Loading...
HomeMy WebLinkAbout1977-03-15; City Council; 5001; Coastal Commission Interpretive GuidelinesCITY OF CARLSBAD AGENDA BILL NO. Go/ DATE : March 15, 1977 Initial: Dept . Hd . C. Atty.gp& DEPARTMENT : City Manager C. Mgr. 2 Sub j ect : COASTAL COMMISSION INTERPRETIVE GUIDELINES / Statement of the Matter On March 25, 1977, a hearing will be held to consider public input concerning the adoption of Interpretive Guidelines. These guidelines, when adopted, will be applied when processing Coastal Development Permits under the Coastal Act. The staff has reviewed these guidelines and furnished comments. The Council may wish to review this information and take a position concerning their adoption. Exhibit Public Hearing Draft of Interpretive Guidelines dated 2-11-77 Staff memo dated 3-14-77 Council Action: 3-15-77 Lengthy discussion of this matter was held with the two areas of concern to the City being the Pannonia Properties and Cannon Road, as referenced on Page 6-3 of the General Statewide Guidelines dnder the Heading "Agua Hedionda Lagoon Area". on the Coastal Commission Guidelines to be held March. 25, 1977 and prepare a written report expressi ng the Counci 1 j s concern wi th . regardi ng to the Guidelines, as recommended by the City Manager in his memorandum dated March 14, 1977. The staff was instructed to attend the Public Hearing . DATE : MARCH 14, 1977 TO : CITY COUNCIL FROM : City Manager SUBJECT: COAST COMMISSION INTERPRETIVE GUIDELINES A copy of the Coast Commissi.on Interpretive Guidelines has been transmitted to each of you. These are the guidelines which will be used in evaluating permit applications prior to the preparation by the City and approval by the Coastal Commission of local coastal programs. The staff ha3 tried to look at these guidelines from the perspective of the adopted State Coastal Plan rather than from the positi-on of the individual property owners. Therefore, we have comlentecl only on those items which we feel may significantly affect the City's planning programs. Probably the most serious general concern is that the interpretive guidelines should not become the backbone or criteria which local coastal plans are judged against. To the cxtent the guidelines are adopted, they should be used solely j.n preserving options, and fi.r,al judgement concerning conformity with the State C~astal Plan should be 1nad.e when reviewing the local coastal program. GENERAL STATEWIDE GUIDELINES Lop7 and. Moderate -- Cost Housing - , T The guidelines provide that where new residential development is planned, priorities should be given to developinents that include provisions for low income and moderate income units. This can easily be done when there are competing requests for use of a given piece of land, but that is rarely the case. It may be difficult to determine whether economics of a given piece of land could have been developed into low cost housing without substantial subsidies. This requirement does not take into consideration any other efforts or actions being undertaken by the city. It may also impose a significantly larger burden upon the City of Carlnhad thm it does on other coastal cities because of the unusually large area designated a5 a permit area in Carlsbad. The guidelines further provide that the State Department of Housins and Community Development must determine if a local housing element has been adopted according to the State Housi-ng Department prior to Coast Commission certification of a local coastal program. This requirement applies to the adoption of local coastal programs and, . more appropriately, should be handled outside of thc interpretive guidelines which have been developed for the permit process. By leaving it in the,interpretive guidelines, there is concern that other guidelines might also be extended to final plan adoption. March 14, 1977 Page 2 Subject: Coast Commission Interpretive Guidelines Low and Moderate Cost Housing: Redevelopment Projects No less than 20 percent of the housing in a redevelopment project housing component should be set aside for persons and families of low and moderate income. This requirement does not take into con- sideration the total activities of the city relative to low cost housing or the specific nature of the redevelopment project. Subsidized housing sponsored by the city, whether newly created or previously existing, should be allowed to qualify as replacement housing. Guidelines Applying Specifically to the City of Carlsbad South Shore of Buena Vista Lagoon Development Design. The requirement that development should minimize the removal of vegetation on the slopes overlooking the lagoon applies primarily to Hosp Grove. This may be a guide- line upon which general agreement can be found. It may be however, that a greater understanding needs to be developed concerning the commission’s actuia.1 intent relative to the development of this area.. If the intent is that the grove should not be altered, then maybe this should be acknowlec:ged, with a plan for immediate state acquisition. Area Generally - Between Jefferson Street and Agua Hedionda Lagoon Old Downtown Development. It is indicated that the old downtown area of tIiz Carlsbad village area should retain its small scale character. This needs to be clarified further to assure it does not interfere with reasonable redevelopment plans. Although a local coast program may be required prior to full approval of redevelopment plans, the permit guidelines should not be interpreted in a way which would lose opportunities for the revitalization of the area in the interim. The City staff and the Coast Commission staff may be able to come up with wording which can meet the needs of both agencies. c Agua Hedionda Lagoon Area -7 The primary conflict relative to the Agua Hedionda Lagoon area is ’ how the guidelines will relate to the adoption of the local coastal program. The City should seek assurances that the Coast Commission will consider the proposed Agua Hedionda Specific Plan as a local coastal program independent of other coastal programs in the City. ’ The private land developers have spent over $45,000 in consulting services to help develop this plan. The City and the Coast Commission, considering staff time, have contributed like amounts. This plan has been considered for o-eer a year and each participant has found that they have had to compromise to get a workable plan, It is now time for the Coast Commission to resolve any final disagreements. .- March 14, 1977 Page 3 Subject: Coast Commission Interpretive Guidelines Dana Whitson of the Planning Department has put together a good analysis of how the interpretive guidelines relate to the proposed specific plan and I am including it in its entirety. Development Between Agua Hedionda and Batiquitos Lagoons, including unincorpora.ted County area The guidelines for this area provide for infilling of existing developments only. The Council should be aware that the commission staff will probably take the conservative approach to the definition of infilli.ng and most new development between the lagoons will be prohibited, Because there are several hubs of development already started within the designated area, the commission should be urged to have the Coast staff meet immediately with the City staff to see if they can reach agreement concerning a more precise delineation of what might be infilled through the permit process. RECOMMENDATIONS Most of the foregoing comment has been given in general. terms rather than specific recoimnendations. It is recommended that, after the advantage of Council discussion, the staff prepare specific reconmendations 011 the above points and any additional areas of Council concern for presentation to the Coast Coimnission at its public hearing on Narch 25, 1977. These recommendations could be approved by the Council at its March 22, 1.977 work session or ai: an eax1i.w special meeting 1.1eld for that specific purpose ,_ City Manager PDB: ldg Att. .' MEMORANDUM February 28, 1977 TO: ACTING PLANNING DIRECTOR FROM: DANA HIELD WHITSON . SUBJECT: DRAFT LNTERPRETIVE GUIDELINE FOR COASTAL PLANNING AND PERMITS AGUA HEDIONDA LAGOON. The Interpretiye Guidelines for the Agua Hedionda area are intended as interim pending certification of the Agua Hedionda Specific Plan by the Coastal Commission and the City. Basically, these guidelines represent the Coastal Staff's prev-iously stated position on the Specific Plan. There are a number of conflicts with the Specific Plan as approved in concept by the City. The questAons which must be answered are: 1) Does the City wish to initiate the debate over Coastallcity con- flicts regarding the AHSP at the time of Interpretive Guideline Ado'ption, or defer the debate to the hearing on the Specific Plan itself? 2) Can the City live with the Interpretive Guidelines for the Agua Hedionda area pending Specific Plan certification? 