    [From the U.S. Government Printing Office, www.gpo.gov]

                        BIG SURCOAST
                                                                                                 COASTAL ZONE
                       LAND USE PLAN
                                                                                            INFORMATION CENTER
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                           M67            LOCAL COASTAL PROGRAM
                           1986                MONTEREY COUNTY, CALIFORNIA

                 Cover Photograph: Hurricane Point, 1986, Steve A. Early

                                 MONTEREY COUNTY, CALIFORNIA
                                 BIG SUR COAST LAND USE PLAN
                                     LOCAL COASTAL PROGRAM

                                                   Prepared by the Monterey County
                                                   Planning Department

               Adopted by the Monterey County      Participating Staff:
               Planning Commission 2/11/81
                                                        Robert Slimmon, Jr.,
                                                          Director of Planning
        Q'A    Adopted by the Monterey County           Raymond W. Lamb,
               Board of Supervisors 11/5/85               Assistant Director of
                                                          Planning
                    Dusan Petrovic, Chairman            David Young, Senior
                    Marc J. Del Piero                     Planner/Project
                    Sam Karas                             Coordinator
                    Karin Strasser Kauffman
                    Barbara Shipnuck               Graphics:

                                                        Steve Early
               Certification Acknowledged by            Jim DiMaggio
               the California Coastal commission
               on April I-Cr, 1986                 Word Processors:

                                                        Carmelia Moon
                                                        Rosalba M. Johnson

                                                   Former Project Participants:

                                                        Bill Farrel
                                                        Nancy Sackman
                                                        Michael Hitchcock
                                                        Edward Davidson
                                                        Scott McCreary
                                                        Susan Hilinski
                                                        Al Haynes
                                                        Ernest Franco
                                                        Nanci Brose
                                                        Dennis L. Wardell
                                                        Fred Ureta
                                                        Steve Sigala

                                                   Consultants:

                                                        Roy Trotter and Glenn
                                                        Vita - Black & Veatch
                                                        Consulting Engineers
                                                        Anne McGowan, Attorney
                                                        Alexander T. Henson, Attorney
                                                        E. Clemson Shute, Attorney

               This document was prepared with financial assistance from the
               Office of Coastal Zone Management, National Oceanic and
               Atmospheric Administration under the provisions of the Federal
               Coastal Zone Management Act of 1972 as amended, and from the
               California Coastal Commission, under the provisions of the
               California Coastal Act of 1976.

                                             CONTENTS
               INTRODUCTION

               1. 1 overview                                                       1
               1. 2 Physical   and Cultural Setting                                1
               1. 3 Past and   Present Planning                                    2

               PHILOSOPHY & GOALS

               2. 1 Philosophy and Goals                                           6
               2. 2 Basic Objectives and    Policies                               7

               RESOURCE MANAGEMENT

               3. 1   Introduction                                                 9
               3. 2   Scenic Resources                                            10
               3. 3   Environmentally Sensitive Habitats                          19
               3. 4   Water Resources                                             24
               3. 5   Forest Resources                                            31
               3. 6   Agriculture                                                 36
               3. 7   Hazardous Areas                                             38
               3. 8   Mineral Resources                                           45
               3. 9   Dredging, Filling, and   Shoreline Structures               57
               3.10   Historical Resources                                        58
               3.11   Archaeological Resources                                    60

               HIGHWAY ONE AND COUNTY ROADS

               4. 1 Introduction                                                  63
               4. 2 Recommended Actions                                           70

               LAND USE AND DEVELOPMENT

               5. 1   Introduction                                                72
               5. 2   Land Use Planning issues                                    77
               5. 3   Proposed Land Uses                                          78
               5. 4   Development Policies                                        84

               PUBLIC  ACCESS

               6. 1 Introduction                                                 103

               ADMINISTRATION AND IMPLEMENTATION

               7. 1 Plan Administration                                          118
               7. 2 Implementation                                               120

               GLOSSARY                                             following    128

                                   LIST OF TABLES AND FIGURES

               TABLE 1:      LAND USE AND D EVE LOPMENT SUMMARY                85

               FIGURE 1:     PROPOSED LAND USE                      following  85
                                Rural Community Centers
                                   Big Sur Valley North - Detail A
                                   Big Sur Valley South - Detail B
                                   Lucia - Detail C
                                   Pacific Valley - Detail D
                                   Gorda - Detail E
                                   Commercial Facilities Outside
                                     Rural Community Centers - Detail F

               TABLE 2:      SITE SPECIFIC RECOMMENDATIONS FOR
                             SHORELINE ACCESS                       following 117

               FIGURE 2:     SHORELINE ACCESS  PLAN                 following 117

               FIGURE 3:     TRAILS PLAN                            following 117

                                    INTRODUCTION

                1.1 OVERVIEW

                The plan contained in these pages is the Land Use Plan for the
                Big Sur Coast segment of Monterey County's Local Coastal
                Program. This plan supersedes the Monterey County Coast Master
                Plan adopted in 1962 and in effect for twenty two years. As the
                primary component of a certified Local Coastal Program, it will
                provide development standards to guide the actions of all State
                and local agencies. Under the provisions of the Federal Coastal
                Zone Management Act, actions by all federal agencies must be
                submitted for review by the California Coastal Commission. The
                Coastal Commission will rely on the certified Big Sur Coast Land
                Use Plan for guidance when reviewing federal projects for
                consistency with the policies of the California Coastal Manage-
                ment Program.

                This plan has been prepared to carry out the requirements of the
                California Coastal Act of 1976. The Coastal Act places emphasis
                on environmental protection and public recreation and access.
                Therefore, these were three important considerations used to
                formulate this plan.

                1.2 PHYSICAL AND CULTURAL SETTING

                The Big Sur coast of Central California is over seventy miles in
                length and stretches from the Carmel area on the north, south to
                the San Luis Obispo County line near San Simeon. Perhaps the
                largest single coastal planning area in California, the Big Sur
                region is also among the most geographically distinctive.

                The western slopes of the Santa Lucia Mountains, reaching an
                elevation of 5,200 feet at Cone Peak, drop precipitously to the
                sea.  Much of the coast is bounded by sheer cliffs.        Great
                offshore rocks punctuate the dramatic meeting of land and sea.
                Beaches are few; strong currents, waves, and cold water make
                swimming hazardous. Nearly fifty separate streams flow down the
                mountains to join the sea. Several of these, such as the Big
                Sur and Little Sur Rivers, Big Creek, Garrapata Creek, and
                Salmon Creek, have substantial year-round flows and support
                anadromous and resident game fish. The Big Sur coast is rich in
                plant and wildlife diversity.   Coast redwoods are found in the
                cool, moist canyons. The Santa Lucia fir and many other rare
                plants are present. Mountain lion, an occasional black bear,
                deer, and many smaller terrestrial animals and birds make Big
                Sur their home. While the California sea otter refuge runs the
                length of the coast, the otter is only    .a small part of the
                diverse spectrum of marine wildlife.

                                                1

               The climate in Big Sur   is mild. Although the winters bring some
               of the heaviest rainfall in California, the summers are long and
               dry. Coastal f og is typical in summer mornings near the shore;
               inland and at the higher elevations temperatures can get quite
               high. Fire danger is ever present in summer and can be extreme-
               ly hazardous for residents.
               The 'rugged mountainous terrain of the Big Sur coast has had a
               profound effect on historical use of the area and will continue
               to serve as a limitation on the kinds of activities that can be
               carried on and the scale of development. Natural constraints to
               development include availability of water, difficult access,
               unstable soils on steep slopes, and dangers of fire and flood.

               The scenic qualities and the natural grandeur of the coast which
               result from the imposing geography, the rich vegetative composi-
               tions, and the dramatic meeting of land and sea are the area's
               greatest single attraction to the public. Big Sur has attained
               a world-wide reputation for spectacular beauty; sight-seeing
               and scenic driving are the major recreational activities.

               Although   it has remained a rural area where sturdy pioneering
               families still carry on ranching, Big Sur's residents have also
               achieved acclaim for their cultural contributions.. Many well-
               known writers, artists, and artisans have been inspired by the
               coast's dramatic vistas and timeless solitude. A strong commu-
               nity identity continues to Attract new residents and also con-
               tributes to tourism. Today, tourism and private residential
               development are the strongest trends affecting management of the
               area.

               Approximately half of the planning area's 150,000 acres are
               within the Los Padres National Forest and the Ventana Wilder-
               ness. Nearly 9,000 acres are contained within units of the
               State Park System. Approximately 55,000 acres are in private
               ownership.

               1.3 PAST AND PRESENT PLANNING

               Past planning has been conscious of the unique qualities of Big
               Sur.    Soon after the construction of Highway 1 in the late
               19301s, the County drew national attention when it successfully
               prevented construction of a service station advertising sign and
               won a landmark case, securing for local government the right to
               use its police power for aesthetic purposes.

               Beginning in 1959 and continuing until 1962, the County worked
               with local residents and consultants to develop a master plan
               for the coast. This plan, known as the Monterty County Coast
               Master Plan, has been recognized as both innovative and far
               reaching and has enjoyed the support of the people in the area.
               Closely following adoption of the Coast Master Plan, the County
               took the unusual step of inviting the federal government to

                                                   2

               study Highway 1 for designation as a national scenic parkway.
               Although the Federal study was never undertaken, the County
               published a report entitled, Wonderful one, and expressed its
               concern for the protection oCthe natibiFall interest along the
               Big Sur coast.

               The County recognizes that even the best planning in time grows
               outdated and needs to be revised. Today's standards for envi-
               ronmental protection were unknown ten or fifteen years ago.
               What were thought to have been adequate parcel sizes for private
               land holdings at the time of the 1962 Master Plan are now under-
               stood to be too small to ensure the protection of the coast
               because excessive development could occur. Use of Highway 1 has
               grown beyond expectation. Pressures for new residential and
               commercial development, as well as increased public acquisitions
               and access, are now being felt along with a steady increase in
               recreational development and use.

               In an ef fort to respond to these em erging problems, the County
               has undertaken several new planning programs in recent years.
               These began in 1970 when the County joined with Santa Cruz
               County to the north and San Luis Obispo County to the south in
               the development of the Tri-County Coastline Study. This innova-
               tive plan preceded the passage of Proposition 20, the California
               Coastal Initiative of 1972, and reflected the three counties'
               deep concern to improve the stewardship of the central coast-
               line.  This plan was set aside when Proposition 20 established
               the California coastal Commission and charged it with the
               preparation of a master plan for the State's coastline.
               Monterey County once again took the initiative by becoming one
               of ten jurisdictions in the State to conduct a special pilot
               planning program in cooperation with the Coastal Commission.
               The pilot study report, prepared by a consultant to the County
               in cooperation with local citizens and a broad range of public
               agencies, made strong recommendations but also identified areas
               where additional planning seemed needed. Thereafter, following
               passage of the California Coastal Act in the fall of 1976, the
               County developed a comprehensive work program to guide prepara-
               tion of the Big Sur Coast Local Coastal Program.

               The work program identified issues to be resolved and, outlined
               research and planning tasks. A comprehensive series of back-
               ground reports prepared by the County summarized available data,
               studied coastal issues in the context of the California Coastal
               Act, and recommended County policy changes needed to meet the
               requirements of the Coastal Act. The reports have been widely
               circulated and reviewed both within the community of Big Sur and
               outside by interested individuals, groups, and public agencies.
               Based on the reports' recommendations and on the responses to
               them, this plan has been prepared.

               A great deal of useful information supporting the plan is
               provided in the background reports but could not be included in
               this document. The background reports can be consulted
               concerning the justification for policies or for detailed

                                                3

              information about Big Sur's natural and human environment, but
              should not be considered authoritative.

              The County adopted Protected Waterways Management Plans for the
              Little Sur River and Big Sur River in 1983. These provide
              authoritative resource data and analysis, identification of
              potential land use conflicts and goals, objectives, policies and
              recommendations for each watershed.   These Protected Waterways
              Management Plans are incorporated by reference in this Plan. In
              general, the goals, objectives, and policies of the Little Sur
              and Big Sur protected waterways management plans are more
              specific and detailed statements of land use policy for these
              two waterways than the L.U.P. However, in the event of conflict
              between either waterway plan and the L.U.P., the most environ-
              mentally protective goals, objectives, or policies shall prevail
              regardless of the source.

              Public participation in development of the plan has been
              extensive. A citizen Advisory Committee appointed in 1976 by
              the Board of Supervisors held numerous meetings to provide
              direction for the plan and related studies. These meetings were
              often well attended by residents of the area and the general
              public. A series of town hall meetings were held in Big Sur at
              important points in the process to elicit the views of the
              entire community. Public agency participation included frequent
              and close-working relationships with virtually every agency with
              an important role on the coast. Numerous presentations by State
              and Federal Agency personnel were made to the community.

              The plan has specifically been prepared to conform to the
              purposes and spirit of the California Coastal Act. Its
              proposals are intended to resolve the difficult issues that face
              Big Sur's future.

              The major features of the Plan are to:

              0    Guide all future planning decisions for County and State
                   agencies, and set direction for the U. S. Forest Service in
                   its planning.

              0    Show the kinds, locations, and intensities of land uses
                   allowed, therefore, serving  as a basis of zoning and other
                   implementing actions.

              0    Present policies concerning land development and environ-
                   mental protection and management.

              0    Call for management of Highway 1 and all other governmental
                   activities on the Coast.

              0    Set forth detailed review procedures for all applications
                   based on a permit review process.

              0    Set forth a system for coordinating the actions of all
                   involved government agencies.

                                              .4

               o    Provide an environmental resource management data base to
                    support the plan and future planning decisions and provide
                    for the periodic updating of this information.

               o    Identify the urgent need for financial assistance to the
                    County in preserving Big Sur's natural resources and
                    cultural heritage.    Funds are specifically needed to
                    protect scenic views and to provide public access.

                                              5

                        2. PHILOSOPHY AND GOALS

              2.1 PHILOSOPHY AND GOALS

              The Big Sur Coast Citizens Advisory Committee in providing
              guidance to the County established the basic philosophy and
              goals upon which this plan is based.      In its report to the
              County entitled, Philosophy and Goals for Planning, the Commit-
              tee stated:

                    The scenic beauty of the Big Sur Coast, and the
                    opportunity to escape urban patterns, are prime
                    attractions for residents and visitors alike. Man-
                    made improvements detract from the near-wilderness
                    attributes of the area-if not individually, then
                    collectively.

                    Quality should have precedence over quantity of any
                    permitted uses, whether residential, recreational, or
                    commercial. Any new development should remain within
                    the small-scale, traditional and rural values of the
                    area, rather than to introduce new or conflicting
                    uses.

                    Land use planning and management policies should be
                    directed towards maintenance and restoration of Big
                    Sur's remaining rural and wilderness character. With-
                    out compromising its character or depleting its
                    resources, the area should be accessible to as many as
                    can be accommodated.

                    The special cultural characteristics of the Big Sur
                    Coast should also be recognized as a primary resource.
                    Man's presence along this coast continues to reflect a
                    pioneering attitude of independence and resourceful-
                    ness; the environment has been a special nurturing
                    ground for individual and creative fulfillment.    The
                    community itself and its traditional way of life are
                    resources that can help,to protect the environment and
                    enhance the visitor experience.

              From  these philosophic concerns the following basic goal     was
              defined by the Citizens Advisory Committee:

                    "To preserve for posterity the incomparable beauty of
                    the Big Sur country, its special cultural and natural
                    resources, its landforms and seascapes and inspira-
                    tional vistas. To this end, all development must
                    harmonize with and be subordinate to the wild and
                    natural character of the land."

              The County recognizes that the comprehensive preservation ethic
              expressed by these statements will require special vigilance and
              determination by all persons, public and private, whose actions

                                              6

               affect the future of the Coast     New and innovative planning
               tools are needed. Coordination among the numerous governmental
               agencies with a role on the coast has taken on a new urgency.
               The plan makes a number of recommendations requiring actions by
               both the County and other agencies. These recommendations must
               be vigorously pursued to make the plan a success.

               2.2 BASIC OBJECTIVES AND.POLICIES

               To ac complish the major goal of the plan, five basic objectives
               and policies are defined to guide all future public and private
               use of the coast.

               1.   Natural Resources

               The overall direction for the future of the Big Sur coast is
               based around the theme of preserving the outstanding natural
               environment.     The County's objective is to develop and
               effectively carry out a constantly improving system for managing
               man's use of the natural resources of the Big Sur coast for the
               long-term benefit of both visitors and residents.

               The County's basic policy is to take a strong and active role in
               the stewardship and safeguarding of Big Sur's irreplaceable
               natural resources. Where there are conflicts, protection of
               these national resources is the primary objective with definite
               precedence over land use development.

               2.   Coastal Scenic Resources

               Recognizing the Big Sur coast's outstanding scenic beauty and
               its great benefit to the people of the State and the Nation, it
               is the County's objective to preserve these scenic resources in
               perpetuity and to promote, wherever possible, the restoration of
               the natural beauty of visually degraded areas.

               The County's basic policy is to prohibit all future public or
               private development visible from Highway 1 and major public
               viewing areas.

               3.   Highway 1

               Highway 1 traversing the Big Sur coast is a special road of
               great local, state, and national significance. it was built by
               the public primarily for scenic travel and recreational enjoy-
               ment and over the years has been managed with this purpose
               always in mind. In light of the public's great need for
               recreational opportunities, this original objective has become
               even more important.

               Monterey County's basic policy is to take a strong and active
               role in guiding future use and improvement of Highway 1 and all
               categories of land use related to and dependent on the highway.

                                               7

              The County's purpose will be to maintain and enhance the     high-
              way's aesthetic beauty and to protect its primary function as a
              recreational route. The highway shall remain a two-lane road
              and provide walking and bike trails wherever feasible. In order
              to maintain the highway's benefit to the public as a scenic
              recreational travel experience, the County will pursue legisla-
              tion to restrict and regulate slow moving vehicles during peak
              travel hours.

              4.   Land Use and Development

              The County's primary land use planning objective is to minimize
              development of the Big Sur coast in order to preserve the coast
              as a scenic rural area where residents' individual lifestyles
              can flourish, traditional ranching uses can continue, and the
              public can come to enjoy nature and f ind refuge f rom the pace of
              urban life.

              The County's basic policy is that future land use development on
              the Big Sur coast shall be extremely limited, in keeping w.ith
              the larger goal of preserving the Coast as a natural scenic
              area. In all cases, new land uses must remain subordinate to
              the character and grandeur of the Big Sur coast. All proposed
              uses, whether public or private, must meet the same exacting
              environmental standards and must not degrade the Big Sur land-
              scape.

              5.   Shoreline Access

              The County acknowledges the increasing public demand for access
              to the Big Sur coast and wishes, in the spirit of the California
              Coastal Act, to accommodate this legitimate desire. However, in
              doing so, the County recognizes an ever greater commitment to
              preservation of the fragile natural environment. A range of
              additional concerns appear as well, including the need to ensure
              public safety and to protect the rights of property owners.
              Therefore, it is the County's objective to develop an optimal
              plan for public access.that accounts, in a balanced way, for all
              these considerations.

              Because preservation of the land in its natural state is the
              highest priority, the County's basic policy is that all future
              access must be subordinate to this objective. Care must be
              taken that while providing public access, that the beauty of the
              coast, its tranquility, and the health of its environment, are
              not marred by public overuse or carelessness. Visual access
              should be emphasized throughout Big Sur as an appropriate
              response to the needs of visitors. Visual access to the shore-
              line should be maintained by directing future development out of
              the viewshed.

              It is the intention of Monterey County to review both the plan
              policies and local development at 5-year intervals to determine
              what, if any, changes in the plan or its implementation may be
              desirable or necessary.

                                               8

                         3. RESOURCE MANAGEMENT

               3.1 INTRODUCTION

               The Big Sur coast has a rare heritage of scenic, natural, and
               cultural resources. The seventy-mil6 long coastal strip supports
               a diversity of plant, animal, and marine life found in few
               areas. The relative inaccessibility of the backcountry and the
               limited extent of man's activities have helped to protect these
               resources and to maintain a local culture.

               The Big Sur coast is in its inf ancy in terms of geologic time.
               This newness--characteri zed by extreme ruggedness of terrain and
               underlying instability--makes the area susceptible to geologic
               disturbance. The relatively small seasonal water resources that
               support the present population of animals, plants and humans
               dictate that management of the quality and flow of this water
               resources be a primary issue.

