations to
view sheds and scenic corridors shall
require mitigations that may be caused
by such new developments. These
viewsheds/view corridors are: to the
south from School Street; along Windy
Hollow Road; along and from Riverside
Drive; along Port Road; at Arena Cove.

This policy applies to how development is viewed from
public areas, with the intent that any adverse impacts to public views are avoided to the extent feasible.

Visual impacts from Port Road will be minimized as
follows:

The campground will only operate 4 out of 12 months, so visual impacts will be limited to that time period.

The new bathrooms will be smaller and of a better design than the existing bathroom.

The campground will be screened by the 5 foot high rock wall and new native landscaping of trees and shrubs to
the south of the rock wall.

The campground will be composed of dispersed sites of
low intensity (7 tent sites with up to 4 people per site max, and 3 RV sites with up to 4 people per site).

The replacement green shed will be of the same visual
impact as the existing shed.

7.36. New development shall (a) be sited
and designed to protect views to and
This project protects views to and along the ocean. No
landforms will be altered for the project. The proposed small buildings will replace existing structures. The new City of Point Arena Arena Cove Campground and Improvement Project 64 along the ocean and scenic coastal areas
(b) minimize the alteration of natural land
forms, and (c) be visually compatible
with the character of surrounding areas.
buildings will be painted green to better match
surrounding vegetation.

Planning Permits
Finally, the Project requires City approval of three discretionary permits—a Coastal Development Permit (since the project meets the Coastal Act definition of “development” within the California Coastal Zone), a Use Permit (to permit the campground), and a variance for the reduction of the side setback for the Green Shed. For approval of these permits, the City Council must make required findings that the Project is consistent with applicable land use plans and policies. The Council may impose conditions of approval on the Project to ensure consistency with land use policies and findings.

Land Use Conflicts
The Project site is adjacent to existing and principally permitted commercial and recreation land uses.

The proposed project area is surrounded by commercial development to the north and wild open space and Arena Creek to the south. The proposed part-time use of the Rockwall property for Camping and boat storage is compatible with the visitor serving and ocean dependent uses in Arena Cove. The camping use has the potential to create conflicts with Point Arena Mountain Beaver and the wetland features of the open space to the south. These potential impacts have been analyzed in the biological section of this report and with required mitigation would have a less than significant impact on biological resources.

The Project would have a less than significant impact related to inconsistencies with Point Arena’s land use plans, policies, or regulations adopted for the purpose of avoiding or mitigating an environmental effect.

Mitigation Measures
None required.

City of Point Arena Arena Cove Campground and Improvement Project 65 l. MINERAL RESOURCES
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Result in the loss of availability of a
known mineral resource that would be a
value to the region and the residents of
the state?

b) Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan?

Existing Mineral Resources Setting
The California Surface Mining and Reclamation Act of 1975 (SMARA) identifies mineral resources within California and requires classification of mineral resources based on their relative value for extraction. A variety of mineral resources, including aggregate resource minerals and hard rock quarries are known to exist in Mendocino County. According to the Division of Mine Reclamation, California Department of Conservation and the United States Geological Survey, Mineral Resources Data System, there are no mineral resources within the City of Point Arena nor in or around the Project site.

Mineral Resources Impact Discussion
(a) Would the Project result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state, (b) Would the Project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact
There are no known mineral resources within the City of Point Arena nor does the City identify locally important mineral resources in the General Plan. Therefore, the proposed Project would have no impact regarding the loss of availability of mineral resources.

Mitigation Measures
None required.

City of Point Arena Arena Cove Campground and Improvement Project 66 m. NOISE
Would the Project result in:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Generation of a substantial temporary
or permanent increase in ambient noise
levels in the vicinity of the Project in
excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies?

b) Generation of excessive groundborne
vibration or groundborne noise levels? 
c) For a Project located within the
vicinity of a private airstrip or an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the Project expose people
residing or working in the Project area to
excessive noise levels?

Existing Noise Setting
The Point Arena General Plan Noise Element provides a framework for evaluating sound in the community, both qualitatively and quantitatively, and sets forth noise reduction or noise suppression policies and programs. This is done by describing the current local environment of sounds, identifying and measuring local noise sources, identifying and mapping noise-sensitive land uses, projecting future noise levels, and prescribing policies and programs for achieving the city's noise-control goals.