3) Would the adoption of the interim guidelines as worded adversely I affect the City's ability to negotiate for resolution of the con- f 1 i cts over the Spec-ific Plan? SPECIFIC ISSUES --~-- Coastal Guideline 1) A program for providing and maintaining public access from the nearest road to the lagoon and a continuous public accessway along its north shore should be instituted by the City. Conformance to AHSP Generally complies. Two clarifications should be made, however. First, it is physically impossible to make the accessway Continuous between the outer and middle lagoons and between the middle and inner lagoons. Second, the wording is not clear regarding when the program for providing and maintaining access should be instituted. The question of how the accessway would be developed (by applicant or City assessment) was not resolved by the City Council. Coastal Guideline 2) Marshes and Mudflat areas and the Agua Hedionda Creek floodplain should not be altered. -1- Conformance to AHSP This conflicts with the City's policy to allow alteration of the floodplain and mudflats when no' adverse environmental impacts would occur and property and public safety would not be endangered. The primary area affected by this provision is Kelly's "RV Park site. 'I Coastal Guide1 ine 3) Buildings on the north shore should be set back from the water's edge a sufficient distance to allow the provisions of the con- tinuous public shoreline accessway. Conformance to AHSP Conforms % Coastal Guideline 4) Ex.isting agricultural lands should be retained in agricultural production. Conformance to AHSP This guideline conflicts with the possible conversion of agricultural land to Commercial Use on SDG&E properties cast of 1-5. It also conflicts \qith agricultural land conversion in the community park. Coastal Guideline 5) The construction of Cannon Road not be committed. Conformance to AI-iSP --1_1__ Th,e SpecifTc Plan says that the Cannon Rozd extension to the hub park should be bui 1 'c concurrent with pari: development. As regional demand increases and all necessary mitigations can be met, Cannon Road is proposed to be bui.lt east to El Camino Real to arterial ('102'-row) . standards. Coastal Guideline 6) The area between the Eucalyptus row and Hoover Street extension -Conformance to AHSP . should be reserved for possible recreational use. The City Council considered the possibility of buying this land for park use, but rejected it because the cost of the land would be too high. The Specific Plan desigates the property as RM (residential .medium high density). Coastal Guideline 7) At this time, boat launching facilities should be limited to Snug . . Harbor, Whitey's Landing. -2- Conformance to AHSP .. ' This was generally the intent of the City. The Specific Plan does qualify that should Whitey's and.Snug Harbor go out of business, new launching facilities should be considered at three alternate locations. .. Coastal Guidel ines 8) Development densities on the north shore should be consistent with the design and public access criteria developed by the City, property owners, and Comm-ission staff as a part of the Specific , Plan. Conformance to AHSP Conforms Coastal Guideline 9) The Pannonia property should not be committed to residential -, development until its recreational potential is fu.lly considered. Conformance to AHSP The City Council vcted that Pannonia should be converted to urban use at the exi,stiiig General Plan density (0-4 du/acre) and that a $ acre overlook park should be provided along the southerly knoll of the property. RECOMMENDATION : I believe that the City should forward a letter to the Coastal Com- mission stating that: T 1) There are confl -icts betwecii the draft Interpretive Guidel i ties and the Agua tied-ionda Specific Plan as approved iri concept by the City. 2) Inasmuch as the guidelines are only interim, the City would prefer to delay the debate over these conflicts until the Coastal Commission hearings on certification of the Specific Plan. 3) The City hopes that adoption of the Interpretive Guidelines will not prejudice the outcome of the Specific Plan certification. 4) The City would like an indication on the anticipated time schedules for Regional and State Commission hearings on the Specific Plan. cc: Joe Sandy -3- DATE : MARCH 11, 1977 TO : CITY COUNCIL FROM : City Manager SUBJECT: AGENDA BILL PROPOSED COASTAL INTERPRETIVE GUIDELINES The staff memo listed as an exhibit is in the process of being finalized. It will be delivered to you on Monday. In the meantime, perhaps you will be able to look over the guideline draft in order to familiarize yourself with the general content prior to receiving the staff report. J PAUL D. BUSSEY City Manager PDB: ldg . CALI FOWN!A COASTAL COMMlSSlON 1540 Mark& Street, San Fianciscd 94102 - (315) 557-7002 February Iz, 2,977 ,. M.3. Rhevrers E. Jack Schoop, Chief" Flamer SWT: Public Hecaring Draft, of Inteqretive Guidelines FQT Coastal Planning ad Permits As req&.ed by Lav, the Coastal Conmission has adopted interim interpr&im &deIhes for coastal planning ad perinits, on them du~ing Elarch. nacess;uy for review and adoption bj the Commission before the IegaXf..y-aandated deaXfine or" Mzy l8 1977. has schedrzled public hearings Ute2 the hewings, the guidelines tKU be revised as ' The gui.delincs - do 41-'3- not supersede the provisions of the CUoda Coastal Act of 1976, buk :-ather attempt to btmprct, claruy, and provide spec3fi.c guidance as to hcw the provisions of the Act should be apALed. The guidelines are of tm types: appUcab7.e to many meas, e. g, encroru-agi;q the prodsion of low-cost houshg, Fr.otect5.r-g ocean v2.e~ and specific ~~if.deEnes, intanded to apply to a spt?ci,t^ic ,portion of the coast, The interpretive guidelines have been adapted by the Commission as interi5 @d&eu to assist; locdl governments, the State and IZe@oni~ Comnissions, deveLapment appUcults, and the general. pu?~lic in processbg devek.qmen.f; ap- pUcations prior to the certification of local coastal programs, ad as an. initial indizatian af coastal issues to be addressed in locd coastal programs. . Joint Statc-llegi.on& Commission hearings IKU be held at the times and place listed- below, Because of the sh0i-t time available fcr adoption of permanent guLdelines., ve seek your ccmm%a ad suggostiors as soon as possible. Written conmeats of any length may be suimitted. at any time. sunnnarized at thepublic hearings; the time available to each speaker will -depend in part oh the numbas of speakers wishing to be heard, but mq be 3 to 5 minutes. Background statevide &delineg, that, are @deli.neg-&~ eoncentrsting development, &c. ; ' e.g., Big Sur? Sanka Monica, etc, These commerrts may be . Section 3C620(a) and (b) of the California Coas'tk Act of 1976 provide as follows : (a) By Jan- 30, 1977, the cqmission shall, consistent with the provisions of this chapter,.-prepare j-nterirn pro- cedures far the submission, review, and' appeal of coastal development, pexmit, appsications and of claims of exemption, Such procedures shall include, but are not Udted LO . the f ol-lowing: .. s (I) Application and appeal forms. (2) Reasonable provisions for notification to the regional commission, the commission, and other interested persons of aqy action taken by a local government pursuant to this chapter, in sufficient detail to assure that a preliminary review of such action for confodty with the provisions of this chapter can be made, r ' . (3) Interpretive guidelines designed to assist local govern- - ments, the regional commissions, the commission, and persons subject to the provisions of this chapter in determining how the policies of this division shall be applied in the coastal zone prior to certification of local coastal programs; pro- vided however, that such-guidelines shall not supersede, enlarge, or diminish the powers or authodty of any regional. commission, the commission, or amy other public agency. Not later than May 1, 1977, the commission shall, after public (b) hearing, adopt permanent procedures that include the components specified in subdivision (a) and shall transmit a copy of such proce- dures to each local government within the coastal zone and shall make them readily available to the public. The commission may thereafter., from time to time, and, except in cases of emergencyt after public hearing, modify or adopt additional procedures or guidelines as it deems necessary to bettw carry out the provisions of this @.vision. The Commission had to adopt the guidelines under a very short deadhne, elim- inating the possibility of prior public review; Similarly, the tight deadline did not fully'permit rewriting for a thoroughly consistent style. To the extent possible, these guidelines have largely been drawn from material subjected to public hearings wd discussion in the past. for example, and where legally valid under the provisions of the Coastal Act of 1976, the Commission has used guidelines that were used by the Commissions under the 3.972 Coastal Act (Proposition 20), and guidelines adopted by State and Regional Commissions as part of their planning mrk. has been included on& if it is applicable under the 1976 coastal law, and the guidelines have been drafted in f'ull recognition of the differences ' - Where applicable, . But this material . between the two laws, The guidelines have been drafted so as to provide guidance and clarification, not simply to restate the law. In some portions of the coast, where conser- vation and development issues are the most acute, the staff believes that the -lay provides adequate guidahce and that no interpretive guidelines are needed; thus the presence or the absence of guidelines is no key to the importance of a particular area or a particular subject, .to add clarity, not to repeat the law. The purpose of the guidelines is J gearing Schedule llat e - March 3 March 7, March 7 March l.4 March 18 Eiarch 21 . Narch 21 March 23 , . March 2& .March 25 March 29 Time X:30 prn - 7:30 pm 9:oo am 9:m am 1:30 pm w.4 n:oo am 9:Oo am. 7:30 pm 8:00 PM 9:15 am 9:ao am City Council Chambers Carpirrteria 701 Ocean .. Board of Supr. Chambers Santa Cruz .. 