               Development- of the Big Sur coast has been limited by natural
               constraints and hazards such as the availability of water,
               difficulty of access, fire and flood potential, unstable soils,
               and seismic disturbance. However, as in other areas of high
               scenic and recreational value, neither natural nor man-made
               constraints have been sufficient to contain public and private
               development or recreational demands. The scarcity of choice
               land has resulted in use of inappropriate or hazardous areas.
               At peak summer periods, Highway 1 is approaching maximum
               carrying capacity and some recreational facilities are overused.
               Some species of plants and animals are already extinct or near
               extinction, and unique and fragile habitats are increasingly
               @hreatened.     Accelerated land use and development will
               inevitably create new pressures and aggravate perennial
               problems:   fires, floods, landslides, water and air pollution,
               depletion of water resources, and further destruction of plant,
               animal and marine habitats. Geologic hazards created by devel-
               opment activities are not only private matters, but affect the
               public in general.

               There is a need for limits in all areas of private and public
               development, in order to prevent overuse of resources. Mainten-
               ance of the quality of the natural experience along the Big Sur
               coast has precedence over the development of any permitted uses,
               whether residential, recreational, or commercial.     New develop-
               ment should complement the area and its cultural traditions,
               rather than introduce conflicting uses.

               The policies that follow are intended to guide the use and
               enjoyment of the coast and to afford an essential degree of
               protection for the area's natural environment.

               The policies are based upon numerous background reports,
               analysis of a great deal of data, and the advice of many

                                                 9

               agencies and knowledgeable individuals.     Much of this material
               is contained in the background reports. In addition to the text
               presented here, a series of maps have been prepared that reflect
               available information on the location of various resources and
               hazards.  Copies of these maps at 20001 scale are available for
               public study at the Planning Department and in Big Sur at the
               County Branch Library. Reduced scale versions of these maps are
               available in booklet form from the Planning Department. Maps
               included cover:

               1 - Viewshed

               2 - Environmentally Sensitive Habitat Areas

               3 - Agricultural and Forest Resources

               4 - Hazards

               5 - Recreation and Visitor-Serving Facilities

               6 - Current Land Use

               7 - Parcel Sizes and Land ownership

               8 - Existing Access Conditions

               The County recognizes that inaccuracies may exist in these maps
               and no claims are made for their complete accuracy. It will be
               the County's intention to use these maps as constantly improving
               tools to be shared with the public. As new or improved informa-
               tion becomes available, the maps will be revised.

               3.2 SCENIC RESOURCES

               There is longstanding concern for the protection of the scenic
               beauty of the Big Sur area.        During the early 1940's, the
               County's refusal to approve service station roadside advertising
               resulted in national attention. A landmark court decision in
               favor of the County, upheld the right of local government to
               regulate aesthetics through the police power. In the 19601s,
               Highway One was designated as the first scenic highway in
               California's new State Scenic Highway System.           Many other
               measures have been taken by the County to preserve the outstand-
               ing visual qualities of, the Big Sur area. These have included,
               among other things, use of the Scenic Conservation zone, careful
               site,  design and landscaping control, and abatement of visual
               nuisance.

               In spite of these controls, increased development has gradually
               encroached into areas of outstanding beauty. In some cases this
               has been caused by poorly sited homes, or structures which have
               not been designed to blend well enough with their surroundings.

                                                10

                In other cases, highly visible roads have been built on sceni-
                cally sensitive mountainsides to provide access to new homesites
                or residential parcels. in still other cases, public agencies
                have undertaken construction with little sensitivity to the land
                or to Big Sur's aesthetic values.

                The aesthetic and scenic qualities and semi-wilderness character
                of the coast have received national and even international
                acclaim.  Accordingly, the issue of visual resource protection
                is probably the most significant and far reaching question
                concerning the future of the Big Sur coast. A major premise of
                this plan is that unusual action must now be taken to preserve
                the coast's scenic beauty and natural appearance. The strong
                policies set forth in this plan are intended to safeguard this
                critically important resource. If carried out, they should
                assure the protection of the scenic magnificance of the area and
                reflect the desire of the people of Monterey County and the Big
                Sur community to preserve their heritage for present and future
                generations.

                3.2.1 Key Policy

                Recognizing the Big Sur coast's outstanding beauty and its great
                benef it to the people of the State and Nation, it is the
                County's objective to preserve these scenic resources in per-
                petuity and to promote the restoration of the natural beauty of
                visually degraded areas wherever possible. To this end, it is
                the County's policy to prohibit all future public or private
                development visible from Highway 1 and major public viewing
                areas (the critical viewshed), and to condition all new develop-
                ment in areas not visible from Highway 1 or major public viewing
                areas on the siting and design criteria set forth in Sections
                3.2.3, 3.2.4, and 3.2.5 of this plan. This applies to all
                structures, the construction of public and private roads,
                utilities, lighting, grading and removal or extraction of
                natural materials.

                3.2.2 Definitions

                1.   Critical viewshed: everything within sight of Highway 1
                     and major public viewing areas including turnouts, beaches
                     and the following specific locations Soberanes Point,
                     Garrapata Beach, Abalone Cove Vista Point, Bixby Creek
                     Turnout, Hurricane Point Overlook, upper Sycamore Canyon
                     Road (Highway 1 to Pais Road), Pfeiffer Beach/Cooper Beach,
                     and specific views from Old Coast Road as defined by policy
                     3.8.4.4.

                3.2.3 Critical Viewshed

                A. Policies

                 1. In order to avoid creating further commitment to develop-
                     ment within the critical viewshed all new parcels must
                     contain building sites outside the critical viewshed.

               2.  The best available planning techniques shall be used to
                   permit development of parcels partially in the critical
                   viewshed. These may include clustering of structures,
                   sensitive site design, design control, transfer of develop-
                   ment credits, and other techniques designed to allow
                   development on such parcels outside the critical viewshed.

               3.  Where it is determined that an alternative building site on
                   a parcel would result in conformance to the Key Policy,
                   then the applicant will be required to modify his proposal
                   accordingly. Similarly, changes in the design, height, or
                   bulk of proposed structures will be required where this
                   will result in an approvable project.

               4.  New roads, grading or excavations will not be allowed to
                   damage or intrude upon the critical viewshed. Such road
                   construction or other work shall not commence until the
                   entire project has completed the permit and appeal process.
                   GrAding or excavation shall include all alterations of
                   natural landforms by earthmoving equipment. These restric-
                   tions shall not be interpreted as prohibiting restoration
                   of severely eroded water course channels or gullying,
                   provided a plan is submitted and approved prior to
                   commencing work.

               5.  Where it is determined that a proposed development cannot
                   be resited, redesigned, or in any other way made to conf orm
                   to the basic critical viewshed policy, then the site shall
                   be considered environmentally inappropriate for develop-
                   ment.

               6.  The County will participate with other public agencies and
                   private groups to secure adequate funds to purchase
                   critical viewshed parcels proposed for development or to
                   secure for use by restricted landowners, other developable
                   land areas to which new development can be transferred. The
                   value of parcels, for purposes of establishing purchase
                   price, shall not be diminished by virtue of their location
                   in the viewshed or by the policies of this section.

               7.  The general policy concerning replacement of structures
                   shall be to encourage resiting or redesign in order to
                   conform to the Key Policy.    Replacement or enlargement of
                   existing structures, or structures lost in f ire or natural
                   disaster within the critical viewshed shall be permitted on
                   the original location on the site, provided no other less
                   visible portion of the site is acceptable to the property
                   owner, and provided the replacement or enlargement does not
                   increase the visibility of the structure.    Replacement or
                   enlargement of structures outside the critical viewshed
                   shall be permitted as long as such replacement or enlarge-
                   ment does not cause the structure to intrude into critical
                   viewshed.

                                              12

                 8. Landowners will be encouraged to grant scenic easements to
                    the County over portions of their land in the critical
                    viewshed.

                 9. The County encourages creative public and private efforts
                    to restore the scenic beauty of visually/impacted areas of
                    the coast and will assist such efforts where possible.

               B.   Procedures For Identifying Whether A Proposed Project Would
                    Yntrude On The Critical Viewshed.

                 1. All development applications shall require individual on-
                    site investigations to determine whether they would intrude
                    on the critical viewshed. The proposed buildings shall be
                    accurately indicated as to dimensions, height, and
                    rooflines by poles and access roads, by stakes with flags
                    which shall remain in place for the duration of the project
                    review and approval process. Such indications of the extent
                    of development shall be recorded,photographically with
                    superimposed representation of the proposed project.      The
                    standard for review is the objective determination of
                    whether any portion of the proposed development is visible
                    from Highway 1 or the major public viewing areas identified
                    in the definition of the critical viewshed,

                    Visibility will be considered in terms of normal, unaided
                    vision in any direction for any amount of time at any
                    season. ocean views f rom Highway 1 shall not be obscured
                    by artificial berm ing/ mounding or landscaping. Distant
                    development, although in the,technical line of sight, will
                    not be considered visible if sited and designed so as not
                    to be seen from Highway 1 and other major public viewing
                    areas. Exterior light sources shall be prohibited if such
                    light source would be directly visible from the locations
                    designated in Policy 3.2.2.1 above.   The critical viewshed
                    does not include areas visible only from the hiking trails
                    shown on the Trails Plan (Figure 3).

                    All new development not in conformance with the approved
                    representations shall be removed.

               3.2.4 Land Not in the Critical Viewshed

               A.   Policies

                 1. So that the visual continuity may remain undisturbed, the
                    design and siting of structures, whether residential, com-
                    mercial, agricultural, or public, and access thereto, shall
                    not detract from the natural beauty of the undeveloped
                    skylines, ridgelines, and the shoreline.

                 2. New applicants, when selecting a building site, must
                    consider the visual effects upon public views as well 'as
                    the views and privacy of neighbors.       The portion of a
                    parcel least visible from public viewpoints will be

                                              13

                   considered the appropriate site for the location of new
                   structures. New structures shall be located where existing
                   topography or trees provide natural screening and shall not
                   be sited on open hillsides or silhouetted ridges. Sites
                   shall not leave excavation scars or slope disturbance.
                   Structures and access roads shall be designed to minimize
                   alterations of the natural landform and to avoid, insofar
                   as feasible, removal of healthy tree cover.

               3.  New development should be subordinate and blend with its
                   environment, using materials or colors that will achieve
                   that effect. Where necessary, appropriate modifications
                   will be required for siting, structural design, size,
                   shape, color, textures,'building materials, access, and
                   screening.

               4.  Landscape screening may be used wherever a moderate exten-
                   sion of,native forested and chaparral areas is possible.
                   other screening must be of similar plant or tree species.

               5.  Sites for new structures shall be selected to avoid the
                   construction of visible access roads and minimize the
                   extent of environmental and engineering problems resulting
                   from road construction.-

               6.  New roads providing residential,   recreational, or agricul-
                   tural access will be considered only where it has been
                   demonstrated that the use of existing roads is not
                   feasible, or that permission for the use of an existing
                   road is shown in writing to be unobtainable from
                   neighboring property owners.

               7.  New roads shall avoid    'steep slopes and shall be located
                   along the margins of forested areas, along natural land
                   contours, or within existing vegetation. Road shall be
                   aligned to minimize removal of native trees, and construc-
                   ted to minimum standards consistent with the requirements
                   of fire safety and emergency use. Drainage and erosion
                   control measures must be adequate to prevent erosion.
                   During road construction, side-casting of earth materials
                   shall not be permitted; all materials not used for on-site
                   fill shall be removed from the area.

               8.  Television antennas shall be unobtrusive.

              B.   Procedures For Applying the General Scenic           Resources
                   Policies That Apply Outside the Critical Viewshed.

              All development applications shall require individualon-site
              investigations.   The proposed dimensions of buildings shall be
              accurately indicated as to dimensions, height, and rooflines by
              poles and access roads marked by stakes with flags which shall
              remain in place for the duration of the project review and
              approval process.     The County shall determine whether the

                                               14

               proposed development conforms to the policies set forth in
               Subsection A of this section.

               3.2.5 Exceptions to the Key Poli2y

               A.   Rural Service Centers

               Development within the following Rural Community Centers--Big
               Sur Valley, Lucia, Gorda, and Pacific Valley, as well as at
               Rocky Point Restaurant,, Big Sur Inn, and Coast Gallery -
               provide essential services to the community and visiting public,
               and shall be permitted under careful design and siting controls
               as provided for in the County Zoning Ordinance (Title 20 of the
               County Code) and by Policy 5.4.3 of this Plan.

               B.   Es sential Ranching Structures

               Essential agricultural structures required by commercial
               ranching and agriculture operations that cannot be feasibly
               located outside the viewshed shall be permitted under careful
               design and.siting controls. Examples include barns, fences,
               windmills, water pumps, water tanks, stockponds and corrals.
               However, all aquaculture facilities will be subject to the same
               resource protection criteria and environmental standards as
               other development. Such uses shall conform to all non-critical
               viewshed standards.

               C.   Highway 1 Facilities

               1.   Public Highway Facilities.

                    Road capacity, safety and aesthetic improvements shall be
                    allowed, as set forth below, provided they are consistent
                    with Section 4.1.1, 4.1.2, and 4.1.3 of this plan. Signs,
                    guardrails, and restrooms shall be of a design complementa-
                    ry to the rural setting and character of Big Sur, with
                    preference for natural materials. Protective barriers
                    constructed by Caltrans should utilize boulders or walls of
                    rock construction.   Public agency permanent highway signs
                    should be framed with unpainted redwood. All highway signs
                    should be reviewed once every three years by Caltrans to
                    determine the need for their continued use. All unneces-
                    sary signs should be removed.

               2.   Private Highway Improvements.

                    Private driveway entrances,   gates, roadside fences, mail-
                    boxes, and signs shall be of a design complementary to the
                    rural setting and character of Big Sur, with preference for
                    natural materials.

               D.   Utilities

               It is the County's intent that utilities be installed under-
               ground. Overhead power or telephone lines will be considered

                                               15

              only where overriding natural or physical constraints exist.
              Poles will be placed in the least conspicuous locations out of
              public, and where possible, private view. Exterior lighting
              will require shielding to reduce its long-range visibility, and
              to cause the light source to not be visible. Further, exterior
              lighting shall be downlite and minimal to reduce as much as
              possible light pollution. Transmitter towers and power facili-
              ties must not appear in the critical viewshed. Water lines or
              underground conduits should be Eu-Fir-ed or otherwise obscured by
              vegetation.

              E.   State Park Parking

              In order to provide for parking and other low intensity support
              facilities for the State of California system of parks on the
              Big Sur coast, flexibility in the basic viewshed policy may be
              permitted to allow use of excavating, berming, and indigenous
              plant screening at Soberanes Point, Garrapata Beach, Little Sur
              River Mouth, and Point Sur Lighthouse if no environmentally
              suitable site is available that meets the critical viewshed
              criteria. Other new parking facilities shall 'be provided at
              off-highway locations rather than on the Highway One shoulder.
              The creation of new parking lots between Highway One and the
              ocean shall be avoided wherever possible to avoid detracting
              from scenic coastal views. This policy shall also apply to new
              units within the system that may be opened to the public.
              Parking and support facilities existing 'at current facilities
              shall be removed from Highway One whenever the necessary off-
              highway parking is provided.    New off-highway facilities shall
              be designed, to conform to viewshed policy 3.2.4.3 if located in
              the critical viewshed (except for necessary entrance ways, which
              cannot be hidden from Highway One), and to policy 3.2.4 if
              located outside the critical viewshed. Existing facilities
              shall be brought into conformance to the greatest extent
              possible. Land acquired for viewshed protection shall not be
              developed for parking or visitor serving facilities. Parking
              facilities for Soberanes Point, Garrapata Beach, and Little Sur
              River Mouth shall be located on the east side of Highway One and
              be completely out of the view of the Highway through the use of
              excavation, indigenous forestation and berming techniques which
              shall obscure all vehicles and facilities. Restroom facilities
              shall be located with the parking facilities. For public safety
              at Soberanes Point, Garrapata Beach, Little Sur River Mouth, and
              any new units on the east side of Highway One connecting the
              parking and beach areas are highly desirable. Parking shall be
              provided for a maximum of 75 vehicles at these facilities.

              F.   Rocky Point Area Vacant Parcels

              Existing vacant residential parcels in the critical viewshed
              between Highway 1 and the sea, from (and including) the
              southernmost existing residential parcel on Rocky Point, to the
              northernmost developed residential parcel on Kasler Point and
              from the southernmost developed parcel north of Abalone Cove to
              the northernmost developed parcel south of Garrapata Creek shall

                                              16

                be permitted to be used for residential purposes subject to
                policies of Section 3.2.4 of this plan and the following
                standards.

                Additional standards shall include keeping driveways as narrow
                as possible, avoiding paving where practical and consolidation
                of driveways; the use of roof and surface treatments, colors and
                materials which will visibly blend with the surrounding environ-
                ment; the use of berming and other measures designed to minimize
                views of structures without blocking ocean vistas seen from
                Highway 1; prohibiting the dumping of excavated materials over
                the coastal bluff, and additions, antennae, night flood
                lighting, or other improvements in view of Highway 1 without
                separate permit consideration; and dedication of scenic easement
                over undeveloped portion of lot.        Guest houses shall be
                attached to the main dwelling except where they can be sited to
                better implement these policies.

                G.   Otter Cove

                Existing vacant residential parcels in the critical viewshed in
                the Otter Cove Subdivision seaward of Highway 1, south of
                Malpaso creek, shall be permitted to be used for residential
                purposes subject to policies of Section 3.2.4 of this plan.

                Additional standards shall include keeping driveways as narrow
                as possible, avoiding paving where practical and consolidation
                of driveways; the use of roof and surface treatments, colors and
                materials which will visibly blend with the surrounding environ-
                ment; the use of berming and other measures designed to minimize
                views of structures without blocking ocean vistas seen from
                Highway 1; prohibiting the dumping of excavated materials over
                the coastal bluff, and additions, antennae, night floodlighting,
                or other improvements in view of Highway 1 without separate
                permit consideration; and dedication of scenic easement over
                undeveloped portion of lot. All guest houses shall be attached
                to the main dwelling.

                H.   Coastal-dependent Uses Exception

                Coastal -dependent uses, natural resource management needs, and
                certain necessary public facilities as specified below are
                permitted provided that in each casethere be a finding that no
                reasonable alternative exists, that no significant adverse
                visual impacts will result, and that all such uses are in
                conformance with Scenic Resources Policy 3.2.4 and all other
                policies. The exceptions are limited to:

                     a.   Removal of non-native trees;

                     b.   County road improvements in keeping with Policy
                          3.2.5.C-1;

                                               17

                   ce   Minimal public access improvements on the beach along
                        shoreline lateral accessways, such as litter collec-
                        tion facilities and rustic stairways;

                   d.   On-shore navigational aids (lights, radio beacons,
                        weather stations) needed by the commercial fishing
                        industry; and

                   e.   Improvements to Pacific Valley School.

                   f.   The joint U.S. Forest Service-State Parks-Caltrans
                        administrative site in Pfeiffer-Big Sur State Park.

              3.2.6 Recommended Actions

              1.   The County shall explore all sources of funds - County,
                   State and Federal - to compensate property owners denied
                   development permits due to viewshed restrictions. The
                   County will discourage any increase in Federal land
                   ownership, management or control if such increased Federal
                   role would expose more of the Big Sur Coast area to
                   deleterious activities. Examples of deleterious activities
                   are clear-cut commercial logging, open pit mining, oil and
                  .gas development, overuse of environmentally sensitive
                   habitat areas, or the taking of private property for public
                   use. The County will also support improved stewardship and
                   management of existing public lands, and where appropriate,
                   consultation with the Federal agencies to insure
                   compatibility of land uses on both Federal and non-Federal
                   lands. The Federal government will be asked to adhere to
                   the same resource conservation policies of the certified
                   Land Use Plan (LUP) as are applicable to other landowners.

                   The California Coastal Conservancy is requested to investi-
                   gate and propose specific sources 'of funds to compensate
                   property owners denied development permits due to viewshed
                   restrictions. The Conservancy should devise and recommend
                   to the County practical mechanisms and procedures to make
                   such funds available to affected property owners in a
                   timely manner.

                   Monterey County's representatives in the California
                   Legislature and the United States Congress are requested to
                   investigate and propose specific sources of funds for the
                   County to use to compensate property owners denied develop-
                   ment permits due to viewshed restrictions. These represen-
                   tatives are further requested to devise and recommend to
                   the County practical mechanisms and procedures to make such
                   funds available to affected property owners in a timely
                   manner.

              2.@  The California Coastal Conservancy should undertake a study
                   to identify areas of the Big Sur coast suitable for visual
                   restoration and should propose specific measures to encour-
                   age restoration. This study may be a cooperative effort

                     between interested residents, groups, and other agencies,
                     the Conservancy, and the County. At a minimum, the study
                     should:

                         identify specific parcels unsuitable for development
                         due to viewshed restrictions and recommend means of
                         avoiding development on the properties.

                         prepare a map and list of specific developments,
                         including roads that impact visual quality and propose
                         means of gradually reducing such impacts. This should
                         include an incentive program, including cost-sharing,
                         for private landowners and residents to voluntarily
                         undertake such work.