Sources that contribute to the ambient noise levels within Point Arena include vehicular traffic, aircraft, industrial activities, and mechanical equipment including refrigeration units, heating and cooling, and ventilation. Commercial and general industrial land uses are typically considered the least noise-sensitive, whereas residences, schools, and hospitals are the most noise- sensitive. Other features of the soundscape include storm surf, and the toll of the offshore bell buoy. The Noise Element includes goals, policies, and programs aimed at maintaining low ambient noise levels.

City of Point Arena Arena Cove Campground and Improvement Project 67 The Project site is bounded by established commercial land uses. Primary noise sources that contribute to the ambient noise environment at the Project site include vehicles driving on highway 1, and noise associated with business uses.

Noise Impact Discussion
(a) Would the Project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Significant Impact with Mitigation
The proposed Project would generate noise on a temporary basis during construction activities and on an ongoing basis upon occupancy.

Construction Noise
Construction would result in temporary and intermittent noise onsite and in the Project vicinity from the use of construction equipment. Construction noise would be perceptible to established uses in the immediate vicinity, specifically nearby existing residences and commercial uses.

Noise impacts resulting from construction at the site will depend upon the noise generated by various pieces of construction equipment, the timing and duration of noise- generating activities, and the distance between construction noise sources and noise-sensitive areas.

Construction noise impacts primarily result when construction activities occur during noisesensitive times of the day (e.g., early morning, evening, or nighttime hours), the construction occurs in areas immediately adjoining noise-sensitive land uses, or when construction occurs over extended periods of time. During each stage of construction, there would be a different mix of equipment operating, and noise levels would vary based on the amount of equipment in operation and the location at which the equipment is operating.

Section 9.35.040 of the Point Arena Municipal Code outlines provisions associated with noise, and states that “Noise levels shall not be permitted to exceed 60 Leq anywhere within the City of Point Arena.” Leq is an equivalent continuous noise level, which is calculated by determining the sound level in decibels for specific sounds during the day and applying those frequencies over the time period in which these sounds occur. According to the Occupational Safety and Health Administration (OSHA), common noisy equipment used at a construction site can vary in noise level. A backhoe is measured at approx. 85 decibels, a nail gun at 97 decibels, and a bulldozer at around 100 decibels.

The type of equipment to be used at the site during construction is unknown at this time.

Mitigation Measure NOI-1 is added to require that equipment generating noise above 60 decibels (the sound of a normal conversation) must occur between the hours of 7 a.m. and 8 City of Point Arena Arena Cove Campground and Improvement Project 68 p.m., and that any equipment used that exceeds 85 decibels, such as a nail gun or bulldozer, be limited to weekdays between the hours of 8 a.m. and 5 p.m. As a result of mitigation, impacts related to construction noise will be less than significant.

Operational Noise
Project operation would contribute to the ambient noise environment from the introduction of people talking and vehicles traveling to and from the site. The project proposes to prohibit the use of generators and amplified music and requires “quiet hours” and a campground host to enforce the quiet hours between 9:00 pm and 8:00am. The Project site is in an area that contains many similar established commercial uses downtown, including hotels, restaurants, retail and residential uses. The proposed campground is compatible with these existing uses and would be compatible with existing ambient noise levels that are already generated by these similar uses. As such, the Project will have less than significant impacts. (b) Would the Project result in generation of excessive groundborne vibration or groundborne noise levels?
Less Than Significant Impact
Vibration from operation of heavy equipment can result in effects ranging from annoyance of people to damage of structures. Varying geology and distance results in different vibration levels containing different frequencies and displacements. In all cases, vibration amplitudes decrease with increasing distance from the source. Perceptible ground‐borne vibration is generally limited to areas within a few hundred feet of construction activities. As seismic waves travel outward from a vibration source, they excite the particles of rock and soil through which they pass and cause them to oscillate. The rate or velocity (in inches per second) at which these particles move is the commonly accepted descriptor of the vibration amplitude, referred to as the peak particle velocity (PPV).

Caltrans establishes significance criteria for potential damage to structures as well as human perception. Groundborne vibration of 0.3 in/sec PPV is established for older residential structures and 0.5 in/sec PPV for newer residential structures. Groundborne vibration is considered barely perceptible to humans at 0.01 in/sec PPV and severe at 0.4 in/sec PPV.