5775 Carpint eria Avenue City Council Chambers . 2WO Main Street Huntington Beach 3031 Torrance Blvd. City Council Chambers Torrance 1035 Palm Avenue Courthouse Annex San Luis Obispo 701 Ocean - Boardof Strpr, Chambers . Santa Cruz City Council Chambers 2300 Main Street Huntington' Beach City Council Chambers 6th and K, City Hall Eureka . 1350 Front Street Room Bl09, State Bldg, san Diego 3031 Torrance Blvd. Torrance , . City Council Chambers ... # .. *. I i 4 I Gm STATEWIDE GUIDELINES 1. Geolodc Stabfl-itg of Blufftop Dekelopmerrts I. ..,I * Section 30253 of the 1976 Coastal Act provides that "New Development shall: (I) Minimize risks to life and property in areas of high geologic, flood and fire hazard; (2) Assure stability and structural integrity, and neither create nor contribute significantly to erosion, geologic instability, or destruction of the site or surr0u.n~~ area or in any way require the - construction of protective devices that would substantially alter natural landf~~~~*dlong bluffs and cliffs". Bluff and cliff developments must thus be subject to measures that dU assure stability and structural inte .ity for their expected economic , Wespans. Bluff and.cUf developments T includiag aqy storm runoff, foot traffic! pading, irrigation, or septic tank construction*that may be a part of them; must not be allowed to create or to contribute SignificaiNy to problems of erosion or geologic instability on the site or on surroudhg ProP=tY. Destruction of cliffs and bluffs by excavation or other means shotild Cuff retai- walls should be allowed only &en required not be permitted. 1) to maintain pub~c recreational areas or necessary public services such a~ protection of coastal highways or energy facilities) or to pmtect tions of t all in jn place, adverse ea&ormrmtal effects, portion of a wa~. is &ea& e. factors that may affect slope stability. fessional opinion as to whether the site and development will meet the above standards during all foreseeable normal and unusual conditions, including pund saturation act maximum lOeyear probable seismic forces (using best available information) The report should We ,?'currently acceptable engineering stability analysis method and should also describe the limitation in thts professional judgment due to assumptions and unknowns in the analysis, to the degree of potential risk presented by the. site and the proposed project; ' no s%gnificant risk to human life shouLd be acceptable. The report should express a pro- throughout the Wespan of the project. The degree of. analysis required should be appropriate . A1 As a general rule, the ma of demonstration should inclue the base, face, and tup of all bluffs and cWfs (of 10 feet in height or greater measured from the toe'of the cliff face) extemthg inland to B line formed by a 20-degree angle from the horizontal. plane at the base of the cUf or bluff (a 2.75:1 slope) or 50 feet from the top edge of the cliff, whichever is greater, demonstration in specific area of known geologic stabUty (as determined by adequate geologic evaluation and historic evidence) or where adequate -- protective works already exis-t, and may designate a greater area of demon- stratfan and/ or' an area of absolute development exclusion in areas of known high instability. Howwer, the CommLssions may designate a lesser area of Where appmpriake in areas of geologic bard development pernrrdts may be issued only upon an applicant's signing a waiver of all claim against the public for future liability or damage resulting from the permission to builci. View Protection .. The 1976 Coastal'Act provides 3n Section 30251 that "Peraftted development shall be sited and designed to protect views to d along the ocean and scenic coastal areas . policy is with protection of ocean and coastal views from public highways, roads, vista points, and other such mas, rather than with resolving neighborhood view disputes when no public vistas are involved. however, where most residences in an area have been sited and designed to protect the ocean views from other homes, new construction should respect these general planning and design standards, and view-bloc- houses out of scale and character with the surrounding area should not be allowed. The primary concern under this In general, Thus, this policy should be ap-plied to private views 0- when it is uniformly applicable to a large number of houses or luts in an area and not to protect the oltewa from a single residence in*isolated cases. Lon- and Maderat e-Cost. Housing: Condominium Conversion .- . .I i Sectfom 30213 of the 1976 Coastal Act pddes that "Lower cost t I , - visitor and recreationdl facilities, and housing opportunities for persons of low an(i moderate income, shall be protected, encouraged, and, where feasible, provided. . . New housing in the coastal zone shall be developed in conformity with the standards,.policies, and gods of local . . housing elements . adopted in accordance with the reqirements of subdivision 1 (c) of Section 65302 of the Governpent Code.1T 1 To meet the requirements of this policy: 1. 4. . Where new residential development is planned, priority should be 3ven to developments that include. provision for low-income and moderat&ncome units, 2. Ercrsthg hausing occupied by persons of low and moderate income should be protected, and, to the extent that publlc or private funds are ~ I . i A2 .*available, should be sdrlbilltated when necess- ratl? than demolished for replacement by more expensive units. prfvate funds are available to build new low housing, new housing of this type should be required as a condition of approving the demolition of any such e,x3,sthg hasing. requirement should not apply, however, to single-fanrily homes occupied by the Owner or the owner's inmtediate fey. The local, governments and Commissions should work closely with the State Department of Housing and Community Development to insure that full . advantage. is taken of any Federal. or State housing programs that may in the future become maable. nether -a local housing element has been adopted according to th guidehes issued' by the Department of Housing an$ Commitg Development should be'determined by that Department prior to approval of any local coastal program. income should be converted to condominims only if (a) tenants are first given at least 90 dags notice of the proposed conversion tenants are given the first option to purchase units, (c) the Wding meets current standards in busilding codes, safety codes, etc., and meets current off-street parking requirements, and (d) other units are available in the sme general coastal area at ccqarable rents (for example, the kental vacancy rate in the coastal zone of the local jurfsdiction has rem&.& &we 3 percent for the 6 months preceding the conversion). _I_- Low- an$ Ifoderat e-Cost Housirq: To the extentJthat public or and moderate - cost This l 3. 4. 5. Rental units that provide hausing for persons of low and moderate (b) current Redevelopment Pro3 ects. ., I. component, no less than 20 phrcent of the housing should be for persons and families of low- and moderate income. 2. ' . moderate-income housing units should not be permitted unless at least an equivalent number of replacement units are provided within the coastal zone. The replacement units need not necessarily be within the project area. In q redevelopment project within the coastal zone that includes a housing : Any redevelopment project within'the coastal zone that displaces low- and 5;. i 1 I 1 I i I, ..- . .