                3.   Where no other feasible mitigation measures for eliminating
                     the adverse visual impacts of new development in the
                     critical viewshed are available, the County may institute
                     and utilize a Transfer of Development Credits (TDC) system
                     that will permit development credits for a parcel deter-
                     mined to be developable except for the critical viewshed
                     restrictions. . Such credits may be transferred at the
                     owner's option to a receiving parcel not in the viewshed
                     and otherwise found to be suitable for an increased density
                     of development. The use of transferred credits will be
                     allowed as a conditional use under this Plan. However, the
                     increase in residential density on the receiving parcel
                     shall not exceed twice that which is specified by Section
                     5.4 of this Plan, except where: a) an environmental impact
                     analysis reveals site suitability for more units; b)
                     traffic impacts will be mitigated through reduction in the
                     number of driveway encroachments onto Highway 1; and c)
                     consistent with all other standards listed in this Plan.

                     Critical viewshed parcels protected under a TDC system
                     shall be secured through enforceable restrictions (e.g.
                     scenic easement dedication), subject to County Counsel
                     review and approval of the applicable documents.

                4.   An effective and continuing program for litter control and
                     abatement, including public education, should be undertaken
                     by Caltrans, the State Department of Parks and Recreation,
                     and the U.S. Forest Service. This program should include a
                     regular schedule of litter removal along Highway 1 and on
                     or near public beaches and selected viewing points.

                3.3  ENVIRONMENTALLY SENSITIVE HABITATS

                Environmentally sensitive habitats are  areas in which plant or
                animal life or their habitats are rare or particularly valuable
                because of their special nature or role in an ecosystem.
                Environmentally sensitive habitats are also areas susceptible to
                disturbance or degradation by human activities and developments.

                                               19

              Examples are riparian corridors and Areas of Special Biological
              Significance identified by the State Water Resources Control
              Board; rare and endangered species habitat; all coastal wetlands
              and lagoons; all marine wildlife haul-out, breeding and nesting
              area; education, research And wildlife reserves, including all
              tideland portions of the California Sea otter State Fish and
              Game Refuge; nearshore reefs; tidepools; sea caves; islets and
              offshore rocks; kelp beds; indigenous dune plant habitats;
              Monarch butterfly mass overwintering sites; and wilderness and
              primitive Areas. The California Coastal Act limits uses to those
              which are dependent on such resources; examples include nature
              education and research, hunting, fishing, and aquaculture.

              The Big Sur coast supports a wealth and diversity of
              environmentally sensitive habitats perhaps unsurpassed in
              California. Many of these, especially in the marine environ-
              ment, are in an essentially undisturbed condition yet are
              endangered by changes in land use or offshore activities. Some
              sensitive habitats already enjoy protection under laws guiding
              local, state, and federal agencies.      Some sensitive marine
              resources are protected by sections of the Fish and Game Code,
              the Federal Migratory Bird Act, the Marine Mammal Protection
              Act, and the Federal Endangered Species Act of 1973. Wildlife
              habitats are protected where they occur in legally designated
              areas such as the California Sea Otter Refuge, and rare and
              endangered plants are singled out for preservation under State
              and Federal legislation. Many of Big Sur's terrestrial habitats,
              however, including sensitive plants, dunes, serpentine rock
              associations, riparian corridors, coastal prairies, and grass-
              lands are without adequate protection.

              Essential roads are permitted in environmentally sensitive
              habitats provided that in each case there be a finding that no
              reasonable alternative exists, that no significant adverse
              impacts will result, and that such uses are in conformance with
              all other Plan policies. Essential roads are those which are
              unavoidably necessary to provide a minimum level of access to an
              existing parcel, where no access road presently exists and no
              reasonable economic use of the property is possible without such
              road.  Reasonable alternatives are those which would have less
              impact on sensitive habitats and the critical viewshed; or would
              provide a more usable route for agricultural or visitor serving
              uses.

              3.3.1 Key Policy

              All practical efforts shall be made to maintain, restore, and if
              possible, enhance Big Sur's environmentally sensitive habitats.
              The development of all categories of land use, both public and
              private, should be subordinate to the protection of these
              critical areas.

                                             20

               3.3.2  General Policies

               1.   Development, including vegetation removal, excavation,
                    grading, filing, and the construction of roads and struc-
                    tures, shall not be permitted in the environmentally
                    sensitive habitat areas if it results in any potential
                    disruption of habitat value. To approve development within
                    any of these habitats the County must find that disruption
                    of a habitat caused by the development is not significant.

               2.   Where private or public development is proposed, in docu-
                    mented or expected locations of environmentally sensitive
                    habitats, field surveys by qualified individuals or
                    agencies shall be made in order to determine precise
                    locations of the habitat and to recommend mitigating
                    measures to ensure its protection.

               3.   The County shall require deed restrictions or dedications
                    of permanent conservation easements in environmentally
                    sensitive habitats when new development is proposed on
                    parcels containing such habitats. Where development has
                    already occurred in areas supporting sensitive habitat,
                    property owners should be encouraged to voluntarily
                    establish conservation easements or deed restrictions.

               4.   For developments approved within environmentally sensitive
                    habitats, the removal of indigenous vegetation and land
                    disturbance (grading, excavation, paving, etc.) associated
                    with the development shall be limited to that needed for
                    the structural improvements themselves.        The guiding
                    philosophy shall be to limit the area of disturbance, to
                    maximize the maintenance of the natural topography of the
                    site, and to favor structural designs which achieve these
                    goals.

               5.   Public access in areas of environmentally sensitive
                    habitats shall be limited to low-intensity recreational,
                    scientific, or educational uses. Access shall generally be
                    controlled and confined to the designated trails and paths.
                    No access shall be approved which results in significant
                    disruption of the habitat.

               6.   To protect environmentally sensitive habitats and the high
                    wildlife values associated with large areas of undisturbed
                    habitat, the County shall retain significant and, where
                    possible, continuous areas of undisturbed land in open
                    space use.    To this end, parcels of land in sensitive
                    habitat areas shall be kept as large as possible, and if
                    structures are permitted, they shall be clustered in the
                    least environmentally sensitive areas.

               7.   Land uses adjacent to environmentally sensitive habitats
                    shall be compatible with the long-term maintenance of the
                    resource. New land uses shall be considered compatible
                    only where they incorporate all site planning and design

                                              21

                   features needed to prevent significant habitat impacts, and
                   where they do not.establish a precedent for continued land
                   development which, on a cumulative basis, could degrade the
                   adj oining habitat.

              8.   New development adjacent to environmentally sensitive
                   habitat areas shall be allowed only at densities compatible
                   with the protection and maintenance of the adjoining
                   resources. New subdivisions shall be approved only where
                   potential impacts to environmentally sensitive habitats
                   from development of proposed parcels can be avoided.

              9.   The County shall require the use of appropriate native
                   species in proposed landscaping.

              3.3.3 Specific Policies

                   Terrestrial Plant, Riparian, and Wildlife Habitats
              A.   -                                                                 I

               1.  Uses of sand dune habitats shall be restricted except for
                   scientific and educational activities.          Particular
                   attention shall be given to sites of rare and endangered
                   plants. Recreational access and associated facilities
                   shall be directed away from dune habitats and focused on
                   the beach area. All management agencies shall prohibit
                   off-road vehicle use in dune areas.

               2.  In serpentine rock associated habitats, land use activities
                   shall be low intensity and designed to ensure protection of
                   habitat values.

               3.  Development or land use activities shall be sited to
                   protect riparian habitat values.   Development adjacent to
                   stream courses shall be restricted to low intensities and
                   constructed to minimize erosion, runoff, and water
                   pollution. In order to protect riparian habitats, land use
                   development activities will not be permitted that will have
                   the effect of diminishing surface flows in coastal streams
                   to levels that will result in loss of plant or wildlife
                   habitat.

               4.  Setbacks of 1501 on each side of the streambank shall be
                   required for all streams to protect riparian plant communi-
                   ties unless a narrower corridor can be demonstrated to be
                   sufficient to protect existing vegetation and provide for
                   restoration of previously disturbed vegetation.

               5.  Access routes including recreational trails and roads shall
                   be sited to avoid significant impacts to riparian
                   corridors.

               6.  Recreational access to scientifically important terrestrial
                   habitat areas maybe restricted when necessary to protect
                   the habitat.

                                             22

                 7. Land uses in areas where natural grassland is found shall
                    be compatible with the maintenance of the habitat.
                    Development shall be sited and designed to avoid distur-
                    bance or destruction of grasslands.       Compatible uses
                    include managed grazing and low-intensity recreational and
                    residential uses.

                 8. Residential development shall be sited and designed to have
                    minimum impacts on redwood trees from soil compaction and
                    other. disturbances to tree roots. With similar considera-
                    tions, recreation should be encouraged as an appropriate
                    use for redwood forests.

                 9. Commercial harvesting of old growth redwoods or rare or
                    sensitive tree species is generally inappropriate because
                    of their scarcity, uniqueness, and scientific and
                    educational value.

               10.  Monterey County encourages residents and public agencies to
                    undertake restoration of Big Sur's natural environment by
                    removal of exotic plants such as Scotch and French Broom,
                    Eucalyptus, Kikiyu grass, Vinca, Pampas grass, Gorse, and
                    other non-native invasive species providing such removal
                    does not increase potential erosion problems.

               B.   Marine Habitats

               1.   Development on parcels adjacent to intertidal habitat areas
                    should be sited and designed to prevent percolation of
                    septic runoff and deposition of sediment.

               2.   Alteration of the shoreline including diking, dredging, and
                    filling, shall not be permitted except for work essential
                    for the maintenance of Nighway 1.

               3.   Concentration of recreational development or recreational
                    activities near accessible tidepool communities shall not
                    be permitted unless adequate management measures are
                    provided to prevent degradation of the sensitive
                    environment.

               4.   Site design techniques intended to screen structures from
                    view of Highway 1 shall not involve major land modification
                    that may impact adjacent marine habitats.

               5.   The coastal lagoons and estuaries of the Big Sur Coast
                    shall remain undeveloped. Development in the adjacent
                    buffer area shall be limited to the minimum required to
                    support low-intensity recreational, scientific or
                    educational uses, as consistent with policy 3.3.2.7 above.
                    The coastal lagoon and estuary buffer area shall, at a
                    minimum, include all areas within 150 feet of the landward
                    extent of hydrophytic vegetation or the average high water
                    mark if no such vegetation exists.

                                              23

              3.4 WATER RESOURCES

              Water is the lifeblood of both the natural ecosystem and all of
              the domestic uses on the Big Sur coast. Numerous streams flow
              down the west slope of the Santa Lucia Mountains to the Pacific
              Ocean.   Several of these streams are quite large, but 'the
              majority are relatively small. They all directly support the
              wildlife and vegetative communities that make up the riparian
              environments enjoyed by the visitors and residents alike. The
              groundwater storage basinso located in the upper portions of
              watersheds, provide water of.excellent quality for the spring
              and stream flows essential to the well-being of water users on
              the coast.

              Because many of the streams are small, development of
              residences, business, agriculture, and public and private
              recreation  and visitor-serving facilities can place excessive
              demands on the water available in some watersheds. overuse of
              the water   supply can result in degradation of the natural
              environment with losses of plant, wildlife, and fish habitats.
              Eventually, people dependent on the adequate supply of quality
              water will  suffer as private and community water systems fail.
              The drought  of 1976-77 emphasized the critical need for a care-
              ful and conservative approach to planning that recognizes that
              drought year flows are the controlling factor for all human and
              natural uses.

              Most residents on the coast obtain water from natural springs,
              or divert water directly from a stream.         The most favored
              sites for development are those with dependable year-round
              water, either on the parcel or close by. Yet, in some
              locations, the number of existing vacant parcels appears to
              exceed the capability of available water supplies.' Informal
              water systems have been developed to bring water to "dry"
              parcels.   Increasingly, property owners without a source of
              surface water on the property are installing wells to pump for
              groundwater.   In some cases, these wells are being constructed
              in groundwater basins feeding springs that serve existing users
              lower down the mountain slopes.       Such wells can jeopardize
              spring supplies of existing users and should be discouraged.

              Proper management of water resources encompasses more than just
              insuring adequate water supplies. The protection of stream
              flows to maintain the natural environment is vital. The protec-
              tion of water quality through planning that considers stream
              setbacks, erosion potential, siltation, vegetative maintenance!
              wildlife, scenic values, and other factors should be a part of
              all decisions concerning the development of the Big Sur coast.

              3.4.1 Key Policy

              The protection and maintenance of Big Sur's water resources is    a
              basic prerequisite to the protection of all other natural

                                              24

                systems. Therefore, water resources will be considered caref  ul-
                ly in all planning decisions and approvals. In particular, the
                County shall insure that adequate water is retained in the
                stream system to provide for the maintenance of the natural
                community of fish, wildlife, and vegetation during the driest
                expected year.

                3.4.2 General Policies

                1.   The County will take an active role in the conservation of
                     Big Sur's water resources and will support and encourage
                     the wise use and management of water resources by residents
                     and public agencies.

                2.   The County will require adherence to the best watershed
                     planning principles including: stream setbacks, stream flow
                     maintenance, performance controls for development site
                     features, maintenance of safe and good water quality,
                     protection of natural vegetation along streams, and careful
                     control of grading to avoid erosion and sedimentation.

                3.   Where watersheds are affected or are threatened by overuse
                     of the water supply, the County will use its land use
                     regulatory authority to limit development in order to
                     protect the public health and welfare and to protect the
                     natural values of the stream and its watershed.

                4.   The county will request technical assistance from appro-
                     priate public agencies as often as may be required in order
                     to make sound decisions concerning management and protec-
                     tion of Big, Sur's water resources.

                5.   The County shall in concert with the State Department of
                     Water Resources and the Division of Water Rights, and the
                     Department of Fish and Game, be responsible for cooperating
                     with residents to manage surface and groundwater supplies,
                     and to implement the goals and policies of this section.
                     In approving new development, the County will require the
                     monitoring of water use and the observance of water
                     conservation measures.

                3.4.3 Specific Policies

                A.   Water Supply and Use

                1.   Applicants for development of residential, commercial, and
                     visitor-serving facilities must demonstrate by appropriate
                     seasonal testing that there will be an adequate water
                     supply for all beneficial uses and be of good quality and
                     quantity (e.g. at least 1/2 gallon per minute per single
                     family dwelling year round) from a surface or groundwater
                     source, or from a community water system under permit from
                     the County.

                                               25

              2.   Development of water su pplies, or intensification of use of
                   existing supplies from springs, streams, wells, or
                   community water systems shall be regulated by permit in
                   accordance with Coastal Act requirements. These permits
                   shall be in addition to any required permits from the
                   County Health Department.

              3.   Applicants intending to utilize a water supply from a
                   source not occurring on the parcel to be served, shall
                   obtain any necessary rights or permits to appropriate the
                   water from the State Division of Water Rights prior to
                   receiving project approval from the County. The State is
                   requested to notify the County of all applications for
                   appropriate water rights. The County's policy shall be to
                   protest such applications that conflict with the protection
                   of beneficial uses of     water including instream flow
                   requirements. The County  shall require riparian or ground-
                   water users applying for development rights to perfect and
                   record their rights to the water to minimize future
                   conflicts. The County also encourages existing riparian
                   users to perfect and record their water rights.

              4.   Interbasin transfer of water: No new water, system and no
                   expansion of existing water systems which transport water
                   out of the watershed of any perennial stream shall be
                   allowed. Undeveloped parcels outside of the watershed of
                   origin shall not be allowed to utilize transported water.
                   Permit applications shall demonstrate a suitable source of
                   water not requiring establishment or expansion of, or
                   intensification of use, of an interbasin water transfer
                   system. Where no on-site surface water source exists,
                   exceptions may be made on a case-by-case basis for the
                   development of a primary residence on a vacant parcel
                   served by a County-approved connection to an existing water
                   system.   Where the total number of existing/potential
                   vacant buildable residential parcels -on such water system
                   is more than four, such exceptions will be subject to a
                   demonstration that:

                   a.   no significant degradation of any of the Big Sur
                        Coast's trout streams or other environmentally sensi-
                        tive habitats will result, as demonstrated by an
                        appropriate environmental assessment prepared in
                        accordance with California Department of Fish and Game
                        standards;

                   b.   no increase water system pumping, transmission or
                        storage capacity (other than fire reservoir capacity)
                        will be required for the proposed development; and

                   C.   such exception will not result in export of.water
                        beyond the Big Sur Coast or the authorized service
                        area of the Carmel Riviera Mutual Water Company.

                                             26

                     Water system development or expansions constructed or
                     installed after December 31, 1976, without benefit of
                     coastal development permit will not be considered as
                     "existing".

                5.   Small public water systems and private water systems
                     supplying more than one user shall conform to the
                     California Health and Safety Code, California Administra-
                     tive Code, and County ordinance 2250 as administered by the
                     County Health Department, consistent with other policies of
                     this section.

                6.-  All applicants for permits to develop water shall base
                     their proposed systems on the current health laws and on
                     the guidelines contained in "Guidelines for Applications,
                     Approp iations, Permits, Cozi-trol and Protection of Water
                     supply, Storagi Distribuii"o_n, and Use", -6-nfile- in the
                     County Planning Department.

                B.   Rivers and Streams

                1.   The effects of all new development proposals or intensifi-
                     cation of land use activities or water uses on the natural
                     character and values of the Big Sur coast's rivers and
                     streams will be specifically considered in all land use
                     decisions. Subjects tobe addressed in such evaluations
                     include protection of scenic quality, water quantity and
                     quality, wildlife and fish habitat, and recreational
                     values. Land use proposals determined to pose significant
                     impacts to the natural integrity of the stream must be
                     modif ied accordingly.   The County will request assistance
                     from the Department of Fish-and Game as a technical expert
                     on wildlife and fish habitat and mitigation measures.

                2.   In general, the high rate stream discharges during the
                     winter should not be interrupted because of their benef i-
                     cial effects on the stream and its living community and on
                     beach replenishment.     Therefore, any water diversions
                     beyond the ordinary year-round entitlements must be consis-
                     tent with policy 3.4.3.B.7 and carefully regulated to avoid
                     impairment of beach sand supply and anadromous f ish runs,
                     and shall be limited to agricultural irrigation, and
                     developments where the primary function is the improvement
                     of fish and wildlife habitat.

                3.   Water quality, adequate year-round f lows, and stream bed
                     gravel conditions shall be protected in streams supporting
                     rainbow and steelhead trout.        These streams include:
                     Garrapata Creek, Rocky Creek, Bixby Creek, Little Sur
                     River, Big Sur River, Partington Creek, Anderson Creek, Hot
                     springs Creek, Vicente Creek, Big Creek, and Limekiln
                     Creek.

                                                27

               4.   The Big Sur and Little Sur Rivers are part of the
                    California Protected Waterways system and the State Legis-
                    lature has requested the County to prepare individual
                    management plans that set forth criteria and guidelines for
                    their protection. The County has worked cooperatively with
                    property owners adjacent to the Big Sur and Little Sur
                    Rivers in formulating the management plans. The goals,
                    objectives and policies of these plans shall be followed in
                    considering all land use applications within the areas they
                    cover consistent with the other policies presented here.

               5.   Channelizations, dams, and other substantial alterations of
                    natural streams will be considered generally inappropriate
                    in the Big Sur Coast area.        Xinor alterations may be
                    considered, but only if: a) consistent with the protection
                    of environmentally sensitive habitats; b) no substantial
                    interference with surface water flows, beach sand supply
                    and anadromous f ish runs will result; c) the type of use is
                    consistent with Policy 3.7.3.B-2 regarding floodplains;
                    and, d) the project incorporates the best mitigation
                    measures feasible.

               6.   Priority for Wells Over Surface Water Diversions: Where
                    groundwater is available on the site, developments for the
                    purpose of diverting surface water sources -- perennial
                    streams and springs that feed perennial streams -- shall be
                    avoided.   wells and infiltration fields located within or
                    near a stream channel so as to tap stream sub-flow rather
                    than groundwater will be considered as stream diversion
                    structures for the purposes of this policy. Exceptions
                    will be allowed only: a) for the development of a primary
                    residence on a vacant parcel served by a County-approved
                    connection to an existing water system where no interbasin
                    transfer of water will result; b) for parcels which qualify
                    as exceptions under LUP Policy 3.4.3.A-4 regarding inter-
                    basin transfer of water; c) where groundwater well(s) would
                    significantly deplete recharge areas needed to maintain
                    natural springs; or, d) where the use of groundwater,
                    either on the site or via a community system, is
                    demonstrated to be infeasible and the adverse impacts of
                    such diversion are mitigated to the extent feasible.