Development of the site would include construction activities that may generate perceptible vibration during use of heavy equipment or impact tools. Construction equipment including vibratory rollers, bulldozers, caisson drills, loaded trucks, and jackhammers generate vibration levels ranging from 0.003 in/sec PPV to 0.2 in/sec PPV at a distance of 25 feet.

Based on the significance criteria established by Caltrans and the typical groundborne vibration generated by construction equipment, the Project would not generate excessive groundborne vibration or noise in excess of 0.3 in/sec PPV at existing off-site uses. Therefore, the Project would not expose people or structures to excessive groundborne vibration and impacts from groundborne vibration and noise would be less than significant.

City of Point Arena Arena Cove Campground and Improvement Project 69 (c) For a Project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the Project expose people residing or working in the Project area to excessive noise levels?
Less than Significant Impact
The Project site is not located within the boundaries of an Airport Land Use Plan, nor is it located in direct proximity to a private airstrip. The nearest airport is Lofty Redwoods Airport (53CL), located approximately 5 miles southeast of the Project site. Though noise from aircrafts flying overhead would be perceptible at the Project site, people residing or working in the Project area would not be exposed to excessive noise levels associated with such noise and therefore impacts would be less than significant.

Mitigation Measures
NOI-1: During construction of the project, noise above 60 decibels must occur only between the hours of 7 a.m. and 8 p.m. Any equipment used that exceeds a noise level of 86 decibels, such as a nail gun or bulldozer, shall be limited to weekdays between 8 a.m. and 5 p.m.
n. POPULATION AND HOUSING
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Induce substantial unplanned
population growth in an area, either
directly (for example, by proposing new
homes and businesses) or indirectly (for
example, through extension of roads or
other infrastructure)?

b) Displace substantial numbers of
existing people or housing, necessitating
the construction of replacement housing
elsewhere?

Existing Population and Housing Setting
The City of Point Arena is a small jurisdiction, encompassing approximately 1.4 square miles, located along the coast in southern Mendocino County. According to the U.S. Census, in 2020 City of Point Arena Arena Cove Campground and Improvement Project 70 the population of Point Arena was 460 residents. The City’s population has remained relatively stable, with 449 residents in 2010, and 472 residents in 2017. Compared with other cities, Point Arena has seen a larger growth rate within the county and Mendocino County as a whole. With the exception of Fort Bragg, Point Arena is well above the overall growth trend of Mendocino County and surrounding cities—most of which have seen an increase of less than 10% since 1990.

The Housing Element includes numerous goals, policies, and programs aimed at promoting housing unit construction (with emphasis on low-income households) and preserving the existing housing stock (particularly rental units).

Population and Housing Impact Discussion
(a) Would the Project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
No Impact
The proposed Project is consistent with the property’s General Plan land use designation and Zoning District. The project would access Port Road and would not require the development of roadways or utilities. The Project would result in one seasonal part-time job so there would be no resulting impacts related to population growth.
(b) Would the Project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? No Impact
A project would be considered to have a significant environmental effect if it displaces a large number of people or induces substantial growth or concentration of population. The Project would do neither. The Project would not displace existing housing units or people.

Mitigation Measures
None required.

City of Point Arena Arena Cove Campground and Improvement Project 71 o. PUBLIC SERVICES
Would the Project result in substantial
adverse physical impacts associated
with the provision of new or physically
altered governmental facilities, need
for new or physically altered
governmental facilities, the
construction of which could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Fire protection? 
b) Police protection? 
c) Schools?

d) Parks?

e) Other public facilities? 
Existing Public Services Setting
The City of Point Arena receives police protection services from the Mendocino County Sheriff’s Department. Fire protection and emergency medical services are provided by the Redwood Coast Fire Protection District. The fire station is located at 19601 CA-1 in Manchester.

The Point Arena Schools District is one of ten Common Districts in the State, with a separate elementary school district (Arena Union Elementary School District) and high school district (Point Arena Joint Union High School District), with a common district office, superintendent, board of trustees and budget. Point Arena High School serves students from northern Sonoma County and southern Mendocino County, and as far inland as the Kashia Rancheria. Arena Union Elementary School serves students from Gualala to Manchester. The district also includes the Pacific Community Charter School, South Coast Continuation High School, the independent study program, K-8 After School Program and State Preschool.