-- Public Fhghts of Access, *Section 30001.5 of the 1976 Coastal Act provides that it is a basic goal of the state to @.4m m aximize public recreational opportunities in the coastal zone..." and Section 3OZl.l provides that nDevelopment shall not irrterfere with the public's right of access to the sea where acquired through use or le'gislatfve authorization, including, but. not limited to, the use of drg sand and rocky coastal beaches to the first line of temestrial vegetation. Public prescriptive rights, therefore, should be protected wherever they exist. Where such rights are thought to exist, and where a proposed development could interfere with them, the cowmissions should, with the assistance OX the Attorney General's office, seek to protect the possible rights by whatever means appropriate. Until the question is resolved, new. development should not be permitted to adversely affect those public rights. Such rights can be preserved through recordation of the right, or it may be possible to site and design a development so as, not to interfere with public rights, to investigate and advise the commission on what actions, such as litigation to quiet title in the public, should be taken. Where appropriate, the Attorney General's office should be requested .: .. Section 30601 and 30603 of the 1976 Coastal' Act ret& in the 'Cornmission jurksdiction over tidelands, submerged lands, and public trust lands even after local. governments have taken over the coast& development permit system or have received certification of their local coastal programs. statewide public importance of these areas. the basic goals of the state are to "naxinrize public access opportunities in the coastal zone consisted with sound resources conservation principles. . . It and "Assure priority for coastaldependent developments. .If Thj,s clearly emphasizes Section 3001.5 states that among Thus, development proposals that may involve present or historic tide- . lands, submerged lands, and public trust lands should be permitted only if COA- . sistent with the public trust. Where public t&t status is thought to wt, and where a proposed development could interfere with it, the Comndssiom . should, with the assistance of the Attorney Generalt$ office and the State , Lands Cornmission, .seek to resolve the question promptly. is resolved, new development should not be pedtted that is inconsistent with the public trust. Until the question Basic Policy for Sit* New Development0 Section 30250(a) of the 196 Coastal Act provides that "New development, except as otherwise provided in this division, shell be located dthin, corrtiguous with, or in close proximity to, existing developed areas able to accommcdate it or, where such areas are not able ta accomodEte it, in other areas with adequate public services and where it will not have significant adverse effects, either individually or cdatively, on coastal resources. In addition, land divisions, other than leases for agricultural uses, outside existing developed areas shall be pdtted only here 50 percent of the usable parcels in the area have been developed and the created parcels would be no smaller than the average size of surrounding parcels.1f A.. Concerrtration of Development. The basic purpose of this section is to provide for the orderly progression of development Fn the coastal zone, consistent with the protectiog of coastal resources and of public access to the cozst, lishes that development in the coastal zone should first be channeled to exist- ing urban areas able to. accommodate it, i, e. , where roads, water supply, and other urban services zre available, and where further drsvelopavznt will not impair coastal resources or public access to the coast. areas are substantially built up, development should next be channeled to the huhediate periphery of these areas, and should not be permitted to sprawl in a leapfrog manner into open areas. Where such peripheral development woad conflict with provisions of the Coastal Act (e.g, because a pheripheral area might be one of exceptional geologic hazard, natural habitat value, or public recreational potential), development in more distant areas could take place, For purposes of this policy, appropriate areas for urban infilllng and redevelopment, and for carefully-phased expansions from developed urban areas should be identified as follows: (1) lands upon which urban development pr'e- sently exists (lands generally developed to a density of two or more units per acre) and (2) adjacent or closely proxjmate lands where development would pro- vide a lo 'cal, resource-ccnserving extension of the present urban devc.\opmed because: r a) coastal resources within the expansion area would be permanedly AccordingQ-, the policy estab- Normally when such urban A4 I '4 *L rjratected; (b) the Id!? are relatively near enplo r? centers: (c) adequate be pmvlided without sigdficant dmage to coastal resources or to access to the coast by the gexem.,?. p~.;rblic; (d) dtwaative sites for urban developmerxt would involve greater damage to naturzl res3urces, coastal or inland; and (e) development proposed for the area is consistent with other Coastal Act requirementis. dual lots zoned as of the effective date of the 1976 Coastd.Act for single family residences, where the owner holds only one such lot and where thexe me no physic61 impediments (such as lanrlslide hazards) to construction, unless the tubal amount, of developnerzt permissible in an area under this guideline, would be incansisterxt xith the Coastal Act, . Nor showLd this ge:ierdl provision apply to developments listed In sub- paragraphs (b) and (c) of Section 30250, i.e, hazardous industrial develop rnerxts and coastal. visitor-servFng developments, nor to coastal-dependent developments such as beach facilities and fish hatcheries that must of neces- sity be at particuLar sites. Public facilities necessary to serve dwelop- ment in these,areas should aLso not be subject to this general provision. 'pubUc sdces (i.e. roads, water sewage disposal are &%her available or can # I The genera provisions of this section should not nomaUy apply to indid- I i B, Grid I)ivisi,ons in Rural Areas. 1 I I Section 30250(a) provides that land divisions outside of existing developed. areas shaU be permitted only where 50 percent of the usable pwcels in the area have been developed and the size of the ta-becreated parcels would be no smaller than the average size of the surrounding parcels. urban areas. The provision limits sprawl and premature developmds in rural areas that, if unregulated,' would widerrnine the basic policy. the lariddvision provision should not apply tc suSdivisions in akeady-urban areas and to areas approved for expansion, but should apply to land divdsions proposed for generally rural parts of the coast. This I . provision reinforces the main policy of concentrating development in or near J Accordingly, To deter;Ilfne the number of usable parcels in an area that have been devdoped, the following factors should be considered: include any lands meeting the reqLtiremelJts of Section A above, but: should be bge enough to hcLude lands generally considered to be in the same market area because of comparable pro-ty to employmerrt centers, recreational resources, and use of the same water srrpply, roads, or other public services; (b) "usableff should be determined on the basis of parcels that can be physic- developed under app.Ucable land use regulations; (c) ftdevelopedlr should mean that Ib determine the "average size of surrounding parcels,1i aU parcels syjas a22 or part* within one-fourth mile of the perimeter of a parcel should be con- sidered unless clear topographical factors (such as a ridge) make clear that a parcel within onefourth mile is clearly distinct from the parcel under consideration. ing area identified pursuant to Section A above that lie within the one-fourth mile, Meding these criteria, however, does not exclude divisions of land from - the other requirements of the Coastal Act, Le, a proposed lot split; %.kat met the requirements of Section B would also have to be consistent with levels of (a) "area" should not I a parcel of hid has on it a habitable dwelLing or other substarrtial structure. - 1- l The determination should exclude aqy portions of a develop- - development that would not adversely affect public accesg to the coast. It' DEFIMTIONS %ere used fn the specific guidelines above the foLiolfing defwtions of ' L* terms should apply: 1. Vertical Access: A recorded dedication or easement granting to the , public the privilege and right to pass and repass over dedicator's real c property from a public road to the mean high tide kine. A recorded dedication or easement granting to the pubUc the right to pass and repass over ddcator's real property generduy parallel to, and up to 25 feet inland from, the mean high tide Line, but ifi - no case allowing the public the right to-pass nearer than five feet to arry ? 