                    Non-availability of groundwater shall be demonstrated by
                    test boring to a reasonable depth, unless it is
                    demonstrated through surface geologic evidence or well-
                    drilling data from adjacent properties, that the presence
                    of adequate groundwater is unlikely. This policy should
                    not be read to prohibit instream uses which do not alter
                    water quality or quantity.

                7.  Water Resource Verification: No substantial water use
                    intensification (e.g., residential subdivision with poten-
                    tial to increase number of households; residential or inn
                    development of more than one unit; restaurant, bar or other
                    food service development or expansion; recreational vehicle

                                                28

                    campground; development f or commercial irrigated agricul-
                    ture) shall proceed without specific verification that
                    adequate water supplies are available, and that the
                    proposed development will not adversely affect, cumulative-
                    ly or individually, existing water supplies needed for the
                    maintenance of riparian vegetation and anadromous
                    fisheries, or the supply needed by existing users during
                    the driest expected year.     Such verification shall be
                    supported by a report, prepared by a qualified professional
                    hydrologist on the basis of well logs, stratigraphic
                    profiles, and technical data as needed. The County shall
                    consult with Department of Fish and Game as to the adequacy
                    of the report before allowing water use intensification;
                    and, if necessary, may at applicant's expense engage the
                    services of an appropriate independent expert to review the
                    report as well. In the case of water withdrawals from
                    streams and springs, water use -shall be measured and
                    maximum use levels shall be consistent with instream flow
                    requirements.

               C.   Water Resource Study Area

               1.   The County encourages the restoration of streams and their
                    immediate natural environment both on public and private
                    lands. Restoration projects may include:    improvements to
                    water supply and quality, enhancement of water flows or
                    water retained for in-stream uses, improvement of fish
                    habitat, installation of fish ladders, stream restocking,
                    re-establishment or irrigation of riparian vegetation, etc.

                    Alteration of natural streams shall be minimized by
                    minimizing adverse ef facts of waste water discharges and
                    entrainment, controlling runoff, preventing significant
                    depletion of groundwater supplies and substantial interfer-
                    ence with surface water flows, encouraging waste water
                    reclamation, and maintaining natural vegetation buf f er
                    areas that protect riparian habitats.

               2.   Establish a Community Water Resource Monitoring Program:
                    The purposes of this program are to determine the factual
                    @xtent of water supply problems and riparian habitat
                    impacts in the water resource study areas; to provide for
                    coordination with the Department of Fish and Game, State
                    Water Resources Control Board, U.S. Geologic Survey, County
                    Flood Control District, and other involved water resource
                    agencies; to identify potential solutions (if needed); and
                    to detect water resource deficiencies which may arise in
                    other watersheds. Maximum community support and participa-
                    tion will be important to the success of the program.

                    Water resource study areas shall be designated by the
                    County, subject to public hearings.    Initial designations
                    shall include the following watersheds:    Sycamore Canyont
                    Palo Colorado Canyon, Castro Canyon, Mud Creek, Graves
                    Canyon, Little Sur River and Big Sur River (including Post

                                              29

                   Creek). The program will be supported with water data to
                   be recorded by individual water system owners/ operators, as
                   well as test wells and/or stream flow measurements
                   conducted by appropriate water management agencies.

                   Where significant water supply deficiencies are verified by
                   the program, the County shall take-appropriate steps to
                   curtail further intensification of development and to
                   implement conservation or restoration measures as needed to
                   maintained instream flow requirements. In order to assure
                   that future development is coupled with a viable water
                   resource monitoring program, a financial contribution to
                   the County proportional to expected new water use will be
                   required from each developer at the time of project
                   approval..I/

              3.   Individual Water System Monitoring. In the water resource
                   study areas, permits for public and private water system
                   expansion, new wells, and new stream and spring diversion
                   developments shall require measuring of water resource
                   extraction. A table of monthly readings shall be main-
                   tained by the water system operator. In the case of new
                   wells, a well-driller's log shall also be completed and
                   retained as a permanent record. Such information shall be
                   made available to appropriate water management or planning
                   authority upon request for purposes of completing a water
                   resource study. All such information, if so requested by
                   the water system operator, shall be protected as proprietal
                   information.

              4.   Encourage Watershed Self -Suf f iciency: Priority shall be
                   given to the consolidation of existing mutual water systems
                   or development of a new community water system in the
                   Sycamore Canyon watershed, for the purpose of developing a
                   water source other than Sycamore Canyon stream or the Big
                   Sur River. Likewise, the development of a water source
                   other than the Post Creek headwaters shall be encouraged
                   for the westerly portion of the Coastlands tract.

              3.4.4 Recommended Actions

              1.   The State Department of Fish and Game, or other appropriate
                   agencies should undertake studies to determine instream
                   flow requirements to maintain the natural environment on
                   all of Big Sur's streams that support resident or
                   anadromous fish populations. Such studies should enlist
                   the cooperation, participation, and guidance of local

                   The required financial  contributions will not be collected
                   until the monitoring program is initiated through implemen-
                   tation of this plan provision.

                                              30

                     residents. The Department of Fish and Game should f ile for
                     necessary water rights to protect the fisheries resource.a/

                3.5  FOREST RESOURCES

                Big Sur is rich in f orest resources.     The California Coast
                Redwood reaches the southern limit of its range in the forested
                canyons of the south coast. Many other conifers are present
                also including large trees such as Ponderosa and Sugar Pine and
                Douglas Fir. Many species of hardwood trees are found as well.
                Oaks and madrones often dominate the drier slopes above the
                moist canyons.   Many water-loving hardwoods.grow along the
                streams f orming rich riparian zones.

                Overall, Big Sur's forests are unusual in their diversity and
                botanical interest. The dramatic contrast of the coasts great
                redwood canyons with the brush-covered mountain slopes accounts
                for much of Big Sur's scenic grandeur.        The recreational
                opportunities these forests provide have long been appreciated
                and their use continues to increase. Pfeiffer Big Sur State
                Park offers camping and hiking in the scenic redwood forests
                along the Big Sur River and has long been a favorite among State
                Parks. As wildlife habitats, they provide sanctuary for much of
                the abundant wildlife population of the coast. People also have
                seemed to prefer the forested areas- as residential sites. The
                Big Sur Valley and Palo Colorado Canyons were developed years
                ago with rustic homes tucked away among the towering trees.

                At the same time, the commercial value of the larger conifers
                found both on public and private lands is significant.  While in
                the past, the limited extent of Big Sur's forests and the
                difficult terrain discouraged extensive harvesting, the  dramatic
                depletion of more northern forests is escalating the demand for
                timber, especially old growth redwoods.

                In recognition of these forest values, the Los Padres National
                Forest was established to insure protection  and careful manage-
                ment of the resource. Public lands under Forest Service Manage-
                ment in Big Sur total about 75,000 acres, slightly more than
                half of the planning area. Much of this area is in the
                wilderness or reserve classification and tree harvesting is not
                permitted. The Forest Services overall policy for Big Sur is to
                manage the forest for its scientific, recreational, and
                aesthetic values and to permit only salvage cutting or
                harvesting necessary to maintain a healthy stand or to reduce
                f ire hazard.

                     The 1ong-term objective of this policy statement is not
                     intended to interfere with existing water access rights in
                     the Coastlands Subdivision.

                                               31

              Regulation of the use of f orest resources on private lands is
              the responsibility of the State Department of Forestry. In the
              past, the County has not encouraged logging, but has regulated
              it through a use permit process. To evaluate logging proposals
              the County has required Environmental Impact Reports to be
              prepared, and has relied an the Department of Forestry for
              technical advice.    This State agency administers harvests
              according to the requirements of the Forest Practices Act of
              1973 including its special provision for southern forests. The
              California Coastal Commission, as required by the Coastal Act,
              has designated some of the potential commercial forest area in
              Big Sur as Special Treatment Areas. These designations provide
              for specific objectives and guidelines to be carried out by the
              Department of Forestry, and consequently Monterey County, in
              administering any timber harvests. The rules are aimed general-
              ly at protecting public recreation areas, scenic values, soils,
              streams and wetlands.

              In summary, the demand for harvesting of merchantable trees
              whether by timber operators from outside the area or by local
              landowners can be expected to increase. At the same time, there
              is growing pressure to preserve Big Sur's environment in its
              natural or present state for aesthetic, recreational and
              scientific purposes and as wildlife habitat. The concern that
              commercial harvesting could be highly destructive to the
              environment has raised questions as to whether logging should be
              permitted at all, and if so, under what regulations. These
              trends pose difficult issues for the County. They require that
              clear policy be established concerning commercial harvesting,
              and that careful management be assured.

              3.5.1 Key Policy

              The primary use of forested land in Big Sur shall be for recrea-
              tional and aesthetic enjoyment and.for educational, scientific,
              watershed, and habitat protection activities.         Commercial
              logging of healthy old growth redwood shall be considered an
              inappropriate use of a nationally significant resource. Limited
              salvage and selective logging activities will be allowed to
              maintain the health of the forest provided that all natural
              resource protection provisions of this plan are met.

              3.5.2 General Policies

               1.  The regulations   adopted by the Board of Forestry for
                   Special Treatment areas generally provide a high level of
                   resource protection and shall be applied to all commercial
                   harvests.

               2.  All cutting or removal of trees shall be in keeping with
                   the broad resource protection objectives of this plan.
                   specific policies, criteria, and standards of other
                   sections of this plan shall govern both commercial and non-
                   commercial tree removal.

                                             32

                3.  Restoration of native f orest resources is encouraged for
                    public agencies and residents as a means of maintaining and
                    enhancing Big Sur's natural character. Removal of non-
                    native tree species is encouraged.

                4.  Landmark trees of all species shall be protected in
                    perpetuity as significant features of Big Sur's natural
                    heritage.    The California Department of Forestry,
                    scientists from research institutions, and landowners
                    should cooperate in the protection and enhancement of these
                    resources and their supporting habitat. Landmark trees
                    shall be defined as visually significant, historically
                    significant, exemplary of its species, or more than 1000
                    years old.

                5.  Commercial harvesting of commercial timber species as well
                    as oak and madrone will be regulated by permit and must be
                    in conformance with the policies of this plan carried out
                    in compliance with all applicable State and Federal laws,
                    most notably the Forest Practices Act of 1973 with amend-
                    ments, the California Environmental Quality Act, and the
                    Special Treatment Area Criteria for the Monterey County
                    area adopted by the California Coastal commission, and the
                    State Board of Forestry.      Only state licensed timber
                    operators may conduct commercial logging operations.

                6.  The County will require that applicants  for timber harvest
                    permits first file and receive approval from the California
                    Department of Forestry for a Timber Harvest Plan (THP).
                    The THP will then be reviewed by the County for environmen-
                    tal impacts and consistency with the policies of this plan.
                    If environmental documents are required, they shall be
                    prepared and certified prior to Planning Commission
                    consideration of the coastal use permit.        The Timber
                    Harvest Plan will be required to provide substantive
                    consideration of alternative harvesting systems which have
                    less environmental impact, before tractor yarding is
                    allowed.

                7.  The County will request advice and guidance from the State
                    Department of Fish and Game, Regional Water Quality Control
                    Board and California Division of Mines and Geology, as
                    appropriate, in reviewing proposed Timber Harvest Plans.
                    The County shall engage the services of a registered
                    professional Forester to review THP's as needed. This will
                    be at the applicant's expense.

                8.  In addition to compliance with forestry and soils resources
                    policies, all developments, forest management activities,
                    and tree removal shall specifically conform to this plan's
                    policies regarding water and marine resources, sensitive
                    habitat areas, and coastal visual resources.

                                              33

               9.  Division of coastal commercial timberlands into units or
                   less than commercial size or their conversion to uses which
                   would preclude the primary uses listed in the key policy
                   shall not be allowed.     Contiguous coastal commercial
                   timberlands of 20 acres or more on any one legal parcel
                   shall not be divided into units of less than 20 acres,
                   unless a binding agreement for the joint management of the
                   timberland resource as 'a single unit is effected prior to
                   or conditionally upon such land division. This policy does
                   not apply to small-scale milling operations established
                   pursuant to policy 3.5.3.8, or to lands which are perma-
                   nently precluded from timber harvest for any reason--
                   including the terms of a scenic easement in favor of a
                   public agency or private non-profit conservation
                   organization.

               10. So long as required by state law, applicants for timber
                   harvest permits must first file and receive approval from
                   the California Department of Forestry for a Timber Harvest
                   Plan (THP). The THP will then be reviewed by the County
                   for environmental impacts and consistency with the policies
                   of this plan. The Timber Harvest Plan will be required to
                   provide substantive consideration of alternative harvesting
                   systems which have less environmental impact, before
                   tractor yarding is allowed.

               11. All timber removal under Monterey County jurisdiction
                   within the Big Sur Local Coastal planning area shall be
                   processed as a County use permit item and shall not be
                   exempted from normal CEQA negative declaration or EIR
                   process, whichever applies.

               3.5.3 Specific Policies

                1. Harvests proposed   in watersheds which provide domestic
                   water downstream    of the proposal shall be limited to
                   removal of no more  than 15 percent of the total merchant-
                   able timber in any  10-year period.

                2. Soil or stream disturbance resulting from commercial timber
                   harvest shall not be allowed between October 15 and April
                   15. Erosion control programs shall be accomplished and
                   certified by the Department of Forestry by September 30 of
                   each year.

                3. All salvage or selective logging activities shall take
                   place outside the riparian corridor except the felling of
                   trees. Felling and bucking shall not occur where trees,
                   logs or debris could be deposited in the stream. Where a
                   tree might fall into or across a stream it shall be cabled
                   so that it falls at a right angle to the stream.

                                             34

                 4. Road construction to accommodate salvage or        selective
                    logging shall be kept to an absolute minimum. Applicants
                    shall be required to evaluate the expected sediment yield
                    or runoff associated with each project and the secondary
                    impacts on aquatic and marine resources. Logging roads
                    shall not impact the scenic view. Sidecasting of earth
                    material shall not be permitted during the construction of
                    roads. All excess material shall be removed from the site.
                    Logging roads shall be constructed only in with the
                    criteria set forth in Section 5.4.3.K-2.

                 5. Water quality sampling of suspended sediment and turbidity
                    shall be required for any commercial harvest prior to
                    beginning of the operation and during at least one subse-
                    quent winter with average or above rainfall when the
                    proposed harvest area contains a stream or well-defined
                    stream channel. Costs of monitoring are to be borne by the
                    applicant.

                 6. Applicants for timber harvest plans or use permits shall be
                    required to certify through a qualified biologist that the
                    proposed commercial timber harvesting activity will contri-
                    bute to the stability and diversity of the forest and will
                    be carried out in a manner that has no ef f ect on environ-
                    mentally sensitive habitat areas or water resources.
                    Applicants shall further demonstrate through site
                    investigation that proposed commercial timber harvesting
                    does not impinge on the critical viewshed and that the
                    timber harvest shall be permitted only in those areas which
                    can show that the timber can be removed from the area
                    without creating a safety or traffic problem on a public
                    road.

                 7. A cash deposit, bond or equivalent surety, payable to the
                    County in an amount to be set by the Board of Supervisors,
                    is required to insure compliance with the State Forest
                    Practices Act and regulations and policies of this plan.
                    Should the timber operator fail to correct any violation or
                    water quality problem due to the harvest within 15 days
                    following receipt of notification to do so, the County may
                    correct the problem and charge all reasonable costs against
                    the timber operator's surety.

                 8. Small-scale milling operations shall be permitted as part
                    of logging operations subject to compatibility with
                    resource protection policies and the peace of adjacent land
                    uses.

                 9. An insurance policy or other sufficient surety to indemnify
                    the county for damages to county roads and appurtenant
                    structures should be required of every timber operator
                    during the life on the Timber Harvest Plan.

                                               35

               10.  Areas where timber is harvested shall be zoned into a
                    district which allows only low intensity recreational uses
                    and emphasizes the highest and best use of the land as
                    being the continued management of water, soil and trees for
                    timber production.

               11.  In the upper Bixby-Turner Creek watershed, every effort
                    should be made to explore potential public acquisition of
                    this scenic area for recreation and aesthetic enjoyment
                    prior to the issue of permits for timber harvesting.

               3.5.4 Recommended Actions

               1.   The County should consider preparing detailed guidelines or
                    a timber harvest ordinance to regulate proposed timber
                    harvest activities in:furtherance of the local coastal
                    program land use plan.'

               2.   Public agencies should   fully explore the possible public
                    acquisition of the upper Bixby-Turner Creek watershed for
                    recreational aesthetic purposes.

               3.6 AGRICULTURE

               In the past, farming was practiced on a limited scale on the Big
               Sur coast. However, the lack of soils suitable for cultivation,
               limited water supply and other factors do not support commercial
               farming. Cultivation of crops can be expected to remain small
               scale for private use.

               Since the 1800's cattle ranching has been the primary agricul-
               tural activity on the coast. Today commercial ranching takes
               place on a number of the larger properties and descendants of
               pioneer families still carry on this traditional use of the
               land. The U. S. Forest Service administers substantial range
               allotments in the Los Padres National Forest.

               In addition to providing cattle for market, ranching has helped
               maintain the open grasslands characteristic of the scenic land-
               scape.   Many of the large meadows found on the coast were
               created by native grazing animals and have been kept brush free
               by cattle. The presence of livestock enhances the rural western
               feeling of Big Sur and adds to visitor's enjoyment of the area.

               Increasing costs, high taxes, government restrictions,
               encroaching residential and public recreational development and
               other factors make profitable ranching difficult today. owners
               of traditional ranching lands are compelled to consider other
               options for the use of their lands. Yet it is also acknowledged
               that ranching remains an activity t  'hat can produce some return
               from land that otherwise may have few economic alternatives.
               There is the feeling that it is desirable to perpetuate the
               ranching lifestyles both as part of Big Sur's heritage and for

                                               36

                the public benefit.

                The County and other agencies need to work cooperatively to
                support landowners in conserving grazing lands. Careful land
                planning for large properties can result in the retention of
                ranching use while still permitting other uses of the property.
                Agricultural conservation contracts, initiated by the property
                owners, can in some instances, help reduce taxes and make
                profitable ranching more feasible. These and any other means of
                assisting owners of large ranching properties in protecting
                their land for agricultural use should be encouraged by the
                County.

                3.6.1 Key Policy

                Agriculture, especially grazing, is a preferred use of coastal
                lands. In locations where grazing has been a traditional use
                it should be retained and encouraged both under private and
                public ownership.    Williamson Act contracts, scenic easements,
                tax incentives, large lot zoning, and other techniques will be
                encouraged by the County to promote and assist agriculture.

                3.6.2 General Policies

                 1.  All contiguous grasslands of 320 acres or more and those
                     traditionally used for grazing use should be preserved for
                     such use.

                 2.  Uses compatible with the retention of grazing, including
                     hunting and some forms of low intensity recreation, shall
                     be encouraged as a means to assist maintaining land in
                     agricultural use by providing additional income to land-
                     owners.

                 3.  Residential    recreational and other land use development
                     shall not be sited on land suitable for grazing unless an
                     equivalent area of new grazing land is provided.

                 4.  Residences and utility buildings and barns associated with
                     agricultural uses shall be located to conserve grazing
                     land.

                 5.  Subdivision of large ranching properties is generally
                     discouraged.     The configuration of new parcels created
                     through land divisions shall be designed in such a way to
                     protect existing or potential agricultural activities and
                     grazing resources.    In cases where large ranching proper-
                     ties must be divided to accomplish other policies of this
                     Plan, a binding agreement for the continued management of
                     the entire property shall be required.      (See policy 5.4.3.M
                     for related policies).

                 6.  Public accessways shall be designed to avoid conflicts with
                     agricultural use. Where public trails must cross actively
                     grazed areas a range of measures including signs, fences,

                                                 37

                   berms, vegetation screens, and prescribed burning to
                   eliminate hazardous accumulation of brush, shall be
                   applied, as appropriate, to reduce conflicts to acceptable
                   levels.

                7. The County Farm Advisor should continue to assist
                   landowners in developing grazing management plans. Such
                   plans should include rotation schedules, fencing programs,
                   and other techniques to enhance grazing activity.

                8. The U. S. Forest Service and the State Department of Parks
                   and Recreation should lease grazing land to private
                   individuals in order that such areas may continue in
                   traditional agricultural use.

                9. Where the Department of Parks and Recreation acquires title
                   to land formerly in grazing use, and where a lag of several
                   years is anticipated before park development plans are
                   implemented, the Department should make every effort to
                   lease the land for the purpose of continuing grazing on the
                   property.

              10.  The State Department of Forestry and the U. S. Forest
                   Service should actively participate and assist in
                   developing prescribed burning programs for private and for
                   public lands in order to improve and maintain the grazing
                   resource.