City of Point Arena Arena Cove Campground and Improvement Project 72 The Point Arena Public Works Department is responsible for the management and maintenance of the City’s recreation facilities. The General Plan identifies Downtown Park and Harper Park as the City’s park facilities, with plans to develop a park at Arena Cove and east of downtown.

Bureau of Land Management maintains the Point Arena-Stornetta Unit along and beyond the north end of the City, providing eight miles of marked paths and substantial open space opportunities for Point Arena residents and guests. Though the City does not control this land, it is anticipated to remain.

Public Services Impact Discussion
(a-e) Would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the listed public services? Less Than Significant Impact
The Project site is well served by existing public services. The Project would increase the need for services from Fire and Police Departments and parks. However, the increase would represent a minimal change that would not trigger the need for an expansion of services, an increase in staffing, or otherwise adversely affect public services. Increasing demands on public services have been anticipated as part of General Plan, which anticipated this level of commercial use of the Project site.

The Project will not generate a substantial increase in demand that would warrant the expansion or construction of new public facilities, including parks within the vicinity of the Project site.

Mitigation Measures
None required
City of Point Arena Arena Cove Campground and Improvement Project 73 p. RECREATION
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Increase the use of existing
neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?

b) Include recreational facilities or
require the construction or expansion of
recreational facilities which might have
an adverse physical effect on the
environment?

Existing Recreation Setting
Point Arena and the surrounding area offers several active and passive outdoor recreational amenities including parks, trails, and ocean recreation options at Arena Cove. The Bureau of Land Management operates the Point Arena-Stornetta Public Lands north of the City.

Recreation Impact Discussion
(a) Would the Project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
Less Than Significant Impact
See analysis below.
(b) Would the Project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Less Than Significant Impact
Project campers will likely visit Arena Cove Park which could have an impact on that park.

Therefore, mitigation measures are recommended to reduce those impacts to a less than significant effect.

Mitigation Measures
Parks MM1: During Campground Operations an on-site campground manager will ensure that campers respect park operating hours. A campground rules sign will be added to the facility that includes the following rules: No dogs. No pets. No RVs. No City of Point Arena Arena Cove Campground and Improvement Project 74 generators. No amplified sound. Pack it in, pack it out. 6 people max per campsite.

Open May to Sept only.

Parks MM2: The Project shall include the installation of safety signage and fencing as illustrated in the site plan to reduce impacts from visitors on Coastal bluff erosion in Arena Cove Park and to protect human safety.
q. TRANSPORTATION
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Conflict with a program, plan,
ordinance or policy addressing the
circulation system, including transit,
roadway, bicycle and pedestrian
facilities?

b) Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)? 
c) Substantially increase hazards due to
a geometric design feature (e.g., sharp
curves or dangerous intersections) or
incompatible uses (e.g., farm
equipment)?

d) Result in inadequate emergency
access? 
Existing Transportation and Impact Setting
The Point Arena General Plan establishes goals, policies, and implementation measures that seek to maintain an integrated transportation network that provides for safe and convenient multi-modal travel. The transportation network within the City includes roadways, buses, bikeways, and sidewalks. Roadways consist of the following street types.

Arterial Streets: Designed to move traffic efficiently primarily serve the Project site. Property access is deemphasized, whereas traffic movement is emphasized. In Point Arena, only SR1 City of Point Arena Arena Cove Campground and Improvement Project 75 functions as an arterial. In the downtown, SR1 functions equally as a collector as it assumes the role of Main Street.

The General Plan identifies alternative modes of transportation as an important aspect of the circulation network, providing multiple benefits including a reduction in traffic, improved air quality, and reduced noise levels. SR1 is designated as part of the Pacific Coast Bike State Route, a Class III facility running most of the length of SR1 in California. The City also maintains bike lanes on Port Road between Iversen Avenue and the coast.

Public transportation in the City is provided by Mendocino Transit Authority (MTA). Route 95 makes one daily round trip from Santa Rosa to Point Arena, and Route 75 makes one daily round trip from Ukiah to Gualala.