2, Lateral Access, * living unit 'on the property, 3. Canyon Setback. An adequate setback, generally 'no less than 10 feet ' in highly developed urban areas, from the crest of the slope of a cwon, mere &sting structures are already built closer than this to the carryon rim, new structures shall not encroach on the Line of primarg'caqyon vegetation, 4. Strir4;lir.e Method of Prererrtina; Beach Encroachment. In a developed aea where new construction is generally infj,uFng, no part of a proposed-new structure, including decks', shallsbe built farther onto a beachfront than a line dram between the most seaward po*ions of' the adjoin.ing structures. . Enclosed living space in the new unit should not extexxi farther seaward than a second line drawn between the most seaward portions of the enclosed liw space of the adjoining structures. -. 5. For Los Anlreles and Oranqe Counties: 1.5 and 1.1 Criteda for Small L&s in Urban Areas, urban areas of Los AngeLes and Orange Counties, the gross structural areas of a residerrtial building shall ordinarily not exceed 1.5 or 1.1 times the buildable area of the lot. . structures, including enclosed or open parking garages or carports, is measured from the outsides of waUs to the outsides of opposite walls, and includes mezzanines and stairwells but not open patios, decks or atrium. The buildable area of a lot means the total square footage of the parcel less the area Of any required setbacks. On lots with a area of less than 4,000 square feet in Gross structural asea includes the total square footage Of all . 6. For bs Angeles'and Oranxe Counties: Residential Parkiw Guideline: snaces/lhnit Studio-bachelor units 1: 1 One bedroom units 2tl * !bo bedroom units (or more) 2: 1 Multiple units guest parking 1 space per 7 units ,kc eptions 1,. In Newport Beach when one unit of a duplex'fs under 800 sq, ft, and is one bedroom, three parking spaces may be allowed. 31 designated areas where congestion affects beach access1 two spaces per unit (regardless of size) should be provided, be, required where appropriate. . - Acjditional guest parking may 3, For requirements for other uses, see Appendix, 7. For San Diego County: Parking GuideEne: Ekcept where more specific criteria are st.ated elsewhere in the San Diego guidelines: I a. Residential: 1 b. Commercial: 1 space per 300 sq. ft. of gross floor area c. Restaurants: 1 space per 100 sq. ft. of gross floor area d. Motel$: 1 space per unit, units with kitchen same as general j Same as general Los Angeles and Orange Cotinties ratios J residential standard. 8. For San Diego County: Landscaping Guideline: * I i a, Residential: 35-4.0%. Common patios, pools and other common ! recreational facilities may be considered as landscaping. b. Commercid,/ 15-2041. Fhphasis on screening buildings and paved areas, and breaking-up Large surface parking areas, - Industrial: 9. For San Die,go County,: On-site Signs: On premise signs should be designed as an integral part of new development. In addition: I - Each business should be entitled to one facade sign. 1 - Each shopping complex should have one directory sign. - Monument sign height including mounding should not exceed 8 feet. - Tall freestanding and roof signs should not be allowed. - Off-premise signs should not be allowed. . .. State Condssionbrs January *. . A* Karbs~ Area: The ouiiulativc effect of new development within the Harbor Area on traffic - ccngestiori and recreational opportunities should be evaluated as a part of the Harbor Precise Plan now underway. ' Interim development should be limited to: (a) Public parking lots. , (b) Improvement of existing streets to chance traffic floki. /\ (c) Pedestrian walkxays to and along the waterfront,, and pzrk (d) Other public beach support facilities such as showers and- associated lighbing, safety, fences, and landscaping. e B. Oceanside Redevelopment Area: New development in the Oceanside beach-oriented tourist-recreational sewices. enjoyment of the beach area? ,and be - To adeauately consider the cumulative impact of individual projects on traffic congestion, beach- access, and urban design, the City should adope "specific plans'? for the beech area districts of the Redevelopment Area prior to individual project approwdl~ . Particularly: (a) Public Ocean Views: To maximize public views to and along the shoreline, Where the preservation of substantdal ocean vistas.have been the height of development along the Strand should generally be limited to the height of the bluff behind it. guaranteed, structures along the Strand higher than the bluffs may be.allowed. ' (b) Public Beach Parang: Provision of public beach parking on Santa Fe Railroad land for users of the Strand beach should be encouraged now and required as a part of - - the proposed railroad track lowering projecL (c) Public Access StaixwRys: Public access stairways connecting the stub-&d streets near Pacific Street to the Strand Beach should be improved at the time at which development occurs adjacent to them. (d) Scale of Blufftop Development: To protect coastal Asual qualities and . maintain the character of surrounding areas, development along the West side of Pacific Street should be limited to two stories and 25 feet in height. (e> Fier Area: The new pier area should be developed as a pedestrian-oriented unit landward to the railroad station, with high priority given to visitor oriented shops ad restaurants and with shared parking for such development and the train stop. ,- f. .Residential Development: South of the pier area, priority ‘should be given to rehabilitation of older structures where feasible, and infilling on vacant land consistent with the rehabilitated residences. should be encouraged to provide rental housing, including low-and moderate-cost units, for summer and year-round occupation. North of the pier area, higher densities C, The South Pacific Street Area: 1. Beachfront Development: New shoreline development along South Pacific street should be no higher above street level than the prevailing height of nearby development;, and exbend no farther seaward than adjacent development. A. South Shore of Buena Vista Lagoon 1, Development Design. Development alorg the Lagoon shore and within its viewshed should be designed to minimize alteration of existing landforms. Development should also minimize the removal of existing vegetation on the slopes overlooking it. B. Area Generally Between Jefferson Street and Agua Hedionda Lagoon .. 1. Intensity of Development, Density .m.d intensity of development in this area should not exceed that designated on the Lmd Use Element of the General‘ Plan in effect on January 1, 1977. AT&SF railroad should, in addition to the parldng required by the general guidelines, include one guest parking space for 0-5 units and one additional guest space for each additional 5-unit increment. Development approvals in this area should include a specific finding that it, together with the existing and committed development, and recreational/visitor traffic, would not cause the designed. capacity of ELm Street, Tamarack Boulevardand Carlsbad Boulevard to be exceeded at the time such development is completed. Multi-family residential development between the ocean and the 2. Old Downtown Development. should retain its small scale character. Commercial redevelopment in the old downtown area Mixed residential/ccmmercial uses may be permitted provided it is demonstrated that adequate shared parking will be available. - 3. Development Near Carlsbad State Beach. Development within at least three blocks of Carlsbad State Beach should be designed to minimize curb cuts and rnaxhkze the availability of on-street parking. the area adjacent to Carlsbad State Beach, no structures along Carlsbad Boulevard, should exceed-two stories and 25 feet above preexisting grade. In order to maintain the visual’character of 4. Shoreline Development. The scale, particularly height of new development along the west side of Ocean Boulevard, should be consistent with the existing surrounding - development . Consolidation of sideyard setbacks to rnaXimize ocean view-from Ocean Boplev-&xi should be determined by be required where possible. the stringline method. The seaward extent of development should G2 I -- .- St at e Comur!issioners *- .I, LI J .. r! I C. i&p&Hec€ionda La,qcon Area I I To bdance the recreational, scenic, agriculturhl and development potential of the &pa liefionda Lagoon area, protect its wetband resources, and provide public facilities in Fkrssc with private development pending the certification of the agua Hediana * Specific Plan by the Commission: 1, A program for providing and maintaining public access from the nearest road to the Lagcron and a co=thuous public accessway along its north shore should be instituted by the City, - 1 2. ~ : not be altered. -3. Mashes and Mzdflat areas and the Agua Hedionda Creek floodplain should Buildings on the north shore should be set back from the water's edge a sufficient distance to allow the provisions of the continuous public shoreline ac c es sway 1 4. Existing agricultural lands should be retained in agricvlturdl productton, 5. 6. The construction of Cannon bad not be committed, The area between the r-lcalyptus row and Hoover Street extension should be I reserved for possible recreational use. 7. At this time, boat launching facilities should be limited to Snug Harbor, Development densities on the north shore should be consistent with the design Whiteyts Lvlding. 