              11.  Landowners shall be encouraged to establish or expand
                   agricultural operations, such as animal husbandry,
                   livestock breeding, aviaries, vineyards, tree farms, native
                   plant farms, and seed farms.

              3.6.3 Recommendations

              1.   The County should seek long-term tax reforms that will
                   permit agriculture lands to be assessed and taxed on the
                   value of their earnings, rather than their development
                   potential.

              2.   In order  to encourage protection of grazing lands and
                   continued cattle operations, the County shall explore all
                   sources of funds - County, State and Federal - to compen-
                   sate owners of grazing land for scenic easements over their
                   lands except those federal funds which would increase
                   federal land ownership, management or control.

              3.7 HAZARDOUS AREAS

              The Big Sur Country presents'an unusually high degree of hazards
              for both existing residents and new developments. The rugged
              terrain of the Big Sur coast is in part the result of seismic.
              activity associated with movement of continental plates. The

                                             38

                plates intersect at the San Andreas Fault which parallels the
                coast some 40 miles inland. The series of faults paralleling
                the San Andreas account for the orientation of the ridges,
                valleys, and the shoreline. The two principal faults in the Big
                Sur segment are the San Gregorio-Palo Colorado Fault and the
                Sur-Nacimiento Fault which are both seismically active. Seismic
                hazards include ground rupture, shaking, and failure.      Seismic
                sea waves (tsunami) originating elsewhere in the Pacific Ocean
                are not considered significant hazards on the Big Sur coast.

                Geologic hazards are also induced or aggravated by human activi-
                ties. Construction of roads and building pads, in particular,
                can have disastrous consequences in terms of erosion or land-
                failure. Extra care is needed both by property owners and the
                County to insure that new excavation, road building and
                construction is undertaken only where natural conditions permit,
                and that such activities when in progress are carried out to the
                highest engineering standards.

                Flood danger is very real in certain areas of Big Sur. The Big
                Sur and Little Sur Rivers have sizeable flood plains and many
                other streams on the coast can be hazardous during high water.
                Structures within known floodplains pose a life hazard to
                occupants during severe storms.       Flood associated hazards
                include devastating mud flows such as the 1972 disaster that
                wiped out the Post office and ambulance center, road wash-outs,
                and loss of septic tanks and leach fields. Flood damage to
                small water systems or contamination of wells can result from
                high water, septic system failure, or stream-carried debris.
                Road washouts isolate some properties and prevent the entry of
                emergency vehicles.

                The entire Big Sur area is subject to fire hazard to life,
                property, vegetation, and wildlife.    The hazard varies locally
                and seasonally due to differences in fuel levels, weather, and
                topography, yet the risk. to life and property remains high due
                to remoteness from fire stations, difficult access, and water
                supply problems. Public fire protection on the Big Sur coast is
                geared to f orest f ires rather than structural f ires.   Response
                time from the Department of Forestry Station at Carmel Hill is
                lengthy due to distance and slow-moving traf f ic on Highway 1
                where the shortage of turnouts and shoulders makes passing
                difficult. The volunteer companies at Garrapata and Big Surl
                because of the shorter response time, provide some structural
                f ire protection.

                While fires can start from natural causes, people pose the
                greatest danger. Carelessness by residents or visitors during
                the long dry summers endangers the entire community.          This
                danger will inevitably increase as recreational use of the area
                increases and as more and more homes are built. Recreational
                use of public areas, in particular, needs to be curtailed or
                closely supervised during periods of very high fire danger. The
                value of public education cannot be over-estimated. The siting
                and construction of new structures likewise needs extreme care

                                                39

              to avoid endangering the occupants and the broader community as
              well.

              3.7.1 Key Policy

              Land use and development shall be carefully regulated through
              the best available planning practices in order to minimize risk
              to life and property and damage the natural environment.

              3.7.2 General Policies

              1.   The Big Sur coast shall be considered as an area where
                   projects may impact or be affected by environmental
                   resources of hazardous or critical concern. Most projects
                   will therefore not be eligible for the categorical
                   exemption allowed under the California Environmental
                   Quality Act.

              2.   As part of the development review process, all proposed
                   development shall be evaluated for conformance and be
                   required to comply with adopted hazard policies applicable
                   to the site in question.

              3.   All development shall be sited and designed to minimize
                   risk from geologic, flood, or fire hazards to a level
                   generally acceptable to the community. Areas of a parcel
                   which are subject to high hAzard(s), shall generally be
                   considered unsuitable for development. For any development
                   proposed in high hazard areas, and environmental or
                   geotechnical report shall be required prior to County
                   review of the project.

              4.   In locations determined to have significant hazards,
                   development permits should include a special condition
                   requiring the owner to record a deed restriction describing
                   the nature of the hazard(s), geotechnical and/or fire
                   suppression mitigations and long-term maintenance require-
                   ments.

              3.7.3 Specific Policies

              A.   Geologic Hazards

               1.  All development  shall be sited and designed to conform   to
                   site topography and to minimize grading and other site
                   preparation activities.    Applications for grading and
                   building permits and applications for subdivisions shall be
                   reviewed for potential impacts to on-site and off-site
                   development arising from geologic and seismic hazards and
                   erosion. Mitigation measures shall be required as
                   necessary.

               2. The lands  within 1/8 mile of active or potentially active
                   faults shall be treated as a fault zone characterized by
                   high seismic hazards until geotechnical investigations

                                             40

                     accepted by the County indicate otherwise for either an
                     entire fault zone or for any specific location with any
                     zone.

                 3.  All structures shall be sited a minimum of 50 feet from an
                     identified active fault or potentially active fault.
                     Greater setbacks may be required where it is warranted by
                     local geologic conditions.

                 4.  Critical facilities, such as major transportation links,
                     communications and utility lines, and emergency shelter
                     facilities, shall be located, designed, and operated in a
                     manner which maximizes their ability to remain functional
                     after a major earthquake.

                 5.  In those instances where critical facilities are located in
                     or where they cross high hazard areas, all reasonable
                     measures shall be taken to insure continuity or quick
                     restoration of service in the event of earthquake.

                 6.  New roads, bridges, and utility lines (either public or
                     private) that cross active or potentially active fault
                     zones should be designed and constructed in a manner which
                     recognizes the hazard of fault movement. Water and
                     electric lines should be equipped with shut-off devices or
                     the equivalent which utilize the best available technology
                     for quick shut-off consistent with providing reliable
                     service.

                 7.  All structures should be designed and constructed to: a)
                     resist minor earthquakes with epicenters on the closest
                     potentially active fault without damage; b) resist moderate
                     earthquakes without structural damage, but with some non-
                     structural.damage allowable; c) resist major earthquake of
                     the intensity or severity of the strongest experienced    ' in
                     California without collapse, but with some structural as
                     well as non-structural damage allowable.

                 8.  Structures and roads in areas subject to landsliding are
                     prohibited a certified engineering geology report indicates
                     mitigations exist to minimize risk to life and property.
                     mitigation measures shall not include massive grading or
                     excavation or, the construction of protective devices that
                     would substantially alter natural landforms.

                 9.  Any proposed development within 50 feet of the face      of a
                     clif f or bluff or within the area of a 2 0 degree angle  from
                     the toe of a cliff, whichever is greater, shall require the
                     preparation of a geologic report prior to consideration of
                     the proposed project. The report shall demonstrate that
                     (a) the area is stable for development; and (b) the
                     development will not create a geologic hazard or diminish
                     the stability of the area.

                                                41

             10.   New roads shall be constructed in accordance with the
                   criteria set forth in Section 5.4.3.K-2.

             11.   Soils and geologic reports shall be required for all new
                   land divisions and for the construction of roads and struc-
                   tures, excluding minor structures not occupied by people,
                   in areas of known or suspected geologic hazards. Both
                   potential onsite and offsite impacts shall be evaluated in
                   the report.

                   Hazard areas requiring submission of such reports include
                   the 100-year floodplain; landslide areas and other
                   locations showing evidence of recent ground movement;
                   earthquake fault zones; sites falling within the area of
                   demonstration as provided in the Statewide Interpretive
                   Guidelines for Blufftop Development (as amended February 4,
                   1981); and any other geologic high hazard area for which a
                   geotechnical report is required by policy 3.7.2.3 above.
                   Such reports shall be prepared by a soils engineer or
                   registered and certified engineering geologist, as appro-
                   priate, acting within their areas of expertise, based upon
                   an on-site evaluation; the reports shall be consistent with
                   "Guidelines for Geologi6/Seismic Reports" (CDMG Notes #37).

                   The California Division of Mines and Geology will be
                   requested to assist the county in reviewing the reports and
                   resolving any disputes, The reports shall consider, at a
                   minimum, the following, as applicable to the site:

                   (1)  Historic, current and foreseeable cliff erosion,
                        including investigation of recorded land surveys and
                        tax assessment records in addition to the use of
                        historic maps and photographs where available, and
                        possible changes in shore configuration and transport.

                   (2)  Cliff geometry and site topography, extending the
                        surveying work beyond the site as needed to depict
                        unusual geomorphi6 conditions that might affect the
                        site and the proposed development.

                   (3)  Geologic conditions, including soil, sediment and rock
                        types and characteristics in addition to structural
                        features such as bedding, joints, and faults.

                   (4)  Evidence of.past or potential landslide conditions,
                        the implications of such conditions for the proposed
                        development, and the potential effects of the develop-
                        ment on landslide activity.

                   (5)  Wave and tidal action, including effects of marine
                        erosion on seacliffs.

                                             42

                     (6)  Ground and surface water conditions and variations,
                          including hydrologic changes caused by the development
                          (e.g., introduction of sewage effluent and irrigation
                          water to the groundwater system; alterations in
                          surf ace drainage).

                     (7)  Potential ef f ects of seismic f orces resulting f rom a
                          maximum credible earthquake.

                     (8)  Ef f ects of the proposed development including siting
                          and design of structures, septic system, landscaping,
                          drainage, and grading, and impacts of construction
                          activity on the stability of the site and adjacent
                          area.

                     (9)  Any other factors that may affect slope stability.

                     (10) Potential erodibility of site and mitigating measures
                          to be used to ensure minimized erosion problems during
                          and after construction (i.e., landscaping and drainage
                          design).

                B.   Flood Hazards

                1.   The County's primary means of minimizing risk from flood
                     hazards shall be through land use planning and the
                     avoidance of development in floodprone areas. The develop-
                     ment of flood control projects to protect new development
                     in the natural floodplain is not considered desirable.

                2.   All new development, including filling, grading, and
                     construction shall be prohibited within 100-year flood-
                     plains except as needed for outdoor recreation, wildlife
                     habitat, agriculture, and similar low intensity open space
                     uses, as well as bridges, water resource developments
                     requiring a streamside location, restoration activities
                     pursuant to the Protected Waterways Plans, and flood
                     control projects where no other method for protecting
                     existing structures in the floodplain is feasible and such
                     protection is necessary for public safety or to protect
                     existing development.

                C.   Fire Hazard

                1.   The fire hazard policies contained in the Safety Element of
                     the Monterey County General Plan shall be regularly
                     reviewed and consistently applied. The critical fire hazard
                     map should be updated continually as new and more specific
                     information becomes available from the required written
                     assessments.

                2.   New developments shall be avoided in extreme wildfire
                     hazard areas as determined by site-specific assessment.

                                                43

              3.   New development proposals or development-inducing projects
                   which would not be served by adequate f ire protection
                   services, public or private roads, or water for fire
                   suppression should be limited to a low-intensity
                   commensurate with such increased risk.

              4.   Roads serving new residential development shall be adequate
                   to allow access by emergency vehicles while permitting
                   evacuation of the area by residents.

              5.   Monterey County should support and assist the efforts of
                   the various fire protection agencies and districts to
                   identify and minimize fire safety hazards to the public.

              6.   Each development proposal shall be accompanied by a written
                   assessment of adequacy of access.   The written assessment
                   shall be prepared by the applicant and shall evaluate the
                   project in relation to Monterey County Subdivision
                   ordinance requirements, types of existing and proposed
                   roads, minimum road widths, and specific evacuation routes
                   applicable to the parcel. The assessment shall be
                   submitted to fire officials for their review and
                   recommendations.

              3.7.4 Recommended Actions

              1.   All existing utility lines that cross active or potentially
                   active fault traces should be examined to determine their
                   ability to survive fault movement in the amount likely to
                   take place in the particular location.    Utility companies
                   should institute orderly programs of installing cut-off
                   devices on these lines, starting with the lines that appear
                   to be most vulnerable and those which serve the most
                   people.   Adequate emergency water supplies should be
                   established and maintained in areas dependent upon water
                   lines which cross active fault zones.

              2.   The County shall review and periodically revise the County-
                   wide Disaster Contingency Plan. All appropriate County and
                   public agencies shall be included in all phases of disaster
                   contingency planning.

              3.   The guidelines contained in the cooperative federal/state
                   FIRE SAFE GUIDE FOR RESIDENTIAL DEVELOPMENT IN CALIFORNIA,
                   especially those pertaining to water supply, fire hydrants,
                   and other fire prevention and control features, should be
                   considered by the County for adoption as the basis for
                   building standards in areas of moderate to high wildland
                   fire hazard potential.

                                             44

                3.8 MINERAL RESOURCES

                The Big Sur area has a number of sites of historic and potential
                mineral resources which may be proposed for extraction in the
                future. Gold mining in the Los Burros District has occurred in
                the past and may be continued.

                Significant conflicts Arise in the watershed of the Little Sur
                River where substantial limestone deposits on Pico Blanco lie
                partly inside and partly outside the Los Padres National Forest.
                In 1981 the U.S. Forest Service. approved a five-year Plan of
                Operations, 1981-1986, that allows the owner Granite Rock to
                commence exploratory operations and the mining company has
                opened a quarry on the South face of Pico Blanco within the
                National Forest boundary.

                in 1982, in response to a petition by Granite Rock, Co., the
                California State Mining and Geology Board classified these
                limestone deposits as a significant mineral resource (MRZ-2
                area). The Classification Report estimates they contain 640
                million tons of limestone whiting, a non-strategic, industrial
                chemical mineral. The State Mining and Geology Board has not
                designated the Pico Blanco deposits as a mineral resource of
                regional or statewide significance.

                Granite Rock also owns two easements across the El Sur Ranch
                connecting its limestone deposits to the Old Coast Road, one of
                which -- referred to in this Plan as the Dani Ridge access road
                -- has been developed for a haul road, while the other -- which
                cuts across slopes on the north side of the South Fork of the
                Little Sur River -- has not been developed.

                In 1973 the California State Legislature recognized the state-
                wide. significance of the Little Sur River watershed's
                "extraordinary scenic, fishery, wildlife,.(and) outdoor
                recreational values" by including it in the California Protected
                Waterways System and requested Monterey County to prepare a
                Protected Waterways Management Plan to protect these values and
                the watershed's "free-  'flowing and wild status." (Assembly Con-
                current Resolution No. 32 - Relative to the Little Sur and Big
                Sur Rivers, 1973, and 1968 Cal. Stats.     Chap. 1278 1.)    Pursuant
                to this legislative request the Board adopted a Protected
                Waterways Management Plan for the Little Sur River in December
                1983 and incorporated it by reference in this Plan.,
                Through adoption of the Protected Waterways Management Plan for
                the Little Sur River, the State has recognized the statewide
                significance of the fish and wildlife habitat of this watershed.
                These resources are also of national significance, and the
                County encourages the State to designate this area as a "coastal
                resource of national significance"        as the term is used in
                Section 1455(i) of the federal Coastal Zone Management Act, and
                to adopt as part of the state coastal Zone Management Act, and
                to adopt as part of the state coastal management program"

                                                 45

              sp ecific and enforceable standards to protect (these)
              resources". in accordance with Section 1455(i)."

              Because of the extraordinary value of the natural resources of
              the Little Sur River watershed, the conflicts arising from
              mining operations on Pico Blanco and the jurisdictional
              complexities arising from the location of Pico Blanco limestone
              deposits partly inside and partly outside a national forest in a
              California Protected Waterway within the California coastal
              zone, the specific policies of Subsection 3.8.4 are needed to
              guide the application of state and federal law and other
              policies of this plan.

              Limited mining of sand and gravel for local use has taken place
              in the past f rom the stream beds of the Big Sur and Little Sur
              Rivers.   The Department of Fish and Game has reviewed and
              provided guidance to some of these operations.         Also, of
              considerable concern, is the potential development of the of f -
              shore oil and gas deposits.      In addition to these mineral
              resources there are also limited oil and gas reserves located
              offshore on the outer Continental Shelf. Proposals are being
              made by the Federal Government to lease these reserves for
              exploration and development.     Experience with offshore oil
              development has repeatedly shown the inevitability of serious
              oil spills or other disasters that result in degradation and
              destruction of the marine environment including extensive loss
              of f ish and wildlife and damage to local dependent industries'
              The Big Sur coast is the location of the California Sea Otte@
              Refuge and possesses extensive and undisturbed marine and
              inter'tidal habitats for fish, marine mammals, and birds.
              Additionally, the coast is a scenic recreation area of great
              reknown. The County is deeply concerned that these wildlife and
              recreation resources of national significance will be critically
              jeopardized by exploration and development of off-shore oil and
              gas reserves and, accordingly, is in strong opposition to the
              development of these reserves.

              The following policies are applicable in any review by the
              County of development activities on non-federal land. To the
              extent permissible under federal Supremacy principles and
              federal mining laws, the same policies will also apply to
              federal lands. These policies are adopted pursuant to the
              California Coastal Act of 1976, and the County's general plan
              power and police power. All lands within the "National Forest"
              land use designation (see Figure 1) which are subject to coastal
              development permit jurisdiction are subject to the land use
              policies for the Watershed and Scenic Conservation land use
              designation.

              3.8.1 Key Policy

              Development of mineral resources in the Big Sur coast area must
              be carefully planned and managed to ensure protection of the
              area's important scenic, recreational, and habitat values. The
              County shall evaluate any Proposal for an increased level of

                                             46

                extraction based upon a thorough balancing of the social,
                technological, environmental and recreational values long-
                recognized to exist on the Big Sur coast and the economic values
                of any mineral deposit. In determining the value of a mineral
                deposit, the costs of reclamation and mitigation of adverse
                impacts will be considered. The County opposes development of
                any offshore or onshore oil and gas reserves that could
                adversely affect the scenic or habitat values of the Big Sur
                coast.

                3.8.2 General Policies

                1.    All mineral resource development shall be in keeping with
                      the broad resource protection objectives of this plan. The
                      specific policies, criteria and standards of other sections
                      of this plan shall govern both onshore and offshore mineral
                      resource development.      Mining will not be allowed in
                      environmentally sensitive habitat areas such as riparian
                      corridors, rare and endangered plant and animal habitat
                      locations, or wetlands. Mining activities and related
                      facilities such as roads, loading or conveyance facilities,
                      shall not be permitted to be constructed in the critical
                      viewshed and shall be sited and designed to protect views
                      to and along the ocean and designated scenic coastal zone
                      area.

                2.    The California Surface Mining and Reclamation Act of 1975
                      (SMARA) establishes procedures whereby mineral deposits can
                      be classified as significant mineral deposits and
                      designated as having statewide or regional significance.
                      In the event of classification the State Mining and Geology
                      Board publishes a Classification Report containing useful
                      mineral information. The County will recognize in this
                      Plan such information pertaining to mineral deposits on the
                      Big Sur Coast and will emphasize the conservation and
                      development of classified deposits.     However, pursuant to
                      SMARA the County retains responsibility and broad
                      discretion as lead agency to regulate, approve or
                      disapprove all proposed surface mining operations,
                      including those affecting deposits that have been
                      classified as a significant mineral resource or designated
                      as having statewide or regional.significance.

                3.    Alternative methods of mineral extraction which result in
                      minimal environmental impact shall be given substantive
                      consideration before surface mining is allowed. Surface
                      mining will not be considered an acceptable practice where
                      less environmentally damaging techniques are feasible or in
                      streams supporting anadromous fish runs unless it can be
                      demonstrated that no adverse impacts will result.

                4.    For purposes of this Plan the term "surface mining" is now
                      used to mean "surface mining operations"'as that term is
                      defined by the California Surface Mining and Reclamation
                      Act of 1975, Pub.. Res. Code -2735.           The following

                                                 47

                   operations are excluded from this definition:       (1) the
                   operations conducted by the California Department of
                   Transportation to extract road building materials for local
                   use and (2) prospecting for, or the extraction of, minerals
                   for commercial purposes and the removal of overburden in
                   total amounts of less than 500 cubic yards in any one
                   permit area or from any single mineral deposit or
                   contiguous mineral deposits that have been classified as a
                   significant mineral resource by the California Division of
                   Mines pursuant to Pub. Res. Code -2761(b).