Vehicle Miles Traveled Discussion
CEQA Guidelines section 15064.3 subdivision (b) describes specific considerations for evaluating a project’s transportation impact using a VMT metric. This metric refers to the amount and distance of automobile travel attributable to a project. In June 2022 the Mendocino Council of Governments (MCOG), approved a Regional Baseline Study that analyzes existing traffic conditions in the region to establish a baseline standard from which to determine significance thresholds for future land use projects, and develop technical tools and procedures for evaluating VMT impacts of development projects. The Fehr & Peers study summarizes available VMT data for Mendocino County, discusses alternative measurement methods and thresholds, recommends VMT methods and thresholds for lead agencies, and provides Transportation Demand Management (TDM) strategies for reducing VMT generated by the project.

Transportation Impact Discussion
(a) Would the Project conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities? Less Than Significant Impact with Mitigation
Construction
Construction would result in vehicle trips by construction workers and haul-truck trips for material off-haul and deliveries via SR1. Construction-related traffic would be temporary, would vary daily, and would be distributed over the course of a workday and work week. The number of construction-related vehicles traveling to and from the Project Area would vary on a daily basis. As required by Mitigation Measure NOI-1, construction hours would generally be limited.

Due to the infrequency of truck traffic and the temporary nature of construction, Project construction is not anticipated to conflict with plans, policies or programs related to the effectiveness of the circulation system.

Operation
Once complete, the proposed Project would increase vehicle traffic on SR-1 and Port Road.

City of Point Arena Arena Cove Campground and Improvement Project 76 The operational effects of the Project on the transportation network are consistent with the planned uses for the area.

Alternative Modes of Transportation
Public transit, bicycle, and pedestrian facilities in the Project vicinity will not be substantially impacted by The Project. The Project may increase ridership to the public transit system, if guests decide to take the bus from Santa Rosa to visit Point Arena. The Mendocino County Transit system currently has sufficient capacity and facilities to support increased ridership generated by the proposed Project. Therefore, impacts to public transit would be less than significant.

Summary
The Project would not conflict with an applicable plan, ordinance, or policy and would have less than significant impacts to the circulation system.
(b) Would the Project conflict or be inconsistent with CEQA Guidelines 15064.3, subdivision (b)?
Less Than Significant Impact
Lead agencies are required to evaluate a Project’s potential impacts using a VMT metric as of July 1, 2020. California’s Office of Planning and Research (OPR) issued a Technical Advisory on Evaluating Transportation Impacts in CEQA. The advisory establishes screening thresholds for projects and includes an assumption that projects that generate or attract fewer than 110 trips per day may be assumed to cause a less than significant impact, absent substantial evidence otherwise. With ten campsites, the project would likely result in 5 trips at most per day per campsite, or 50 trips total for the campground as a whole. Therefore, this impact is assumed to be less than significant.

Additionally, the guidance notes that:
“In rural areas of non-MPO counties (i.e., areas not near established or incorporated cities or towns), fewer options may be available for reducing VMT, and significance thresholds may be best determined on a case-by-case basis. Note, however, that clustered small towns and small-town main streets may have substantial VMT benefits compared to isolated rural development, similar to the transit oriented development described above.”
The proposed Project would be located on a rural small town’s Main Street and so the project may have substantial VMT benefits relative to hotels located out of the downtown.

Nevertheless, campground VMT has been calculated by determining the estimated VMT to the proposed Project compared to other potential destinations. Fort Bragg is the most likely competitive camping market for visitors from the Bay Area and Sacramento, while Gualala and Manchester are the most competitive campground markets for visitors from Sonoma County.

City of Point Arena Arena Cove Campground and Improvement Project 77 As illustrated in the table the total VMT to Point Arena would be less than to Fort Bragg and very similar to Gualala VMT.

Comparative Vehicle Miles Traveled for Rockwall Campground Camper Home Area % of
Campers
Point
Arena
Fort
Bragg Gualala
San Francisco 33% 129 171 115
Sacramento 33% 170 189 158
Santa Rosa 33% 81 110 71
Estimated annual VMT
from 10 campsites * 24,225 32,760 21,267
* Assumes 80% annual occupancy for four months of the year.

Source: MJC, 2025; Google Maps, 2025
With the guidance provided by OPR’s advisory report and Caltrans, and the analysis above the Project would have a less than significant impact related to VMT. (c) Would the Project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? No Impact
The project site would use the existing entrance to the rockwall property which has excellent site distances. The Green Shed would be reoriented with the washing station facing west, which would reduce the number of trucks with boats parking just off of Park Road for occasional boat washing.
(d) Would the Project result in inadequate emergency access? No Impact
See above.

Mitigation Measures
None.