80 &.public access criteria developed by the City, property owners, and Conunission staff as a part of the Specific Plan. 9. The Pannonia property should not be committed to residential development until its recreational potential is fully considered. Do Develocment Between Agua .Hedionda and Batiauitos Lagccns, including unincalporated . County area: - .' Development between the two lagoons shdd be generally linited to infilling in - already develuped hubs in this area including: Forbes industrial. Park; Avenida %cinas industrid area; and the Spinnzker Hill arxl Sea Port ,residential subdivisions. Other development or division of land, other than for agricultural purposes, should not be approved until an overall plan' which maximizes the open-space and recreational potential, protects significant habitats and defines. the development potentid for the area is accepted by the Commission. Car Country; the cotrnercial hub south east . of the intersection of 1-5 and Palomar Aiwort Road; Palomar Airport; Cabot, Cabot and I I 1. UNTNCOF.%UTED COUNTY ARE3 '- I I 1 A, San Diedto Communities: I 1. @intain Comdtp Character:. Development in the san ZSieguito communiths should be conrpatible with their existing lower-density , semi-rural character; edsteiW3 lower-cost housing should be maintained. l a- .. .. .. , .I.- -- ' on a finding that: (a) Adequate provisions have been made for pedestrian and automobile traffic safety dong Old Highway 101; t 2, Protect ARM 'cultur,iI, Uses: To protect the area's coastal related, specialty- agricultural economy and its distinctive character, field fkmer and truck crop agricultural uses should be retained. 3. Scenic Coastal Roads: Development along scenic coastal routes, particularly Old Highway 101 and the roads leading from 1-5 Lo the ocean, should be designed to maximize retention of existing public ocean views. I .c 4. Public Beach Access: To provide maximum.opportunities for beach accessin Leucadia, new development west of Neptune Avenue and within 500 feet of Jupiter Street and Athena Street should not preclude the County from providing future public access to the beach in accordance with its public beach access plan, G.. , i 5. Development in Lagoon Viewsheds: To maintain the Visual integrity and scenic quality of the area surrounding Batiquitos, San Elijo, and San Dieguito Lagoons, development within their viewsheds should be designed to be subordinate to existing land forms , should emphasize the retention of as much of' the existing vegetation as possible, and should contain needed structures to prevent erosion and siltation into the lagoons tributary, floodplains, br streambeds, 6. Residential Densities: To avoid excessive residential densities west of 1-5 that would cumulatively impede public access to the shoreline area and to maintain comunity character, density of new development should be generally consistent with in -the Countyts San Dieguito Community Plan. Cardiff Duplex Approvals: the type, height and bulk of new development; should. be consistent with that prevailing in the irmnedj_ate area, usually the same block. subdivisiom should be designed to phtect ocean views from public streets and landward 7. To retain the efisting character of the Cardiff area, Developnent in the Cardiff/Cardiff A l : dev&qment 8. Eden Gardens: Low and moderate-income housing in the Eden Gardens area should be protected by avoiding demolition.and by encouraging the maintenance of exisking ~ 1 (c) The project maximizes remaining coastal vtstas and conforms to a common design theme for the area; I I (d) The prodect wokd not cause the designed capacity of Old Highway 101 in this area to be exceeded. B. See. Carlsbad Section D: "Dmelopnient between Agua Hedionda and Batiquitas Lagoons". . L J DEL IWt 1, _Development Adjacent to San ~ Dieguito New development adjacent to the Lagoon should be set back far enough to protect the Lagoon*s natural vdilies, to withstand flooding and geologic hazards, and'to provide public pathways dong the shore where feasible, feeling along the lagoon 'shore. Such development shotild be low profile and designed to retain an open 2. - Residential Character, New residential development shdd be compatible with the existing residential character of this special coastal community, should minimize alteration of existing landforms, and should avoid the removal of existing vegetation, particularly mature trees. . 3. Commercial Development. Commercial development should be concentrated.along Caridno Del Mar where such development already exists, and should be designed to reinforce its village-like character. 4. Development at the South End of the Cj-tyv. Development at the south end of tlre City, particularly west of Camino Del Mar ad south of Carmel Valley Road, should be designed to minimize the alteration of existing ~LmdfOrms to be low profile md to maximize public views from the public roads toward the ocean, Za Jolla, the Tcrrey Pines State Reserve, and Los Penasquitos Lagoon, 5. Hotel/kR Property and Oceanfront Lend Between 15th and 18th Street. development in this area should be visitoF-commercial and public beach use-oriented. It should be designed to maximize the public views-.of.the ocean. ~ lmprove its appearance and to provide bicycle lanes should also ensure that it continues to serve through-trdfic and recreational traffic demands. Primary 6. ~ Improvements to Camin0 Del Mar, Improvements to Camino Del Mar designed to 7 . Shoreline DeveloDment . be allo-md to encroach onto beach s.&d. dedicated for oceanfront access as a condition of dxmelopmell-t. CITY OF SAN DIEGO Private developnerit ad joining the shoreline should not Where seasonable, beach sand areas should be A. TORREY PINljS/~ITY CITY 1. Delineate Northern Urnit of Development in Sorrento Valley. To assure the prothion of Sensitive' land and riparian habitats and to provide appropriate natural buffer.areas, the northerly Ut to industrial. expansion in Sorrento Valley shdd be established by the Commission, the State Department of Fish and Game and the City nf San Diego prior to additional development northeriy or existug developed areas. 2. Del Mar Terraces. In the Del Mar Terraces area, new residential. development ' should.be sited arid designed to maintian the vegetated appearance of this hillside, and be visually subordinate to the natural landscape, especially the sandstone bluffs. Removal of existing major vegetation, especially mature trees, should be minirnjze$. I *c a' ti , ** v .a '; 7 .P 3 3. Commercial Development. Neighborhood-serving commercial uses should be a high priority in the two existing commercial areas along Cannel Valley Road between Highway 101 and Via Cortina, to minimize traffic generation. 4. Development in Torrev Pjms Reseach Park Permitted development in the Torrey Pines Research Park area should not protrude onto the steep slopes and canyons overlooking Sorrento Valley and the Los Penasquitos Lagoon, be low-profile and adequately landscaped to preserve the scenic qualities I of the surrounding coastal viewshed area. P&ority should be given to science -* research uses which would benefit from proximity to the University, I- '- 1 I I .. 5. Protect Scenic Qualities of No. Torrey Pines Road: Because of their distinct Visual qualities, the eucalyptus, pine, and other mature trees along Torrey Bines Road north of Genessee sh0uJ.d be retained. shdd be consolidated and designed to minimize the need for the- removal of these Access to development adjoining the road I trees and othor significant vegetation, 6. =tor-Se nz DeveloDment t Visitor-serving facilities and neighborhood shops should be givrhigh priority in areas designated for commercial development in the adopted Torrey Pines Community Plan. I 1 i i at this location, I No residential use should be developed I I Be LA JOU 1. Parking Facilities Servina Central Business District ., New development in the central business district should provide parking adequate to serve employees ' ' and patrons. dsitor use of peripheral parking areas served by bus or shuttle transportation Shared parking facilities in the central area, and employee and 1 to the central area, should be encouraged in major new commercial development. I 9 1. 2. Parking in La Jolla Shores. Development fi the La Jolla Shores area that i would limit opportunities for on-street, beach access parkFng should be minimized. Additional off&reet parking faci.l.Aties should be prckided kth any major new development at Scripps Institution of Oceanography or adjoining research facilities, and such parking should be made available to the public during weekend periods where feasible. - . 