                   "Mining", as that term is used in this Plan, includes both
                   surface mining and subsurface mining.              "Mineral
                   development" is the broad term that encompasses both mining
                   and onshore and offshore exploitation of oil and gas
                   resources.

              5.   Surface mining operations shall not be allowed in the
                   following areas:

                   a.   Surface mining operations shall not be allowed in
                        areas susceptible to landslide, erosion and other
                        hazards such as proximity to earthquake faults, as
                        designated on the Big Sur LCP Hazards Map or in the
                        "Seismic and Slope'Stability Hazards" maps in the
                        Protected Waterways Management Plans for the Little
                        Sur River and Big Sur River.

                   b.   In order to maintain the long term productivity of
                        soils and timberlands, mining within Forestry Special
                        Treatment Areas or other potential commercial'timber-
                        lands shall not be permitted except for subsurface
                        workings which would not result in a conversion of
                        timberlands to other uses.

               3.8.3 Specific Policies

               1.  Large-scale mineral development is not an appropriate use
                   in Big Sur. The total amount of proposed surface from any
                   mineral extraction operation or aggregate of operations
                   (including quarry sites, tailings, overburden disposal
                   sites, drilling pads, processing sites, roads) within any
                   watershed shall, be the minimum necessary to support the
                   operation. (For the purposes of this policy, a watershed
                   must be considered in its entirety, from the point where it
                   drains into the Pacific Ocean, inland to the limit of the
                   coastal zone).

               2.  All permit applications proposing to conduct mineral
                   exploration or extraction operations shall be required to
                   prepare an Environmental Impact Report, a quarry management
                   plan and reclamation plan, and must meet the requirements
                   of the Surface Mining and Reclamation Act of 1975 as
                   implemented by the County Mining Ordinance herein incorpo-
                   rated by reference. The County will request advice and

                                             48

                    guidance from the State Department of Fish and Game,
                    Regional Water Quality Control Board, and California
                    Division of Xines and Geology, as appropriate in reviewing
                    proposed quarry management and reclamation plans. The
                    County may engage the services of geologic and biologic
                    experts to review such plans as needed. This will be at
                    the applicant.s expense.

                3.  In addition to the requirements set forth in Xonterey
                    County Code Chapter 16.04,the required quarry management
                    plan or reclamation plan, must address at a minimum, all
                    the following elements as a condition of permit approval.

                    a.    Cross section maps or plans of the land to be af f ected
                          including the actual area to be mined, prepared by or
                          under the direction of and certified by a registered
                          professional engineer, or professional geologist with
                          assistance from experts in related fields such as land
                          surveying and landscape architecture, showing
                          pertinent elevation and location of test borings or
                          care samplings and depicting all of the following
                          information:

                          (1)  The nature and depth of the various strata of
                               overburden.

                          (2)  The location of subsurface water, if encountered,
                               and its quality.

                          (3)  The nature of the stratum immediately beneath the
                               mineral deposit to be mined.

                          (4)  Existing or previous surface mining limits.

                          (5)  The location and extent of known workings of any
                               underground mines, including mine openings to the
                               surface.

                          (6)  The location of aquifers.

                          (7)  The estimated elevation of the water table.

                          (8)  The location of spoil, waste, or refuse areas,
                               suitable plant growth material stockpiling areas
                               and, if necessary, stockpiling areas for other
                               suitable strata.

                          (9)  The location of all impoundments for waste or
                               erosion control.

                          (10) Any settling or water treatment facility.

                                                49

                        (11)  Constructed or natural drainways and the location
                              of any discharges to any surface body of water on
                              the area of @ land to be af f ected or adjacent
                              thereto.

                        (12)  Profiles at appropriate cross sections of the
                              anticipated-final surface configuration that will
                              be achieved pursuant to the applicant's proposed
                              reclamation plan.

                    b.   Procedures to retain soil or eroded material on the
                         site, to prevent the discharge of any water or runoff
                         which would increase the natural level of turbidity in
                         receiving waters, and to control the circulation of
                         particulate matter in the atmosphere.      Water quality
                         sampling of suspended sediment and turbidity shall be
                         required for any mining operations prior to the begin-
                         ning of the operation and during subsequent winters.
                         Costs of monitoring are to be borne by the applicant.

                    C*   Measures to stabilize slopes and mine tailings such as
                         hydromulching, seeding and other appropriate
                         measures; measures to-prevent any increase in normal
                         runoff, especially during peak periods, from the site
                         such as requiring dispersal or storage so that
                         scouring and erosion do not occur.

                    d.   A soil survey of all the plant growth material within
                         the permit area.

                    e.   Measures to provide for the restoration of native
                         plant species normally occurring in the mined areas.

                    f.   Measures to stockpile soil and spoils and provide for
                         recontouring quarry sites to a natural appearance.

                    9-   Measures to regulate disposal of undesirable pollut-
                         ants found in conjunction with mined materials (such
                         as heavy metals, mercury, in gold mines).

                    h.   A phasing plan or other measures adequate to minimize
                         the area of disruption during active mining in order
                         to alleviate such impacts as soil erosion, dust
                         propagation, and viewshed intrusion in areas not
                         covered by General Policy #1. This phasing plan shall
                         include a detailed estimated timetable for the
                         accomplishment of each major step in the reclamation
                         plan.

                    i.   A transportation element which discusses alternative
                         methods of transporting quarried material.            Haul
                         routes and destinations must be specified.

                    j.   Measures to maintain existing or historic recreational
                         access over the property.

                                               50

                    k.   Measures to prevent impacts which would significantly
                         degrade adjacent environmentally sensitive habitats
                         and parks and recreation areas.

                    1.   A determination by the permit applicant of the
                         probable hydrologic consequences of the mining and
                         reclamation operations, both on and off the mine site,
                         with respect to the hydrologic regime, quantity and
                         quality of water in surface and ground water systems
                         including the dissolved and suspended solids under
                         seasonal flow conditions and the collection of
                         sufficient data for the mine site and surrounding
                         areas so that an assessment can be made by the Board
                         of the probable cumulative impacts of all anticipated
                         mining in the area upon the hydology of the area and
                         particularly upon water availability and quality.

                    M.   The use which is proposed to be made of the land
                         following reclamation, including a discussion of the
                         utility and capacity of the reclaimed land to support
                         a variety of alternative uses and the relationship of
                         such use to existing land use policies and plans, the
                         surface owner's preferred use, and the comments of
                         state and local governments or agencies thereof, which
                         would have to initiate, implement, approvef or
                         authorize the proposed use of the land following
                         reclamation.

                    n.   A detailed description of how the proposed postmining
                         land use is to be achieved and the necessary support
                         activities which may be needed to achieve the proposed
                         land use.

                4.  Annual report of activities by permittee. The operator
                    shall annually f ile on the anniversary date of the permit a
                    notice of intent to continue mining operations and a map or
                    statement that shall indicate:

                    a.   The land affected during the preceding year;
                    b.   The land to be affected during the coming year; and
                    C.   Any land reclaimed during the preceding year.

                5.  Environmental protection performance standards.        General
                    performance standards shall be applicable to all      surface
                    mining and reclamation operations. In addition to the
                    requirements set forth in Monterey County Code Chapter
                    16.04, each permittee shall be required at a minimum to
                    comply with the following standards as a condition for
                    permit approval:

                    a.   Mining trucks shall not be permitted on Highway 1
                         during peak recreational use periods (7 a.m. until 10
                         P.M.).

                                               51

                   b.   Fill activities or improvements related to mining
                        operations shall not be permitted in active flood
                        plains or stream channels.
                   C.   Existing or historical recreational access to the
                        shoreline, the Ventana wilderness area or state parks
                        shall not be prevented by mining operations.
                   d.   Unless the County-finds that no significant adverse
                        affects on the following specified habitat and recrea-
                        tional features will result, no mining which involves
                        surface blasting, operation of loud equipment, or
                        similar disruptions of natural peacefulness and
                        solitude shall be allowed within close proximity of
                        the following:

                        (1)  Any State Highway 1 pullout;
                        (2)  The Ventana Wilderness:
                        (3)  Public recreation sites such as state parks,
                             trails, campsites, and designated scenic view-
                             points;
                        (4)  Known Bald Eagle, Golden Eagle and Peregrine
                             Falcon nesting sites.
                        (5)  Any California Condor roosting site.

                   e.   Water quality sampling of suspended sediment and
                        turbidity shall be required for any mining operations
                        prior to the beginning of the operation and during
                        subsequent winters. Costs of monitoring are to be
                        borne by the applicant.
                   f.   Construction or improvements of private roads required
                        by mining operations shall meet standards described in
                        Section 3.5, 5.4.3.K, and other sections of this plan.
                   9.   All surface areas, including spoil piles affected by
                        the surface mining and reclamation operation, shall be
                        stabilized and protected to prevent or effectively
                        control erosion and attendant air and water pollution.
                        The operator shall@ensure that the construction, main-
                        tenance, and postmining conditions of haul roads and
                        access roads into and across the site of operations
                        will effectively control or prevent erosion and
                        siltation, pollution of water, damage to fish or
                        wildlife or their habitat.
                   h.   The mining operator shall ensure that explosives are
                        used only in accordance with existing state law and
                        shall:

                        (1)  Provide adequate advance written notice to local
                             governments, adjacent landowners and residents
                             who might b,e affected by the use of such
                             explosives by the publication of the planned
                             blasting schedule in a newspaper of general
                             circulation in the area by mailing a copy of the
                             proposed blasting schedule to every resident
                             living within one-half mile of the proposed
                             blasting site, and by providing daily notice to
                             residents in such areas prior to any blasting.

                                             52

                         (2)  Maintain for a period of at least three years and
                              make available for public inspection upon request
                              a log detailing the location of the blasts, the
                              pattern and depth of the drill holes, the amount
                              of explosives used per hole, and the order and
                              length of delay in the blasts.
                         (3)  Limit the type of explosives and detonating
                              equipment, the size, the timing, and the
                              frequency of blasts based upon the physical
                              conditions of the site so as to prevent:

                              a.   Injury to persons.
                              b.   Damage to and the impairment of the use and
                                   enjoyment of public and private property
                                   outside the permit area including, but not
                                   limited to, California State Parks, the
                                   Ventana Wilderness Area and public access
                                   'thereto.
                              C.   Change in the course, channel, or availabil-
                                   ity of ground or surface water outside the
                                   permit area.

                         To minimize visual, scarring, disturbed surface areas
                         shall be restored through use of indigenous vegetation
                         so that no boundary is discernible between mined and
                         unmined areas..
                         Disturbed land shall be restored to a condition
                         capable of supporting the uses which it was capable of
                         supporting prior to any mining, or higher or better
                         uses approved by the Board of Supervisors which may
                         include agricultural, residential, recreational
                         facilities or fish and wildlife habitat.
                    k.   Lands affected by surface mining operations which have
                         been designated for postmining agricultural purposes
                         or wildlife habitat shall be restored to the level of
                         productivity equal to or greater, under equivalent
                         management practices, than nonmined agricultural lands
                         or wildlife habitat of similar soil types in the
                         surrounding area. For those lands which are to be
                         rehabilitated to indigenous grasslands, a diverse,
                         effective and permanent vegetative cover shall be
                         established of the same seasonal variety indigenous to
                         the area to be affected and capable of self-regenera-
                         tion, plant succession, and at least equal in extent
                         of cover and productivity to the indigenous vegetation
                         of the area. The level of productivity and cover
                         attained on disturbed lands within the permit area
                         shall be demonstrated by the permittee using
                         comparisons with similar lands in the surrounding area
                         having equivalent historical management practices and
                         that are undisturbed by mining, or comparable
                         disruptive activities.
                    1.   Reclamation activities, particularly those relating to
                         control of erosion and prevention of visual scarring,
                         to the extent feasible, shall be conducted

                                              53

                        simultaneously with mining and in any case shall be
                        initiated promptly after completion or abandonment of
                        mining on those portions of the mine complex that will
                        not be subject to further disturbance by the mining
                        operation. In the absence of an order by the Board of
                        Supervisors providing a longer period, the plan shall
                        provide that reclamation activities shall be completed
                        not more than 2 years after completion or abandonment
                        of mining on that Portion of mine complex.

               6.  A cash deposit, bond or equivalent surety, payable to the
                   County in an amount to,be set by the Board of Supervisors,
                   is required to ensure compliance with the Surface Mining
                   and Reclamation Act and regulations and policies of this
                   plan. Should the mine operator fail to correct any
                   violation or water quality problem due to the mining
                   operation with 15 days following receipt of notification to
                   do so,' the County may correct the problem and charge all
                   reasonable costs against the mine operator's surety.

               7.  Mining shall not be permitted in live stream channels or in
                   locations where water quality or wildlife could be adverse-
                   ly af f ected or in sand dunes.   In other areas limited
                   extraction of sand and gravel for local construction
                   purposes may be permitted under careful controls designed
                   tQ:

                   a.   Regulate instream  and near-stream extraction so that
                        maximum mitigation of adverse environmental effects
                        occurs.
                   b.   Limit future insteam extraction to "safe yield" or
                        annual replenishment levels.
                   C.   Preserve soil resources and agricultural lands
                        adjacent to the instream channels.
                   d.   Maintain and enhance streambank stability while
                        encouraging deposition, rather than erosion of fluvial
                        materials.
                   e.   Preserve and enhance the growth of riparian vegeta-
                        tion.
                   f.   Maintain groundwater supplies and quality.
                   g.   Maintain surface water quality.

                   The  Department of Fish and Game shall be requested to
                   review all applications for sand and gravel extraction and
                   to provide recommendations to the County concerning protec-
                   tion of wildlife habitat before the County approves the
                   permit application.

               S.  Because of extraordinary risk to the Big Sur coast's
                   special wildlife and recreational values and based on
                   extensive evaluation of the Big Sur Coast, no sites have
                   been identified which would be either practical or
                   appropriate for the exploration, extraction, or handling of
                   petroleum or related products either on-shore or off-shore.
                   Therefore, such uses are not provided for in this plan,

                                             54

                    either on-shore or off-shore in the area under the
                    jurisdiction of the State of California and Monterey
                    County.   This prohibition is especially designated to
                    protect the California Sea Otter State Fish and Game
                    Refuge, the most sensitive watersheds listed in Section
                    3.2.3 Rivers and Streams policy No. 3, or any watershed
                    which empties into the Ventana Wilderness, a designated
                    Area of Special Biological Significance, a State Protected
                    Waterway, State Fish and Game Refuge, or onto a public
                    beach or other public shoreline recreation area.

                9.  In the event an oil spill occurs on the Big Sur coast the
                    responsible entities shall secure a permit from the Board
                    of Supervisors to determine appropriate measures to restore
                    the damaged area to its condition prior to the spill. Any
                    such- permit shall be applied for within 3 calendar days of
                    the spill's impact on the Monterey County Coast.         Any
                    actions taken immediately following the spill to limit or
                    clean up the spill shall be evaluated as to their
                    appropriateness and may be modified as conditions of the
                    subsequent permit.

               10.  The County asserts its jurisdiction over mining operations
                    on Federal lands within or adjacent to the Big Sur Coastal
                    Zone to the full extent allowed by law. This includes the
                    County's permit jurisdiction pursuant to its Surface Mining
                    and Reclamation Ordinance and the California surface Mining
                    and Reclamation Act of 1975 and its coastal development
                    permit jurisdiction pursuant to the California Coastal Act
                    of 1976 and the Federal Coastal Zone Management Act of
                    1972.

                    The County shall establish mechanisms for consultation and
                    comment upon mining operations on federal lands. These
                    mechanisms may include formal and informal review, coopera-
                    tive planning with federal agencies, development of
                    memoranda of understanding, joint preparation of
                    environmental impact statements or assessments,
                    coordination through state agencies such as the Office of
                    Planning and Research, and the like. These measures will
                    be in addition to any coastal development permit
                    requirements which may apply in any individual case.

               11.  To assure protection of habitat and recreational values on
                    adjacent lands, the County shall consult with the affected
                    public land management agency prior to approval of any
                    mining activity on any parcel adjacent to National Forest,
                    State Park, or University of California Land and Water
                    Reserve lands, access roads or trails.

               3.8.4 The Little Sur River Watershed and Pico Blanco Limestone
                       Deposits

               1.   The upper watershed of the Little Sur River is classified
                    as a natural waterway in accordance with the analysis

                                              55

                   stated in the Protected Waterways Management Plan f or the
                   Little Sur River (PWMP) I pp. 64-65.

               2.  No new road may be developed nor may the capacity of any
                   existing road the expanded in the upper watershed of the
                   Little Sur River unless its dominant purpose is to serve
                   priority uses for the Little SurRiver watershed as deter-
                   mined by this Plan (Policy 5.4.2.3 and PWMP Objectives 1
                   and 10, pp. 66-67) and unless it conforms to all resource
                   protection policies of this Plan. This restriction is
                   based in part on:     (1) the prohibition on large scale
                   surface mining any place on the Big Sur Coast (Policy
                   3-.8.3.1); (2) the policy "to retain significant and, where
                   possible, continuous' areas of undisturbed land in open
                   space use" in order to protect environmentally sensitive
                   habitats and wildlife values (Policy 3.3.2.6); (3) the
                   determination by the Forest Service that the existing Dani
                   Ridge road provides sufficient access across the U.S.
                   Forest Service lands for Granite Rock's present mining
                   operations (U.S. Forest Service, Environmental Assessment
                   Report on approval of Granite Rock's Operating Plan, 1981,
                   p. 1), (4) the determination that the upper watershed of
                   the Little Sur River it a natural waterway (Policy 3.8.4.1)
                   and (5) the conclusion in the PWMP that it is extremely
                   unlikely that a new road could be built in the upper
                   watershed without causing severe damage to aesthetic,
                   ecological and recreational resources (PWMP, pp. 32, 46 and
                   51).

               3.  Because the North and South Forks of the Little Sur River
                   are steelhead spawning habitat and because they support old
                   growth redwoods and other riparian vegetation that would be
                   harmed by siltation (PWMP, pp. 38, 27, 30 and 45), no new
                   roads or expansion of existing roads shall be allowed that
                   would cause siltation to enter either riparian corridor or
                   the waters of either stream fork.
                                          I
               4.  Because of the extraordinary scenic views of Pico Blanco
                   from the Old Coast Road (PWMP, pp. 51, 53, 83 and Objective
                   10, p. 67) views of Pico Blanco from the Old Coast Road are
                   included in the "Critical Viewshed" as that term is used in
                   Policies 3.2.1 and 3.2.2 of this Plan. For the purpose of
                   this Plan, Pico Blanco is defined as that land form bounded
                   on the South by the South Fork of the Little Sur River, on
                   the North by the North Fork of the Little Sur River and on
                   the East by the Ventana Wilderness Area. All other views
                   from the Old Coast Road shall be excluded from the Critical
                   Viewshed except those views visible from Highway One.

               5.  With respect to any proposed development within the upper
                   watershed of the Little Sur River, the applicant must
                   demonstrate as a condition for permit approval that the
                   proposed development, including the use of explosives, is
                   consistent with objectives 1 and 10 of the PWMP (pp. 66-67)
                   and that it will not affect adversely the following

                                             56

                    resources and their resource value as identified in the
                    PWMP:
                    0    critical habitat for raptors (golden eagles and
                         prairie falcons) including both nesting and foraging
                         habitat (PWMP,, pp. 36. 38 and Figure 9, p. 37.)

                    0    mountain lion habitat (PWMP, p. 37)

                    0    riparian vegetation (PWMP, p. 37)

                    0    water quality and Steelhead trout habitat (PWMP, pp.
                         1, 30-33)

                    0    peregrine falcon

                    These specific environmental standards apply to the upper
                    watershed of the Little Sur River in addition to the
                    standards set out in Policy 3.8.3.5 that apply throughout
                    the Planning District.

               6.   Existing mining operations on Pica Blanco on federal mining
                    claims within the Los Padres National Forest are deemed to
                    constitute a first phase of operations that must be
                    reclaimed in accordance with the standards set out in
                    Policy 3.8.3.5 before any expansion of mining operations
                    related to the Pico Blanco limestone deposits may be
                    approved.

                    For purpose of this policy, "Pico Blanco limestone
                    deposits" refers to those deposits that were classified as
                    MRZ-2 or MRZ-3 areas by the California State Mining and
                    Geology Board in 1982. "Additional surface disturbances"
                    as used in this policy includes disturbances affecting the
                    Pico Blanco limestone deposits resulting from both expanded
                    operations that are contiguous to areas that have already
                    been disturbed (e.g., the existing quarry site, access and
                    exploratory roads or disposal site) and those that are not
                    contiguous to such presently disturbed areas.