City of Point Arena Arena Cove Campground and Improvement Project 78 r. TRIBAL CULTURAL RESOURCES
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Would the Project cause a substantial
adverse change in the significance of a
tribal cultural resource defined in Public
Resources Code section 21074 as either a
site, feature, place, cultural landscape
that is geographically defined in terms of
the size and scope of the landscape,
sacred place, or object with cultural value
to a California Native American tribe, and
that is:
i. Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
historical resources as defined in
Public Resources Code section
5020.1(k), or

ii. A resource determined by the lead
agency, in its discretion and
supported by substantial evidence,
to be significant pursuant to criteria
set forth in subdivision (c) of Public
Resources Code Section 5024.1. In
applying the criteria set forth in
subdivision (c) of Public Resource
Code Section 5024.1, the lead
agency shall consider the
significance of the resource to a
California Native American tribe.

Existing Tribal Cultural Resources Setting
Tribal Cultural Resources are defined as sites, features, places, cultural landscapes, sacred places, or objects that have cultural value to a California Native American tribe that are either included or determined to be eligible for inclusion in the California Register of Historical City of Point Arena Arena Cove Campground and Improvement Project 79 Resource (CRHR) or are included in a local register of historical resources. Additionally, a lead agency may identify a significant resource at its discretion and supported by substantial evidence, considering the significance of the resource to a California Native American tribe.

Thad Van Beuaren, archaeologist, prepared an Archaeological Report for the Project. The reports include copies of letters sent to tribes inviting consultation on the proposed Project.

Pursuant to the AB 52 consultation process, the City of Point Arena sent letters to the Manchester-Point Arena Rancheria on August 29 2023, informing them of the proposed Project and providing an opportunity to request consultation. No responses requesting consultation were received by the City.

Tribal Cultural Resources Impact Discussion

6.18(a.i) Would the Project cause a substantial adverse change in the significance of a tribal cultural resource defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? No Impact
As stated above, surveys of the Project site did not find evidence suggesting the site has any cultural or historic resources. Therefore, the Project would have no impact on a tribal cultural resource that is listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k).

6.18(a.i) Would the Project cause a substantial adverse change in the significance of a tribal cultural resource defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe?
Less than Significant Impact with Mitigation
As previously stated, the City of Point Arena sent formal notification to Native American Tribes traditionally and culturally affiliated with the area. Though no consultation was requested, an Archaeological Report and follow-up investigation has been prepared with mitigation measures to reduce potential impacts to significant cultural and tribal cultural resources. Implementation of the previously described Mitigation Measure CUL-1 requires compliance with procedures set City of Point Arena Arena Cove Campground and Improvement Project 80 forth in the Archaeological Report and follow-up investigation. As such, the proposed Project, will have a less than significant impact with mitigation to tribal cultural resources.

Mitigation Measures
See Mitigation Measure CUL-1.
s. UTILITIES AND SERVICE SYSTEMS
Would the Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which
could cause significant environmental
effects?

b) Have sufficient water supplies
available to serve the Project and
reasonably foreseeable future
development during normal, dry, and
multiple dry years?

c) Result in a determination by the
wastewater treatment provider which
serves or may serve the Project that it
has adequate capacity to serve the
Project’s projected demand in addition
to the provider’s existing commitments?

d) Generate solid waste in excess of
State or local standards, or in excess of
the capacity of local infrastructure, or
otherwise impair the attainment of solid
waste reduction goals?

e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?

City of Point Arena Arena Cove Campground and Improvement Project 81 Existing Utilities and Service Systems Setting
Water
The Point Arena Water Works (PAWW), a privately-owned utility under California Public Utility Commission oversight, supplies water to most of Point Arena. The exceptions are users who have individual wells. The major source of water is a well adjacent to the Garcia River. The main storage tank is just east of downtown. It was estimated in 2006 that the system produces 33,000 gallons per day and delivers water to approximately 179 homes and businesses.

Existing water permits allow the PAWW to pump 0.22 cubic feet per second (142,000 gallons per day) or a maximum of 100-acre feet per year (90,000 gallons per day). Existing water storage can hold 575,000 gallons. Under the current water permits, a maximum of 1,385 people may be served (90,000 gallons per day maximum at 65 gallons per person). An emergency contingency plan is lacking in the advent of loss of water at its source or within the system due to a natural disaster, particularly seismic activity at the river or seismic activity in the vicinity of any water lines or storage tanks. Water quality is regulated by the State Department of Health Services, which conducts regular inspections to ensure continuing water quality.

