Is this what we want to see in Arcata?

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See also: Do we want 5-story apartments in a residential neighborhood?

Implementation Measure LU-9 has no business being in the General Plan.  It should be removed.

To read more about the background of LU-9, see: New Commissioner Matt Simmons proposes huge changes to established neighborhoods

For this article, I started with Google Earth images of sections of Bayview. I then took images of a familiar downtown tall building — Plaza Point, at 8th and I, across from the Co-op — and modified that building using photo-editing tools. Plaza Point is three stories, so I added a story to make it four stories. I then shortened the building or made it more narrow, to fit the lots that exist in the Bayview neighborhood. 

In the draft General Plan update that the City Council is looking at, there is an “Implementation Measure” called LU-9. You can view this at the bottom of this article.

Residential-Low Density Rezone
City shall consider a rezone to consider allowing mixed uses and more housing in current R-L neighborhoods within walking distance of the Plaza and Cal Poly Humboldt, including: The Bayview, Northtown, Arcata Heights, and Sunset neighborhoods. Rezone in Neighborhood Conservation Areas should recognize key design characteristics of these neighborhoods.

“Arcata Heights” is the neighborhood at the upper portion of I and J Streets, north of 14th Street. That last sentence was added by former Planning Commissioner Judith Mayer, in one of her last recommendations as a Commissioner. The degree that any rezoning will actually “recognize” the Neighborhood Conservation Areas will be up to a future Zoning Administrator, Planning Commission, and City Council.

The Implementation Measure would not be a current policy of the General Plan. It is something that would be looked at within two years after adopting the General Plan, and then discussed at at that time to be added.

What implementation of LU-9 would do

• Allow four-story buildings in the Bayview, Northtown, Arcata Heights, and Sunset neighborhoods.
• By using the State density bonus law, there could be five, in some cases six story buildings. Including 20% low-income student housing in a building will satisfy the State density bonus requirement.
• Important:  A rezoning will include “Local-serving commercial uses such as corner grocery stores and coffee shops shall be permitted.” Just what would be permitted as “local-serving commercial uses” is not otherwise defined.

  It would be up to the Zoning Administrator — in this case, the Community Development Directory, currently David Loya — to decide, after an application for a use came in. The public would not necessarily even be notified of this new commercial use.

  So, by a rezoning of the Bayview, Northtown, and Sunset neighborhoods, a house could be converted to a coffeeshop. Could the coffeeshop have live music? Could a house be converted to a barbershop, or a nail salon, or a bookstore, or a sandwich shop? Would the patrons be arriving by car? What would the hours be? We don’t know.

  If a house burned down or were torn down, could a “convenience store” be built in its place? Likely yes. Would on-site parking be required? Likely not.

What I say about the LU-9 Implementation Measure

Implementation Measure LU-9 has no business being in the General Plan.  It should be removed.

As it is, it is far too easy and simple to slip this in. If, in the future, the people of Arcata want Four-Story buildings in these neighborhoods, it can be introduced and discussed at that time.
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The images

Note: The heights and sizes of the imaginary “Plaza Point” buildings shown are not exactly accurate. By comparing the heights of existing 2-story buildings nearby with the 2nd story on the imaginary building, you can see that the heights shown are close.

Plaza Point is three stories, so I added a story to make the imaginary building be four stories. I then shortened the building or made it more narrow, to fit the lots that exist in the Bayview neighborhood. 

Some of these scenarios are more likely than others. For instance, the Church of the Nazarene at 13th and Union Streets is a candidate for tear-down and rebuild. It is a half-block lot — larger than the area used by Plaza Point or Sorrel Place.

 In theory, a house that is of historic value, even if it is not registered as historic, is unlikely to be torn down. But you never know — an unfortunate fire can make rebuilding be very expensive.

12th and B Streets. Currently non-conforming dentist office.

While this is parcel is relative small, at 6,524 square feet, if the State density bonus law is used the Arcata land use code allows side or rear setbacks of zero feet. This means that at the north (right side in this image) and west (rear) sides, a four-story building could be constructed right up to the property line.

What it looks like now:

2. Union Street between 11th and 12th.
For this to be built, three property owners would have to cooperate. But the land is there, as the last aerial view shows.What is there now:

13th & Union. Church of the Nazarene.

The Church of the Nazarene parcel is the largest likely available lot in the Bayview neighborhood. It is a half-block in size — 0.72 acres, 31,300 square feet — and is larger than the area used by either by either Plaza Point or Sorrel Place.
What is there now:

The neighborhoods that would be affected by Implementation Measure LU-9

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The “May 29, 2024” draft General Plan update

Page 2-26 of the Land Use Element – with Implementation Measure LU-9.