               3.9  DREDGING, FILLING, AND SHORELINE STRUCTURES

               The natural shorelines processes on the Big Sur coast have been
               rarely affected by man's interference. The dredging, filling,
               and diking of coastal waters and wetlands have not occurred in
               the Big Sur area to any appreciable extent. Activities within
               this general category will be limited in the future to
               occasional instances where a temporary dike would be required in
               conjunction with construction or maintenance activities on
               Highway 1 or its numerous bridges.   Cliff retaining walls also
               may be needed in limited places where cliff retreat may endanger
               the roadway.    Ports and transport facilities are not to be
               located on the Big Sur coast and are considered in appropriate

                                              57

              to the area. However, this    prohibition shall not pertain to
              fishing.

              3.9.1 Key Policy

              1.   Blufftop setbacks shall  be adequate to avoid the need for
                   seawalls during. the development's economic lifespan.

              2.   Boating facilities requiring onshore structures are not
                   appropriate on the Big Sur coast. If a harbor of refuge is
                   required, it should be designed so as not to require
                   onshore structures.

              3.   Where dredging or temporary dikes are required for
                   essential work or maintenance of Highway 1, they should
                   avoid disruption of marine and wildlife habitats and should
                   restore the site to its original condition as early as
                   practical. Dredge spoils suitable for beach replenishment
                   should be transported for such purposes to appropriate
                   beaches.

              4.   Shoreline, wetland, or blufftop projects, regardless of
                   size, should have thorough environmental review with an
                   assumed preference of the "no project alternative".

              5.   Permits issued by the State Lands Commission for projects
                   on State tidelands shall conform to the policies, of the Big
                   Sur Coast Local Coastal Program.

              3.10 HISTORICAL RESOURCES

              Monterey County's historical heritage is rich and diverse.
              Prime examples of historic sites survive from each of the major
              periods of California's history.   Historical settlement of the
              Big Sur coast was initiated by the Mexican Government in the
              late 18th century through the bestowal of two land grants--the
              8,949-acres Rancho El Sur, between the Little Sur River and what
              is now called Cooper Point, and Rancho San Jose y Sur Chiquito,
              an 8,876-acre grant, bounded on the north by the Carmel River
              and on the south by the Palo Colorado Canyon.

              With United State's occupation, unappropriated public lands in
              California became available to settlers in parcels of 160 acres.
              Big Sur was initially settled by a number of homesteaders whose
              names are now borne by well-known topographic and natural
              features in Big Sur (e.g., the Pfeiffer's, Charlie Bixby, Jim
              Anderson).

              The development of the tan bark industry in the mid-1870's led
              to the construction of several landings along the Big sur coast.
              These landings were used not only for loading the bark, used in
              the manufacture of tannic acid, but also for shipping prime
              redwood lumber. Among them was Godfrey Notley's Landing, near

                                             58

               the mouth of the Palo Colorado Canyon, around which. a thriving
               village sprang up. Jim Anderson also had a landing, and there
               was another at the mouth of the Big Sur River. Perhaps the most
               spectacular was Partington Landing. The Rockland Cement Company
               chose Limekiln Canyon as its headquarters in the 1880's in order
               to exploit a rich deposit of calcareous rock discovered in the
               vicinity of the canyon.    Schooners began to regularly frequent
               Rockland Landing to load limestone bricks and deliver supplies.
               With the demise of the liming operation, the days of industrial
               enterprise along the Big Sur coast came to an abrupt halt.

               The discovery of gold near the head of Alder Creek led to the
               Big Sur Gold Rush of the 1880's. The Los Burros Mining District
               sprang into being with three stamp mills, and a boomtown named
               Manchester mushroomed on Alder Creek. In its heyday, Manchester
               boasted four stores, a restaurant, five saloons, a dance hall,
               and a hotel. By 1895 the boom had begun to fade.

               As the 19th century  draw to a close, more settlers came to live
               on the south coast.      The two sons of one of the original
               homesteaders, Bill Post, each homesteaded 160 acres, while
               various relatives acquired tracts totaling another 640 acres.
               Their land stretched as far south as the site of the present-day
               Nepenthe Restaurant. The ranchhouse still stands on Highway 1
               at the top of what is now called "Post Grade".          Big Sur's
               original post office and its second schoolhouse were built on
               the Post Ranch.

               The 20th century saw the emergence of recreation-oriented
               commercial development along the Big Sur coast. For decades,
               the Big Sur country had been attracting hunters and fishermen.
               The start of the resort business began with the Pfeiffer Ranch
               resort which catered to these sportsmen. The Hotel Idlewild,
               located on the banks of the Little Sur River, soon rivaled the
               Pfeiffer Ranch for its business.

               The one deterrent to the development of the south coast as a
               mecca for tourists as well as sportsmen, was the hazardous road
               that had to be closed part of the year. The concept of a year-
               round scenic highway originated with Dr. John Roberts, the
               founder of the City of Seaside.

               Many of the original settlers were enraged by the devastation
               resulting from the highway construction. Machinery blasted
               through the great cliffs, scarring granite promontories and
               defiling. canyons and waterfalls with debris. On June 27,1937,
               the highway was completed at a cost of approximately $8,000,000.
               A way of life had ended, and a new era began for. the beautiful
               country.

               The process of ensuring the long-term protection of Big       Sur's
               unique coastline was initiated by John Pfeiffer in 1934 when he
               sold 706 acres to the State for the nucleus of the 822-acre
               Pfeiffer Big Sur State Park. The Lathrop Browns, who purchased
               Saddle Rock Ranch, later donated the 1,700 acres which now

                                               59

              constitutes Julia Pfeiffer Burns State Park.   The 21-acre John
              Little State Park originally part of the State property sold to
              Milton Little, was donated by Elizabeth Livermore. Francis
              Molera, granddaughter of Juan Baustista. Roger Cooper, placed
              2,000 acres in trust for Andrew Molera State Park. The
              generosity of these pioneering families has been a lasting
              contribution to the preservation of Big Sur and the people of
              Monterey County and the State.

              3.10.1 Key Policy

              It is the policy of the County to protect, mainta *in, and where
              feasible, enhance and restore the cultural heritage of the
              County and its man-made resources and traditions.

              3.10.2 General Policies

              1.   New development shall, where appropriate, protect signifi-
                   cant historical buildings, landmarks, and districts because
                   of their unique characteristics and contribution to the
                   cultural heritage of the County.

              2.   The County shall provide for the mitigation of site and
                   artifact disturbance in County-approved projects through
                   the careful surveying of project sites and the
                   consideration of project alternatives to preserve signifi-
                   cant cultural resources.

              3.   The County shall maintain an identification survey and
                   inventory program of historical sites and shall maintain a
                   registry program to protect and preserve historical
                   landmark sites and districts.

              4.   Designated historical,sites shall be protected through
                   zoning and other suitable regulatory means to ensure that
                   new development shall be compatible with existing
                   historical resources to maintain the special values and
                   unique character of the historic properties.

              3.11 ARCHAEOLOGICAL RESOURCES

              The Big Sur coastal area of Monterey County is considered to be
              one of the most significant archaeological regions in
              California.   At the time of Spanish contact, this area was
              occupied by three distinct aboriginal tribal groups--the
              Esalens, Costanoans, and Salinans.      Investigations of the
              immediate coastline of Monterey County have revealed a very high
              density of shell middens. Areas adjacent to the immediate coast
              are not as well known although they are thought to contain a
              high density of sites. A number of these inland sites likely
              have significant archaeological value such as those identified
              in the vicinity of the Post Ranch (near Big Sur River), Big Sur
              Valley, and Pacific Valley.

                                             60

               Several Esalen, Coastanoan, and Salinan sites in the Big Sur
               area have religious value to local Native Americans. These
               include Junipero Serra Peak and Slates Hot Springs. Numerous
               pictograph sites discovered on the coast may also have religious
               significance.

               Currently known sites are mapped and on file with the California
               Archaeological Site Survey District at Cabrillo College in
               Aptos, California.    To protect the sites, these maps are
               confidential. However, the Monterey County Planning Department
               maintains contact with the Survey on all development projects
               affecting archaeologically sensitive areas.

               At the present time, urbanization and unrestricted public access
               are the principal sources of destruction or damage to
               archaeological sites.       In 1973, the California State
               Archaeological Task Force estimated that 50 percent of all
               recorded sites and 79 percent of all known sites in Monterey
               County had been destroyed.    Direct threats to remaining sites
               from urbanization include:         grading; construction of
               residential, commercial, and industrial structures; construction
               of paved surfaces; water projects; cattle grazing; plowing; and
               off-road vehicle use.     Threats posed by public access are
               related to vandalism, the development of recreational sites
               (e.g., campgrounds, trailer parks) near archaeological sites,
               @nd the development of public roads and trails which
               inadvertently provide access to areas of archaeological
               significance.

               3.11.1 Key Policy

               Big Sur's archaeological resources, including those areas
               considered to be archaeologically sensitive but not yet surveyed
               and mapped, shall be maintained and protected for their
               scientific, and cultural heritage values. New land uses and
               development, both public and private, should be considered
               compatible with this objective only where they incorporate all
               site planning and design features necessary to avoid or mitigate
               impacts to archaeological resources.

               3.11.2 General Policies

               1.   All available measures,         including purchase of
                    archaeological easements, dedication to the County, tax
                    relief, purchase of development rights, etc., shall be
                    explored to avoid development on significant historic,
                    paleontological, archaeological, and other classes of
                    cultural sites.

               2.   When developments are proposed for parcels where
                    paleontological resources or archaeological or other
                    cultural sites are located, project design shall be
                    required which avoids or substantially minimizes impacts to
                    such cultural sites.    To this end, emphasis should be

                                              61

                   placed on preserving    the entire site rather than on
                   excavation of the resource, particularly where the site has
                   potential religious significance.

              3.   Because of the Coastal Zone's known abundance of
                   paleontological resources and archaeological and other
                   cultural sites.. no sites or development shall be
                   categorically exempt form environmental review in the Big
                   Sur Local Coastal Plan.

              4.   Whenever development'is to occur in areas having a
                   probability of containing archaeological sites, the Site
                   Survey office or a professional archaeologist shall be
                   contacted to determine whether-.the property has received an
                   archaeological survey. If not, such a survey shall be
                   conducted to determine if an archaeological site exists.

              5.   when sufficient planning flexibility does not permit
                   avoiding construction on paleontological, archaeological or
                   other types of cultural sites, adequate preservation
                   measures shall be required.   Mitigation shall be designed
                   to accord with guidelines of the State Office of Historic
                   Preservation and the State of California Native American
                   Heritage commission.

              6.   Off-road vehicle use, unauthorized collecting of artifacts,
                   and other activities other than, development which could
                   destroy or damage paleontological, archaeological or
                   cultural sites shall be prohibited.

                                             62

                    4. HIGHWAY I AND COUNTY- ROADS

               4.1  INTRODUCTION

               Designated in 1965 as the first State scenic Highway in
               California, Highway 1 along the Big Sur coast is the basic
               access route to the area. It traverses the length of Big Sur
               connecting two other major recreational areas, the Monterey
               Peninsula and the Hearst Castle at San Simeon in San Luis
               Obispo County. The Nacimiento-Fergusson Road, a lightly-used
               County road crossing the Hunter-Liggett Military Reservation and
               the coastal range, provides the only other access route to the
               seventy-mile long Big Sur coast from inland areas.

               The major population centers of California, the San Francisco
               Bay Area, the Los Angeles Area, and the large cities of the
               Central Valley, are less than a day's drive from Big Sur. The
               Monterey Peninsula, Salinas, Santa Cruz, and San Luis Obispo are
               one to two hours away. The accessibility of Big Sur to these
               centers has a major impact on the demand to visit Big Sur and
               the resulting traffic congestion on Highway 1. Visitors from
               other states and foreign countries who are attracted to Big
               Sur's scenic beauty also contribute significant amounts of
               traf f ic along Highway 1. At present, an estimated 2.9 million
               people visit the Big Sur coast annually and demand is predicted
               to double over the next 20 to 25 years.

               The traffic an Highway I is predominantly recreation oriented.
               Recreational traffic is estimated to comprise 95% of all trips
               during the peak summer months. The remaining 5% consists of
               residential traffic and a small volume of commercial and
               agricultural traffic. Driving for pleasure constitutes the
               major proportion of recreational traffic along the Big Sur coast
               that originates from outside the area. It accounts for about
               70% of the recreational traf f ic volume during the peak summer
               months. Internal local trips within Big Sur consist of aboutt
               65% recreational trips and 35% residential trips during a summer
               month.    During this same peak period, passenger cars are
               estimated to account for about 91% of the traffic an the highway
               north of Big Sur Valley; trucks account for 2%; buses, campers,
               motor homes, and vehicles with trailers make up about 5% of the
               traffic; and motorcycles account for 2% of total traffic.

               It is expected that Highway 1    cannot accommodate anticipated
               demands by traffic during peak use periods if recreational use
               continues to increase along      current patterns. At present,
               Highway 1 north of the Big Sur   Valley is able to handle average
               annual daily traffic volumes-of 4,500 vehicles at Caltrans Level
               of Service D. Level of Service   E is attained during summer peak
               use periods when traffic reaches 8,300 vehicles per day.      South
               of (the Big Sur Valley, conditions are similar. Average annual

                                               63

              daily traffic reaches 2,600 vehicles per day corresponding to
              Service Level D. Peak use volumes reach 4,700 vehicles per day
              producing service Level E conditions.

              Activities or development that could generate significant
              volumes of truck traffic such as potential logging, mining, or
              other commercial operations, could have detrimental effects on
              traffic conditions and could reduce the vehicle capacity of the
              highway.

              Public transit to and through Big Sur is available only on a
              very limited basis by buses operating along Highway 1. Public
              bus service from downtown Monterey to Nepenthe south of the Big
              Sur Valley is provided by Monterey Peninsula Transit during the
              summer. Bus service between Monterey and San Luis Obispo with
              two round trips daily was recently put in operation by
              Coastlines, a privately owned transit company. Private tour
              buses operate along Highway 1 on a charter basis, transporting
              groups of visitors to various places in Big Sur and to Hearst
              Castle in San Luis Obispo County. Scheduling of bus service in
              the past has not fully met resident needs nor offered visitors
              adequate flexibility in travel times. Bus service needs to be
              expanded in order to become a viable transportation alternative.
              Increases in ridership and increased subsidies are necessary to
              expand service and meet the differing transit-needs of both
              residents and visitors.

              Bicycling along Highway 1, with its narrow lanes, blind curves,
              and heavy traffic, can be hazardous for inexperienced or
              careless cyclists. These conditions and the long steep grades,
              and strong winds discourage bicycling along the coast. However,
              experienced bicyclists on cross-country trips or day tours do
              use the highway in low numbers. Improvements to the Bicentennial
              Bicycle Path would provide increased safety for bicyclists and
              motorists on Highway 1.
              The very characteristics that make Highway 1 such an interesting
              driving experience also create traffic safety problems,
              particularly during congested periods. Slow-moving vehicles,
              numerous access points to the highway from private roads or
              recreational areas, roadside parking, and unpaved turnouts cause
              traffic to slow down, effectively reducing the traffic capacity
              of the highway and limiting access to Big Sur. Improvements
              consistent with the character of the two-lane scenic highway are
              desirable to increase its safety and traffic capacity.

              Local roads in Big Sur are private except for a few County roads
              and access roads to public,trailheads and recreation areas.
              Palo Colorado Road carries both residential and recreational
              traffic and has the highest use of any road intersecting Highway
              1. It has inadequate capacity to meet significatly increased
              recreational and residential traffic demands. Considerable
              volumes of traf f ic turning onto or off of Highway 1 in the Big
              Sur Valley occur at entrances to campgrounds, shop parking
              areas, and Pfeiffer-Big Sur State Park. Sycamore Canyon Road, a

                                             64

                private one-lane road over which the U. S. Forest Service holds
                easements for public access to Pfeiffer Beach, is carrying
                traffic during peak use periods that exceeds its safe capacity.
                This is leading to conflicts between recreational and
                residential traf f ic.   The Old Coast Road and Nacimiento-
                Fergusson Road experience low volumes of traffic which are
                accommodated without congestion problems and no future capacity
                problems are envisioned.

                A primary transportation objective of the Coastal Act is to
                maintain Highway 1 in rural areas as a scenic two-lane road and
                to reserve most remaining capacity for the priority uses of the
                Act. The limited capacity of Highway 1 to accommodate local and
                recreation traffic at a level that reserves reasonable service
                and emergency use and also allows motorists to enjoy the beauty
                of Big Sur's scenic coast is a major concern. Because traf f ic
                volumes along sections of Highway 1 are at capacity during peak
                recreational use periods and because future demand for
                recreational access is expected to exceed the capacity of the
                highway, the capacity of the highway is a major constraint on
                the long range development of the coast. How the road capacity
                can be ..increased without damage to the intrinsic values of Big
                Sur and how capacity is allocated between visitor and local use
                is a major challenge.

                A closely related issue is what can be done to effectively
                manage use levels of the highway between Carmel and Cambria,
                particularly as needed to protect the priority uses of the
                Coastal Act.  This appears necessary to insure that acceptable
                service levels are preserved so that the highway can meet its
                .essential functions as the sole transportation and emergency
                route up and down the coast, and as a safe, pleasurable scenic
                and recreational travel facility.

                Studies supporting this plan have reached several important
                conclusions concerning future planning and management of Highway
                1. one conclusion is that because the vast majority of traffic
                on the highway during congested peak use periods is recreational
                driving originating outside of Big Sur, efforts to reduce
                highway congestion by limiting land use development within Big
                Sur itself can have only marginal effects. Unless there is
                substantial change in current recreational use patterns and
                volumes, significant decreases in peak period traffic congestion
                will only be achieved through physical regulation of the highway
                including limitations to visitor access at its north and south
                ends.

                A second important conclusion is that management of Highway 1
                should attempt to optimize rather than maximize visitor use
                levels on the highway in relation to other user needs And
                planning objectives for the coast.        As an objective, the
                maintenance of an acceptable minimum level of service and
                corresponding maximum traffic volume standard for Highway 1
                traffic must satisfy several criteria. A reasonable level of
                traffic volume must be accommodated that reflects current

                                               65

              recreational and residential use patterns, future demand for
              access to Big Sur, property rights of landowners, and resource
              protection goals aimed at preserving the natural character and
              beauty of Big Sur.

              The encouragement of land uses that help redistribute traffic
              volumes to non-peak periods is a desirable approach to reducing
              traffic congestion on the highway.   Development and management
              policies that encourage a more even distribution of 'traffic flow
              would result in an overall increase in access to Big Sur and
              place fewer constraints on the amount of recreational and
              residential development that could be approved.

              Finally, study has shown that the aesthetic qualities of Highway
              I are eroding. This is the result of both private and public
              development in the scenic viewshed, and visitor overuse within
              the highway right-of-way itself. Gradually, many informal,
              unsurfaced and unsightly pullouts have developed along the
              highway. The level of careless public use is resulting in a
              serious problem.   Non-native and invasive plants are spreading
              along the highway to the detriment of the scenic beauty. In
              keeping with the stature of Highway 1 as the preeminent scenic
              drive on the California coast, considerably greater attention
              and funds need to be allocated to its maintenance in order to
              preserve, restore, and enhance its aesthetic qualities.

              4.1.1 Key Policy

              Monterey County will take a strong and active role in guiding
              the use and improvement of Highway One and land use development
              dependent on the highway. The County's objective is to maintain
              and enhance the highway's aesthetic beauty and to protect its
              primary function as a recreational route. The highway shall
              remain a two-lane road and shall include walking and bicycle
              trails wherever feasible.     In order to protect and enhance
              public recreational enjoyment of Big Sur's unique natural and
              scenic resources, recreational traffic should be regulated
              during congested peak use periods.

              4.1.2 General Policies

              1.   Improvements to Highway 1 shall be undertaken in order to
                   increase its service capacity and safety, consistent with
                   its retention as a scenic two-lane road.

                   The highway capacity improvements detailed in the following
                   policies are essential for the maintenance of existing
                   service levels for the benefit of Coastal Act priority
                   uses and residents alike. In light of the anticipated
                   traffic increases on the Coast Highway, the County shall
                   review the traffic levels after five years and determine
                   what capacity improvements have been implemented or planned
                   and what additional solutions may be necessary and
                   f easible.

                                             66

                2.   A principal objective of management, maintenance, and
                     construction activities within the Highway 1 right-of-way
                     shall be to maintain the highest possible standard of
                     visual beauty and interest.

                3.   Existing levels of service on Highway 1 during peak use
                     periods are unacceptable, particularly from June to August
                     between 10:00 a.m. and 7:00 p.m. Therefore, in order to
                     restore reasonable traveling speeds for residents and
                     visitors, to protect emergency use of the highway, and
                     enhance the quality and enjoyment of the scenic driving
                     experience, reductions in peak use period traffic should be
                     sought. A combination of actions, including public
                     education and regulation of Highway 1 use during peak
                     periods, shall be undertaken to achieve an improved service
                     level.