Wastewater
The City's sewage collection and disposal system is owned and operated by the City of Point Arena. Sewer lines serve most of the existing developed area. The treatment includes aerated pond treatment, and chlorination, and percolation and evaporation for disposal. Areas not served are accommodated by individual septic tank systems.

A wastewater system capacity analysis was completed in January of 1996 by Bonneau Dickson, P.E. This study used buildout figures from density and zoning allowed by the City’s General Plan, and it determined that the City of Point Arena wastewater system has adequate capacity to handle and treat the highest foreseeable flows and biochemical oxygen demand (BOD) loads that will be generated under the current General Plan.

The average flows to the system, which in 2006 were just under 30,000 gallons per day (GPD) in dry weather, but the capacity of the system is limited not by the average flows but by the peak flows, which are occasionally 20 to 30 times higher than the average dry weather flows. The capacity of the sewer system is determined by the peak instantaneous flow that it will pass and will become inadequate only when there is an overflow from the system. The sewer system has never been known to overflow due to a lack of hydraulic capacity. It may increase very little as new connections are made to the sewer system because the system may already be leaking at the maximum rate possible.

Solid Waste
Recology hauls solid waste and recyclable materials in the City of Point Arena to a permitted collection site, and would be available for the Project.

City of Point Arena Arena Cove Campground and Improvement Project 82 Utilities and Service Systems Impact Discussion
(a) Would the Project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Less Than Significant Impact
(c) Would the Project result in a determination by the wastewater treatment provider which serves or may serve the Project that it has adequate capacity to serve the Project’s projected demand in addition to the provider’s existing commitments? Less Than Significant Impact
The City’s existing water supply and wastewater treatment capacity is adequate to supply the Project given current zoning. Therefore, impacts related to the relocation, construction, or expansion of water and wastewater facilities would be less than significant.

The project’s total square footage of impervious surfaces not change as a consequence of the project. Therefore, impacts related to the relocation, construction, or expansion of existing storm drain facilities would be less than significant.

6.19(b) Would the Project have sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry, and multiple dry years? Less Than Significant Impact
The Project will utilize water obtained from the existing PAWW system to meet onsite water demands. Potable water would be accommodated via the installation of new water laterals for the five new buildings and use of existing laterals for the existing buildings. The increase in onsite water demand resulting from the redevelopment of the site has been anticipated in the General Plan. Therefore, impacts due to insufficient water supplies or inadequate entitlements would be less than significant.
(d) Would the Project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Less Than Significant Impact
See below.
(e) Would the Project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Less Than Significant Impact
City of Point Arena Arena Cove Campground and Improvement Project 83 Project redevelopment will contribute to the generation of solid waste within the City.

However, as the project is small and seasonal the disposal of solid waste resulting from the Project would be less than significant.

Mitigation Measures
None required.
t. WILDFIRE
If located in or near state responsibility
areas or lands classified as very high
fire hazard severity zones, would the
Project:

Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Substantially impair an adopted
emergency response plan or emergency
evacuation plan?

b) Due to slope, prevailing winds, and
other factors, exacerbate wildfire risks,
and thereby expose Project occupants to
pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?

c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result in
temporary or ongoing impacts to the
environment?

d) Expose people or structures to
significant risks, including downslope or
downstream flooding or landslides, as a
result of runoff, post-fire slope
instability, or drainage changes?

Existing Wildfire Setting
Mendocino County is highly susceptible to fire hazards due to natural and man-made causes.

Dry conditions and high winds along with human encroachment into the wildland-urban interface (WUI) presents increasing risk to human life and structures.

City of Point Arena Arena Cove Campground and Improvement Project 84 In July 2018, the Mendocino Complex Fire, which was comprised of the Ranch and River fires, burned approximately 458,900 acres near Lakeport, Ukiah, and areas within the Mendocino National Forest. Residents of Point Arena were exposed to the secondary effects of the wildfire, such as smoke and air pollution. Smoke generated by wildfire consists of visible and invisible emissions that contain particulate matter (soot, tar, water vapor, and minerals) and gases (carbon monoxide, carbon dioxide, nitrogen oxides). Public health impacts associated with wildfire include difficulty in breathing, odor, and reduction in visibility.