3. Low-Moderate Cost Housing Opp ortunities. The- number of low4ncome housing I I uriits in La Jolla should not be decreased by demolition. be given to using City-owned land for low-and moderate-income housing. Consideration should 1- I ' 4. Development of Recreational Facilitieso .To provide for maxtmum public use , consistent with long-term resource protection, development at "Torrey Pines City Park" should provide for a mix of recreational uses-based upon the unique characteristics of the area, including reservation of some blufftop areas for gliding and hang gliding, and the beach area for swimsuit-optional bathing. beach accessways that minimize bluff erosion should.be provided, with access to the bluff face restricted elsewhere, In general, development of facilities on the blufftop and beach areas should be minimal to preserve the existing natural environment. Improved parking facilities and . * 5. Maintenance of Community Character. .Residential densities should be generally consistent with the adopted La Jolla Community Plan. Density bonuses may * 06 be considered where they would maintain or increase the number of low- and Moderate income housing units, development in the commercial center should be preserved. should primarily be retail or seluice; additional office development should be discouraged. E4ixe-d residentid.-commer-cial uses wEkh would enhance the pedestrian-orientation of the villcxe area should be encouragedc The visual amenities and the character of vi2lage-like low-profile New commercial develcpmant 6. mhborhood Com.nercial Centers, To minirrrize automobile traffic and congestion along La. JoUa Bozevard, the Bird Pack and Nautilus Street commercial areas shoad primarily serve,nearby residents and be pedestrian-orieEted. businesses or commercial uses not primarilg oriented to the local neighborhood should be discouraged. Drive-through 7. Curb Cuts. To fac-atate traffic flow along the major coastal access mutks, particularly La -Jolla Boulevard and Pearl Street, cwb cuts on major streets should be minimized. feasible e Access to parking facilities should be from rear alleys where Ca PA.CIF'IC BEACH New development should be compatible with the prevailing low-profile character of Additional parking for beach users, such as shared the community's residential areas. parking with restaurant and other commercial developments, should be provided in conjunction with a new development Visitor-oriented commercial development and . development suy;porting beach use should be concentrated in the commercial areas along and in the vicinity of Mission Boulevard. Development along Mission Boulevard, Grand Street, and Garnet should be designed for maximum efficiency of traffic flow, such as by minimizing curb cuts, and for enhanced appearance by providing generous landscaping. Da wu NISSIOPJ RXACH L Bensity of Development: Encourage the continuation of existing medium-priced rental units at densities of up to 36 du/acre. To mitigate the potential effects of higher residential densities, all new development should be attractively landscaped. . 2. Parking: Where small parcell sizes preclude the application of standard - pmEng requirements, required parking (to be computed on the basis of all units, new or existing, on a lot) should be:: parking requirements should apply. required wherever feasible, in each tandem set is in a garage or carport. for paved areas which will mitigate the paved-out appearance should be encouraged. Secure bicycle parking facilities should be provided in any major commercial development. single family residences - 2 spaces; ad duplexes - ' 3 spaces, Wnere lots are consolidated to permit larger residential structures, standard Alley access to parking facilities should be Tandem parking should be permitted if at least one space Use of '*grass-cretegt or other materials 3. Commercial Uses: To preserve the service capacity of Mission Boulevard - the major :oastal access route. for recreational traffic, neighborhood serving commercial activities should be given a high priority. Visitor-serving, commercial. recreation should be encouraged adjacent to Behont Park, and il;l the vicinity of Pacific Beach Drive at the northern boundary of the COmrmUritym 4. Circulation System: Bnphasis should be given to increased bus serrice and pedestrian an bicycle travel along Mission Boulevard. Reduction of access points to Mission Boulevard should be encouraged, by minimizing curb cuts and Closing some east-west streets, Visitor and commuter arrtomobile traffic within the community should be reduced by establishing a major public transit stop at the northern edge of the Community with extensive shuttle service provided to its neighborhoods and recreational areas. bicycle parking/storage facilities proviged. at major public recreation sites. Bicycle lanes should be improved and secure - 5. Peripheral Beach Parking: Peripheral parking sites with beach shuttles should. 2 be developed. Additional major parkhg facilities with access from Mission Boulevard should be- avoided. - 6. Belmont Park: Belmont Park should be retained and enhanced as a regional recreational resource 'through a development plana I. Continuous Public Accessway: New development on shoreline property should be set back enough to allow for a continuous shoreline accessway for pedestrians and bicyclists in the future. construction, segments of this accesswqy within new leasehold areas should be improved. cost public recreational and visitozc-oriented facilities.. An overall program for providing them along with other facilities should govern further substantial private development in Kssion Bay Park. As development occurs on the land leased by the City for 2. Low/Moderate Cost Vi.sitor Facilities: Priority should be given to low/moderate 3. Scale of Development: New.development should be of a height and scale compztiblf, with the open character of Mission Bay Park. Reserve Special-Use Areas: ,!+ Areas suitable as wildlife habitats or for boating facilities including dock, launching-ramp and dry-storage areas, should be specifically reserved for such uses. 5. Beach Encroachments in Crescent Bay: The existing docks on publicly-owned land - ad' water should be removed or modified to allow continuous public access along the beach, also be removed. Other private encroachments onto the beach, including patios and fences, should Fa OCEAN BEACH 1, Residential Develonment: To avoid congestion of the beach area and to maintain the character ot the community, the scale and density of new residential development should be consistent with the prevailing existing development and should generally follow the recommendations of the adopted Ocean Beach Precise Plan. 2, Commercial Development: New commercial development should include adequate parking to fully meet the needs of its employees and patrons. development supporting beach use should be given priority near the west end of Newport Avenue . Commercial ;- a8 I '" 3. Parkin : Prirking with shuttle services for beachgoers should be provided .--ii§ m t B Vicinity of Robb Field and at Nimitz and West Point Loma 1 mvd. 1 G. BARRIOLOGAR I I 1. Community Character. While planning is underway to resolve the conf1Lct between tmndustriil zoning of the area and its predominantly residential use, - li no additional industrial development or expansion should be alloned. * CHULA VTSTA BAYFRONT ARE& 1. Low-and Moderate-Cost Visitor and Recreational Development: To enhance * public access to the shoreline areas of South San Diego Bay, low- and moderate- cost visitor recreation facilities and housing should be provided throughout the Eayfront Area. . NATIONAL CITY 1. Priority to M&ne Related/Dependent Industry: The industrial area of National City west 0f.I-5 {which is essentially all of the area of National City- within the Coastal Zone Boundary) should be developed or redeveloped trith priority given to marine related/dependent industry, design and landscaping of development along coastal recreational access routes. Particular emphasis should be given to comr?ADO 1. Residential Develcmment : New development in residential areas should generally be compatible in height and bulk with existing development to preserve the scale and character of the community. 2. 'Hotel Del Coronado/Coronado Shores: Future expansions or major developnent in these areas' should fully consider maximum feasible public access as a condition of approval. part of any new development. Protect and enhance existing public access to the waterfront as . 