Wildfire Impact Discussion
(a) Would the Project substantially impair an adopted emergency response plan or emergency evacuation plan?
Less Than Significant Impact
The Project site is categorized as a Local Responsibility Area by CAL FIRE. Though the site is located within close proximity to land designated as Moderate Fire Hazard Severity Zone, there are no lands designated as Very High Fire Hazard Severity within five miles of the Project site.

6.20(b-d) Would the Project substantially impair an adopted emergency response plan or emergency evacuation plan?
Less Than Significant Impact
The Project site is relatively flat and is adjacent to existing commercial and residential development. The steep slopes and prevailing winds have the potential to exacerbate fire risk or expose occupants of the Project to the uncontrolled spread of wildfire. Therefore, mitigation measure 1 is recommended to reduce the possibility for a fire to originate in the campground to a less than significant extent.

Wildfire Mitigation Measures
Fire MM 1 - The Project shall have an on-site campground manager to ensure that campfires are responsibly managed and doused when not in use. The campground shall include a firesafety interpretive panel with fire-safety rules for campers. The Campground shall include at least two readily identifiable fire extinguishers with easy access in the campground. The Campground shall include three hose bibs for campers to easily access water to extinguish their campfires when not in use.

City of Point Arena Arena Cove Campground and Improvement Project 85 u. MANDATORY FINDINGS OF SIGNIFICANCE
Potentially
Significant
Impact
Potentially
Significant
Impact
Unless
Mitigation
Incorporated
LessThanSignificant
Impact
No
Impact
a) Does the Project have the potential to
substantially degrade the quality of the
environment, substantially reduce the
habitat of a fish or wildlife species, cause
a fish or wildlife population to drop
below self-sustaining levels, threaten to
eliminate a plant or animal community,
substantially reduce the number or
restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major
periods of California history or
prehistory?

b) Does the Project have impacts that
are individually limited, but cumulatively
considerable (“Cumulatively
considerable” means that the
incremental effects of a Project are
considerable when viewed in connection
with the effects of past projects, the
effects of other current projects, and the
effects of probable future projects)?

c) Does the Project have environmental
effects, which will cause substantial
adverse effects on human beings, either
directly or indirectly?

Findings Discussion
(a) Does the Project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or City of Point Arena Arena Cove Campground and Improvement Project 86 endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
Less Than Significant Impact
As mitigated the proposed would not adversely impact sensitive habitat, riparian areas, nor would the Project result in significant impacts to special-status plant or wildlife species. With implementation of mitigation measures contained herein, as well as adherence to the City’s uniformly applied development standards, the impacts of the Project to the quality of the environment would be reduced to levels below significance. As such, the Project will not degrade the quality of the environment, reduce habitat, or adversely affect cultural resources. (b) Does the Project have impacts that are individually limited, but cumulatively considerable (“Cumulatively considerable” means that the incremental effects of a Project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less Than Significant Impact
The CEQA Guidelines defines cumulative impacts as “two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts. The individual effects may be changes resulting from a single project or increase in environmental impacts. The cumulative impact from several projects is the change in the environment which results from the incremental impact of the proposed Project when added to other closely related past, present, and reasonably foreseeable probable future projects. Cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time” (Guidelines, Section 15355(a)(b)).

This Initial Study evaluates cumulative impacts using the General Plan EIR. Development of the proposed Project, in combination with past, present, and future development in the City could result in long-term impacts to air quality, traffic, and noise. Cumulative long-term impacts from development within the City were identified and analyzed in the City’s General Plan EIR.

The proposed Project is within the City’s long-range plan for future development. The Project will contribute to cumulative impacts identified in the City’s General Plan EIR but not to a level that is cumulatively considerable. As described in Sections 7.1 – 7.20 of this document, the Project could potentially result in significant impacts; however, those impacts would be reduced to less than significant levels with implementation of mitigation measures. The implementation of mitigation measures would ensure that development of the proposed Project would not be cumulatively considerable.
(c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? Less Than Significant Impact
City of Point Arena Arena Cove Campground and Improvement Project 87 The Project has the potential to result in adverse impacts due to increased fire risk. However, implementation of mitigation measures contained herein will ensure that the Project will have less than significant environmental effect that would directly or indirectly impact human beings onsite or in the Project vicinity.













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