3. Coronado Ferry Landing: Priority for development of this site should be given to visitororiented or residential development consistent in scale with sur- rounding development. tidelands, and provide a public area on the bayfront for passive recreation and for visual enjopent of San Diego Bay and of the downtown San Diego skyline. Uses on this site should be coordinated with the adjacent .port I 4. Glorietta Bay Area: To ensure md-rnum feasible public access along the shoreline and to provide for balanced and orderly expansion of recreational boating facilities, further development of the Cilorietta Bay area should await the completion and adoption by the City of Coronado of the Glorietta Bay Master Plan. G'9 . i4 1, Shoreline Development : Development in the Beachfront Redevelopment Area should maintain the scale of existing development and should be attractively designed. by the developer at the time development adjacent; to them occursr Paper street ends between-First Street and the ocean should be &roved 2.' Low; and ModerateCost Facilities: Low- and moderate-cost visitor-oriented should be given a high priority in the beach area, development should be concentrated in the vicinity of the pier area commercial hubs. TIJUANA RZVHZ VkLLEX housing and and in ejdsting Visitor-orient ed - I 1, Flood btection: Flood protection for the river valley, such as the dissipater . structures endorsed by the City of San Diego, should be allowed to the extent of protecting the agricdtural. 'and recreation& uses of the river valley and not at the expense of destroying significant habitat, 2. &ricultural. Lands: Because of and their suitability in the flood-plain agricultural production; I the importance of area I these lands coastal agricpJ.tural lands should be retwned in Planned 4es idcn- tlal Dcvclcazents, Single FaziLy: 1 Flat Lands: Hillside Areas: - f i Uses: ::o R - 3 P s 2 r! .:! s t I 2 1 - !- I I '1 I I I 3on-3esidect ial Oses: Ibte I c 2 stalls for eac!; dwelling unit witnin a Garage or carport. 3 .stalls for each dwelling wit, at leas: txo within a Garace or carport. .;s ?rgc:reP by tk!s c;c::ePul.- ?:us ac!ZItionz! Stails for r?o~.-resi- dcntial uses as zay be required by the Co;;.,-r.isslon. 4s reqltlred by this schedule. As required by this szhedule plus additional stalls for coc-resi- dential uses as nay Se required by the ComlssZon. 2 stalls, plus 1 stall for each dwelling unit, plus 1 stall for eacn geest mom or suite of room for :ne flrst 30; 1 stall fo: each 2 Guest roctns - or suites of rooms 2n excess of 30 but not excet?dh& 53; 1 stall fop each 3 i;l;cst FOCZS or suites of roorns in excess of 63; plus 1 stall for eat3 iao square feet of cross flocr area used fclr c0nsucpt:on of roou c?T SCVt'Y- ages, or public recreation areas; plus 1 stall for cacti 5 fixt-i scsts and for crcry 35 sq.,i~re feet of scatir?!; area srhcrr! there arc no f:xed ncnts in wctic; room or other places or as- scnb ly , - I- Within projcct area, locztior. suSject to Commission ApprovaL. Ylthin project 2~03, location subjecr to Comxtssion A?proval. 300 feet 3oarding and Lodging iouscs, Studcn:: Eous- lng, Dorzitcrles and ?raternicy or Soror- lty Houses Children s ZOKOS, .Cor- rec t lonal Ins t :.ut ions and Asyluzs' 0 y - s 2 FA!?KI:IZ R2c'Jf!?3.23 .. L stall for ea4 guest roon, pllis 2 stalls for eech dxclling unit. 2 stalls for each-3 guest roprns, plus 1 stall for each dwelling unit. In dorsitories, each LOO squsne feet of i;r~ss floor 2rta shall be consir'-ered equivalent co one gucsc roon. I stzll fc- eech 2 beds, plss I stall fo;.. 2223 er.plopee guest roan or dxeiiLng unit. 1 stall for every 5 beds, plus 1 stall for evezy exployee guest . room or dxelling unit. Convzle s cent tfos ai t al , Rest h'ore , ::ursinG Hone, or Sanitarium Kospltals Veterinary. Hospital :n!!edical or Cental Wfice 07 Cllnic -_I Health Studios or Clubs b stall for each 3 beds, plus t stall for ezch employee or staff tzer?.ber. 1 stall for each 2 patient beds, L stall far ezch ezployee or incluctin,- bzsslnets, plus staff rr.cl;..ber. 5 stalls for each doctor, plus 1 stall for each additicnal employcc or staff ncmber. \ (See Office Uses) LOG AT1 '3:1 Onsi tc 150 feet 150 feet . Onsite Onslte 300 feet . Onsite 1 stall for each i50 sqgare feet. of poss floor area. (?or the' purposcs of this prov:sicn, swlailn& pool area shall .bf couctcd as floor area). . I 300 feet I 1. Elmentzry 3r Junior High Schaol, including Auditoriuzs, and Sta- . 5iuns on the site iigh School, including !udftoriws and S:a- ilucs on the site :ollegc or university, Lnclullnc Auditorluas and Stadium on tke site + Business, Prorcsaional or Trade Scnoo3.s Libraries, 3useum, Art Galleries and Aquariuzs stall for each stacr mx:.tcr, 712% strll for ezc:? 5 z!=iEl.;l,:en c: stzil for. e;ch 19 children whcx a ctreltlar 2,rive:e:r or its equivalest desi~zed ror the CO~~?~UQSS flow of ;as- scncer ve!??iclcs for ;ne pur- pose of l~at:inp, an5 unloading children and capable of sizul- taneossly acc3zaoda::ng 2t . least two siich vehicles is provided on the site.' stalls for each teaching stat ion stalls for each teacbing stat ion .a5 stalls far each full tlae' equlvzlent stu<.ent, less the nucbcr of stalls provided to serve on-caz:TJ:s hwsing facllltfes in accord with this schedule. stall for each faculty zernber or employee, plus .. stall for each 3 stzdar.Cs based on the ~ax%zun nuzbcr of scu- dents attending cl2sse-s at any one tine during any 24-hour period. stall for each 250 square feet of gross floor area. Restaur3nts, 'flight Clubs, 32x3 2;rd slrnl- lar establlshqents for the. sale and cor.sun3- tfon of fod or .Sever- ages on the praaises Theate.r, Auditorium, .Arena OF Stadiun except :<hen part of a school or insti- tutional use 1 stall for ezch 3 f:xcd seats and for every 21 square feet of seatlnG area xhere the?% are no fixed seats, plus 1 stall for each 2 employees. 1 Onsltc Onsi te Onsite . Onsite 300 feet 300 feet 750 feet I Chapels and Mortuaries I 1 ! Golf Course (Regula- 4 tion), o3en to the 1 f i Xlniature or "Par-3" : Golf Course, open to i the putllc !. 1 puSllc t. : . I stall for each 3 fixed scats and or every 21 square reet of ating area in the xiin aualn '%orfmS where there are no fix'eJd . seats. 1 stall for each 3 flxed seats and for every 21 sqCIarc lcet of seating area fn.:ko =sin c5aprtl where there we no fixed seats, plus of' gross flsar arcasoutside the main ch3j)cl. (See Educational. and Cultural Uses) 1 stall fo:. c3c.h 350 rtquxe feet 1 stall for each 3 persons alloucd within the ,?rax?r.m occupancy . load 2s establ:s?,cd by locz1, courtty, or state flre, building or hczltn coics, 3r 1 stall :or ea=?i 75 square r~nt Of zrO5S fizs? 2?i'2, . n..AL.,tZ!'JCT ... 4 Ah 1s gre2te,". 5 stalls for each ailey. 1% stalls for ezcn 10 linear feet' *. of driving range. 8 stalls for .each hole, plus 1 stall for each enployee. 6 stalls for each hole, plus 1 stall for each cngloyee, 1 stall for each 103 square feet' of water surface, plus 1 stall for each employee, Sut not less than 10 stalls for any such use 2 stalls for each court. CnsLte . Onsite 750 feet . 300 feet' Onsite Ons 1 te ansite Ons 1 te Onsl tc 3ns lte stzll for eacb 175 square fe2t" of poss flco? area of thc cain flQoL", lobby,' or windoi; service area. stall 250 square feet ' of gross l lo or @.rea. 300 feet 303 feet 3eauZy Shop or 3arber Shop General Ratail Sto~s, except as ocherwise provided *. 3 stalls for esch of She first 2 beauty or Serbe? chairs, qlas 1% stalis for ezch aQditloaal chair. 1 stall for each 253 square feet . of grass floor area4 1 stall for erch 200 square feet of Gross floor are3. a stalls for each lSGO square fcct of r,?oss flDor area withh :.".e Center; cr Stalls iis n*- .-3~lrcc! 1 for CJC~ i~5i- vidual use wi:h?n the cc'nter in' accordance xitn this schedule. 1 stall for each 155 square feet of cross flocr area, - 300 feet 3OO feet 5OO feet c Cca: te Ons 1 te Snsi te 1 Laundrozats sad Coin Cpera%ed Cleaners XutozoS ile Service Stations I ! I Auto '.{ash, except ' : self-sexice of cross flosr area, ~LL: cot less thac 1C stalls for any such use. I ! ' 1 stall for each 2 machines. 2 stalls for each lubrication stall, =a:;:, OF pit, plcs 1 stall. for caeh gasoline puzp outlet. 1 stall for each 59'3 scuarc feet of gross floor ix-52, q:cccpt floor area use':! exclxiv~l~ for storazn OY lcadin;-;, plus 1 stzll for each 533 square feet of outdoor sales, display or I 3nsite ! i I Onsl te Onsite Onsl te Onsite service area. 1 stall for each 530 square feet of gross floor ~xa, exccgt area used exclusively for stor- aF;e or loading, plus 1 stall for each 133.3 square feet o$ outdoor sales, display, or service area. -G- 3" ?nsite 750 feet Omite Onsite . a- +* lb '& - Luaber Yare 1 5 1 1 1 1 5 .1 c 3 1 _u stall for each 500 s5uzre feet of Gross floor area; aut not less tfizn . stalls, 3lus stall fo,- each enployee, stall for. e3ch 533.squzre Feet of gross f'loo~ 3~23, plss stail for cx!~ 1SC2 sq;lxe fcct of outdoor s31cs, displsy, or service 3xa, pius ' stall for eacb 2 e~.ployccs. ' stalls, ;ius stall ror each 503 sqcare feet of outCoor sales, d:splay or serv'ice area. . ._-. , .... * , -. -. . .. .. . _- - . I- I !2 Id i-1 ! , i i3 .1 'I. 1 2 I t I --e stall for each 2:- sq:ax feet of Gross flccr mea, >ut not less thar, stalls Cor eaci-. 3 eziplogees. stall for each 320 sqzare feet OP gross floor area; Cut not less thzn stalls fo=. each 4 err.g?oyees. stall far each lC33 square feet of gross floor area; but not less than stall for each ecployee. stall .for each eaployce; but not less than stails ror each such faclllty. 750 feet Onsite _. Onsitc I. ens lte Onsite Onsite Onsite