                4.   To conform to the Coastal Act, most remaining capacity on
                     Highway 1 shall be reserved for coastal priority uses:
                     recreation and visitor-serving facilities, the military,
                     agriculture and other coastal dependent uses.

                5.   In order to enhance public access to the Big Sur coast and
                     to reduce traffic congestion, an improved level of public
                     bus service is encouraged. Monterey Peninsula Transit,
                     other public carriers, and private and public recreational
                     facilities are requested to participate in reaching this
                     objective.

                4.1.3 Specific Policies

                A.   Road Capacity and Safety Imp rovements

                1.   The County requests that, in order to maximize vehicular
                     access to the Big Sur coast the width of Highway 1 be
                     upgraded to a standard of 12-foot lanes and 2 - 4-foot
                     shoulders where physically practical and consistent with
                     the preservation of other coastal resources values. A
                     program of constructing left-turn lanes, and other improve-
                     ments shall be undertaken to improve traffic capacity and
                     safety.

                2.   The County requests that appropriate areas along Highway 1
                     be designated by Paltrans for construction of paved
                     turnoffs for slow-moving vehicles. The turnoffs should be
                     signed to notify approaching vehicles in time to pull over.
                     The California Slow-Moving Vehicle Law, California Code
                     Section 21665, should be enforced during peak traffic
                     periods.

                3.   Pedestrian and traffic hazards which result from on-
                     shoulder parking at unsafe locations shall be corrected
                     wherever possible, with priority being given to congested
                     recreational attractions such as the Garrapata Beach-
                     Soberanes Point area, the Andrew Molera State Park

                                               67

                   frontage, and River Inn. New facilities, both publicly-
                   owned and commercial, must have adequate and safe off-
                   shoulder parking before they are opened to public use.
                   Existing facilities shall not be expanded unless the
                   standard of adequate and safe parking is met. On-shoulder
                   parking should not be allowed where safe shoulder width or
                   sight distances can not be achieved, or where important
                   seaward vistas will be impaired. Caltrans is requested to
                   initiate a program to carry out this policy; emphasis
                   should be placed on the construction of parking areas with
                   designated entrances and exits, at suitable, locations as
                   identified in cooperation with the County, U.S. Forest
                   Service, Department of Parks and Recreation, and local
                   citizen advisors.

              4.   The number of private roads and recreational access road
                   entrances off Highway l,shall be limited whenever possible
                   for traffic safety and management purposes. The County
                   shall require new developments to demonstrate that the use
                   of existing public or private roads is either not feasible
                   or that easements for use cannot be obtained before it
                   approves construction of a separate entrance to Highway 1.

              5.   Sycamore Canyon Road and Palo Colorado Road should be
                   maintained at a level that resident and visitor traffic can
                   safely be accommodated. Improvements to the width or
                   alignment of these roads shall only be approved when
                   negative visual and environmental impacts will not result
                   and where the improvements will not adversely impact
                   adjacent residents. Pedestrian access shall be provided
                   where feasible. Priority uses shall not be precluded on
                   these roads by non-priority developments.

              6.   The traffic bottleneck at Hurricane Point should be
                   corrected as the highest priority for Caltrans' efforts on
                   Highway 1 within the Big Sur L.C.P. area.

              B.   Aesthetic Improvements

              1.   Undesirable parking locations identified pursuant to policy
                   4.1.3.A.3, as well as those which must be phased out under
                   habitat or visual resource restoration programs, shall be
                   retired from service when. alternative safe facilities are
                   in place. The placement of boulders or other methods
                   should be used to prevent inappropriate public access or
                   parking in such areas. Native vegetation that does not
                   obscure the public view should be re-established on bare
                   areas.

              2.   Specific attention should be given by the State to
                   eradicate non-native plant species that are contributing to
                   a decline in the natural beauty of Big Sur. Pampas Grass,
                   Kikuyu Grass, Broom, Eucalyptus and other species should be
                   removed and replaced with native plants.

                                             68

               3.   Where consistent with scenic protection and other resource
                    management policies, public restrooms should be provided at
                    major destination points including the Rural Community
                    Centers, major public viewing areas adjacent to Highway 1,
                    and State and National Forest developed recreation sites.
                    Trash receptacles should be considered and a program of
                    litter abatement shall be undertaken.

               4.   The County requests that an overall design theme for the
                    construction and appearance of improvements within the
                    Highway 1 right-of-way be developed by Caltrans in coopera-
                    tion with the State Department of Parks and Recreation, the
                    U. S. Forest Service and local citizens. Design criteria
                    shall apply to roadway signs, fences and railings, access
                    area improvements, bridges, restrooms, trash receptacles,
                    etc. The objective of such criteria shall be to ensure
                    that all improvements are inconspicuous and are in harmony
                    with the rustic natural setting of the Big Sur Coast. The
                    special report by local citizens entitled, Design Standards
                    for the Big Sur HighLway, on file at the County Planning
                    Department, should serve as a guide and point of departure
                    for Caltrans and other public agencies in developing a
                    design theme for Highway 1 and in making improvements
                    within the State right-of-way.

               C.   Traffic Regulation and Coastal Priority Uses

               1.   To comply to Coastal*Act policies concerning the  allocation
                    of limited highway capacity to coastal priority uses, 85
                    percent of the capacity of Highway 1 under improved road
                    conditions and managed traffic shall be reserved to serve
                    recreational travel, service trips to public and private
                    recreation and visitor-serving facilities, use by military
                    vehicles, and coastal -dependent agriculture. To implement
                    this policy, the land use regulations of this plan limit
                    future residential development to a level that will utilize
                    not more than 15 percent of highway capacity at buildout.

               2.   Proposed new or expanded public or private recreation and
                    visitor-serving uses shall be required to submit with their
                    application, a traffic component which evaluates the
                    anticipated impact to Highway 1 service capacity and makes
                    recommendations on how conflicts can be overcome or
                    mitigated.

               3.   Proposals for commercial mining or logging, that may
                    produce heavy truck traffic, shall submit with their
                    application, a traffic component evaluating potential
                    conflicts with recreational and residential use of Highway
                    1 and County roads, and describing how such conflicts can
                    be avoided. in general, the County will not approve
                    applications requiring use of heavy trucks on Highway 1
                    during peak recreational use periods.

                                              69

              D.   Public Transit

              1.   A program should be initiated by Monterey Peninsula Transit
                   or other public carriers, in conjunction with the
                   Department of Parks and Recreation, the U. S. Forest
                   Service, and the County to expand bus service and provide
                   bus stops at appropriate access points to recreation areas,
                   trail roads on Highway l, and visitor-serving facilities.

              2.   Development of new recreation areas and visitor-serving
                   facilities or expansion of existing facilities shall be
                   planned to maximize opportunities for access by bus.
                   Applicants shall cooperate with Caltrans and transit
                   authorities to provide bus stops in convenient proximity to
                   the proposed recreational facility. Other improvements or
                   services such as shelters, pick-up service from the transit
                   stop, access trails that may be necessary, etc. shall be
                   provided as part of the recreational facility proposal.

              3.   Monterey Peninsula Transit or other public carriers, in
                   conjunction with resident representatives should plan bus
                   schedules to improve service for residents.

              4.   An expanded education and promotion program should be
                   implemented in cooperation with other recreation agencies
                   operating in the County, to provide information on Big Sur
                   bus service and recreational areas that are accessible by
                   bus.

              4.2  RECOMMENDED ACTIONS,

              1.   Caltrans should conduct Origin and Destination Studies of
                   traf f ic on Highway 1 along the Big Sur coast on a regular
                   basis in order to provide up to date information on trends
                   in recreational and residential use of the highway.

              2.   Monterey County, San Luis Obispo County, and Caltrans
                   should cooperate to evaluate the impacts of proposed
                   developments on Highway I traffic conditions. The program
                   should coordinate the planning and phasing of development
                   generating significant traffic impacts in the two counties
                   in order to insure that an equitable share of remaining
                   Highway 1 capacity is allocated to each area according to
                   appropriate priority uses.

              3.   Consideration should be given to regulating vehicular
                   access to Pfeiffer Beach on Sycamore Canyon Road during
                   peak use periods. A temporary gate at Highway 1 operated
                   by the Parks and Recreation Department is a possible
                   approach. A shuttle service between Pfeiffer-Big Sur State
                   Park and Pfeiffer Beach should also be considered.

                                             70

               4.   The County requests that Caltrans, in cooperation with
                    Monterey and San Luis Obispo counties and the U. S. Forest
                    Service immediately begin a program of management of
                    recreational use of Highway 1. The objectives of this
                    program shall be to enhance public access and enjoyment of
                    the Big Sur'coast and the safety of Highway 1 by ensuring
                    that service capacity at no time falls below Level of
                    Service E or a minimum driving speed of 35 miles per hour
                    and that Levels of Service D and C be obtained wherever the
                    basic design of the highway permits.

                    The following management actions in addition to the
                    improvements listed in Section 4.1.3 A. above, shall be
                    completed as part of this program. Caltrans is encouraged
                    to complete additional studies as needed to determine
                    specific features of this program.

                    a.    A system of unobtrusive traffic signs advising
                          travelers of traf f ic congestion on Highway 1 and
                          suggesting alternate routes should be installed by
                          Caltrans as a step in reducing undesirable peak period
                          traf f ic congestion.

                    b.    Roadside visitor information centers should be estab-
                          lished near the north end of the Big Sur coast and at
                          San Simeon at the south end. These centers should
                          provide information on road and traffic conditions,
                          recreation opportunities, visitor accommodations and
                          facilities, coastal access locations, and the environ-
                          mental responsibilities of the public.

                    C.    Progressively stronger traffic regulation measures
                          should be implemented if traffic congestion seriously
                          affects access and travel conditions. The program
                          should start with the placement of automated traffic
                          conditions and route option signs. If traffic
                          continues to increase causing unacceptable Highway 1
                          service loads, then the f low of traf f ic into Big Sur
                          should be regulated by devices such as signal lights.

                    d.    Use of Highway 1 by slow-moving vehicles should be
                          regulated during peak hours of peak traf f ic days in
                          order to increase highway capacity to accommodate
                          future growth in Big Sur coast travel demand. This
                          can be accomplished by requiring slow-moving vehicles
                          that are holding up traf f ic to pull over consistent
                          with State law and may, in addition, require special
                          State legislation to be adopted that will permit
                          access controls to be established at certain critical
                          times.

                                               71

                     S. LAND USE AND DEVELOPMENT

              5.1 INTRODUCTION

              The history of development in Big Sur reflects the changing
              demands for use of the land. Subsistence ranching, logging of
              redwoods, harvesting of tan bark, and mining of limestone and
              gold provided a livelihood for early residents. While life was
              extremely rugged in these early years, there was a population of
              nearly 1000 people by the 1880's largely supported by these
              basic-industries.    The mountainous terrain, numerous deep
              canyons, and lack of roads made travel difficult and slow. Most
              local products were shipped out by sea on the small coastal
              trading vessels that brought supplies to the isolated coast's
              residents. Palo Colorado Canyon, Notley's Landing, Bixby Creek,
              the Big Sur Valley, and Partington Canyon were early centers of
              activity. Around the turn of the century, limited recreational
              use of the coast began to take place. The Big Sur Valley could
              be reached by stage from Monterey and camping in the redwood
              groves grew in popularity. Hunting and trout fishing were also
              popular and some local residents supplemented their income by
              guiding sportsmen from the cities.

              Today the tan bark and limestone industries have ceased. Gold
              is still mined on a limited basis in the Los Burros region and a
              few trees are harvested along the coast. Ranching continues as
              the major use of the large private holdings and contributes much
              to the character of Big Sur. Public recreation and private
              residential development are by far the strongest land use trends
              today.

              Single family residences com prise a major developed land use On
              private land. This occurs either in rural residential clusters
              in areas where development has historically been concentrated,
              or scattered along Highway 1. Many of the larger parcels are
              used for cattle grazing.         commercial uses,      including
              restaurants, grocery stores, and service stations are generally
              concentrated in the Big Sur Valley.      Small visitor-serving
              commercial areas include Lucia, Pacific Valley and Gorda, and a
              few isolated businesses along.Highway 1. Recreational uses
              include public and private campgrounds, visitor accommodations,
              restaurants, State Park units, and the Los Padres National
              Forest. The U. S. Forest Service has offices and other facili-
              ties in the Big Sur Valley and at Pacific Valley. State Parks
              and Recreation manages its units in Big Sur from offices in the
              Big Sur Valley. Caltrans has maintenance facilities in the Big
              Sur Valley and at Gorda. There is a U. S. Naval Station at Point
              Sur, and the Coast Guard operates the lighthouse atop Point Sur.
              A variety of public and quasi-public uses serving the local
              community are located in the Big Sur Valley. These include the
              Big Sur Grange Hall, Captain Cooper Elementary School, churches,
              the County library, and Post Office. Another elementary school
              is located at Pacific Valley.

                                              72

               There are approximately 1100 parcels in private ownership on the
               Big Sur coast, ranging in size from less than an acre to several
               thousands of acres. Approximately 700 parcels are vacant, and
               370 parcels are occupied. Many have more than one unit on them,
               either residential or commercial. Small parcels of 2.5 acres or
               less are generally located near the highway or in one of several
               areas subdivided in the past for residential purposes. Palo
               Colorado Canyon, Garrapatos Redwoods, Rocky Point, the Big Sur
               Valley, Coastlands, and Partington Ridge are among the areas
               having the greatest number of developed parcels.

               Approximately half of the Big Sur coastal zone is in public
               ownership by the U. S. Forest Service, the State Department of
               Parks and Recreation, the U. S. Navy, the U. S. Coast Guard, and
               the University of California.      If public acquisitions now
               contemplated or in progress are completed, approximately 60% of
               the coast will be publicly owned. Some of the private lands
               have scenic easements or deed restrictions which limit the level
               of development.

               5.1.1 Residential Land Use

               The 1976 mid-decade census recorded approximately. 800 housing
               units, of which about 600 were permanent single family
               dwellings. A large proportion of these home are located in the
               several residential areas listed. These areas have generally
               been developed to a level where the natural environment is
               perceived to have been significantly altered, and where residen-
               tial use is very apparent on the land. The size and density of
               these residential areas varies, but in all cases, they are more
               densely developed than surrounding lands.       They contain a
               significant number of subdivided and residentially zoned lots in
               close proximity, yet do not contain resources or land use
               activities which generate significant employment services for
               the public. While there are historic expectations that buildout
               of these areas would proceed, a number of areas are not suitable
               for full development of all existing parcels because of
               conflicts with the broad objective of this plan - particularly
               the protection of water and scenic resources or limited capacity
               of local roads.

               Restoration. projects, discussed under the implementation
               (section of the plan will be needed in several of the areas to
               reduce deveLopmental potential or to provide improved water
               supplies.

               The significance of the residential areas for planning purposes
               is that they have the capacity, to some extent, to accommodate
               additional residential demand. Unlike the larger properties or
               commercial centers, they are not well suited for commercial
               agriculture, commercial, or visitor uses; use of these areas, to
               the extent consistent with resource protection, should continue
               to be for residential purposes.

                                              73

              Residential areas include: otter Cove, Garrapata Ridge/Rocky
              Point, Garrapata and Palo Colorado Canyon, Bixby Canyon,
              Pfeiffer Ridge, Sycamore Canyon, Coastlands, Partington Ridge,
              and Buck Creek to Lime Creek. The Big Sur Valley, Lucia and
              Gorda also have significant residential use, although the
              primary function of these areas are community service and
              visitor-serving commercial facilities.

              5.1.2 Housing

              The mid-decade census provided considerable information
              concerning the need for low and moderate income housing on the
              coast. of the housing units in the area, 17% were vacant due to
              being second homes. Only 1.3% were vacant and available, at
              that time, for sale or for tent. The census revealed that less
              than half of the occupied units were owner-occupied and that of
              all the units, 91% were single families.       The census also
              estimated a median household, income of $9,785. A transportation
              study inventory revealed 423 persons employed  in the area, one
              third in eating, drinking, and lodging places, and one third in
              government (military, Forest Service, etc.).           Building
              inspections Department    records show the average cost-of-
              construction for a single family unit on the Big Sur coast, the
              unincorporated Peninsula area, and the Carmel Valley, was
              $36,000 in 1970 and rose to $107,000 in 1979. This factor alone
              precludes low and moderate income persons and median income
              households from homeownership.     The 1970 housing inventory
              identified 215 "Substandard" units and 109 units as "Conserva-
              tion Feasible" in the Big Sur area. These figures indicate that
              some households may need assistance to meet the national and
              state goal of "a safe, decent, and sanitary house.10

              A serious housing shortage exists for employees in Big Sur,
              particularly in the visitor industry.   Because there is little
              housing available, employees have at times been forced to camp-
              out, live in cars, or move in with friends. The shortage of
              affordable housing has also made recruitment of skilled
              employees difficult. Several factors affect solutions to the
              housing problems:   the costs of land and housing precludes the
              use of traditional housing assistance programs; and year-round
              employment is not at a high enough level to support traditional
              single and multiple family housing projects.   Employee housing
              provided by an employer must be a primary source of affordable
              housing in the area. caretaker housing, which has traditionally
              provided shelter for many long-time residents and employees,
              will also continue to be an important element of the affordable
              housing supply.

              5.1.3 Recreational Uses

              As a recreation area of regional, national, and international
              importance, Big Sur attracts about 2.9 million visitors annual-
              ly. The accessibility of Big Sur to several nearby population
              centers is a major factor contributing to its high visitation.
              The basic recreational resource of Big Sur is the visual beauty

                                             74

                of its striking landforms and upspoiled landscape. The
                mountains, forests, creeks, rivers, and ocean shoreline combine
                to of f er diverse recreational opportunities.  The artistic and
                rustic lifestyle for which Big Sur is known creates an
                attractive cultural setting that complements the natural
                character of the area.

                Recreational activity is concentrated along the coastal strip:
                on beaches, rocky shoreline, public parks and forest lands,
                campgrounds of f Highway 1, and various visitor-serving f acili-
                ties. The major recreational pursuit is pleasure driving and
                sightseeing along Highway 1.       Other Big Sur recreational
                activities include picnicking, sunbathing, beach and tidepool
                exploration, surfing, scuba diving, fishing, hunting, nature
                study, hiking, backpacking, camping, horseback riding, and hang-
                gliding.

                The Big Sur Valley has numerous camping, lodging, dining, and
                other visitor-serving facilities and is a focal point for
                recreational activity and services in Big Sur. The Big Sur
                River, the beach at the river mouth, the redwoods in the valley,
                and Pfeiffer Beach are major natural recreation resources in the
                area.

                The coastal area north of the Big Sur Valley is intensely
                travelled by visitors passing through or sightseeing. People
                stop at numerous turnoffs to view panoramas of the coastline.
                The major beaches at Garrapata, Little Sur River, and Point Sur
                are currently in private ownership and are not formally open to
                the public,    although there is significant public use of
                Garrapata and Little Sur River Beach-. The Department of Parks
                and Recreation is currently negotiating to acquire Garrapata
                Beach. The Little Sur River Beach and the Point Sur Beach have
                been proposed for acquisition. The backaountry of the National
                Forest is accessible in the northern area of Big Sur at
                Bottchers Gap at the end of Palo Colorado Road.

                The Los Padres National Forest occupies much of the area south
                of the Big Sur Valley. The National Forest is a major hiking,
                backpacking, and camping area. Several trailheads offering
                access to the backcountry and the Ventana Wilderness are located
                off Highway 1. Several beaches including Sand Dollar Beach,
                Mill Creek Beach, and other smaller pocket beaches are scattered
                along the southern Big Sur coast within the boundaries of the
                National Forest. Hiking trails are scattered throughout the
                Ventana Wilderness and the National Forest backcountry. Day use
                facilities are provided at Mill Creek, Sand Dollar Beach, Willow
                Creek, and Pfeiffer Beach.

                5.1.4 Commercial Uses and Private Visitor-Serving Facilities

                There is little current demand by residents for development of
                commercial facilities in Big Sur. Residents normally shop in
                the Monterey area. Visitors do create demand for convenience
                goods and recreation-oriented supplies and services. Local

                                               75

             artisans work in Big Sur, usually at small shops in their homes.
             Privately-operated, visitor-serving facilities constitute the
             major commercial activity on the Big Sur coast. The Big Sur
             Valley is an historical and geographic area of residential and
             commercial development with a distinct community identity. A
             chief recreational destination point, it provides a variety of
             commercial and public services on a year round basis for area-
             wide residents and the visiting public, as well as functioning
             as a social center for activities and entertainment. Lucia,
             Gorda, and Pacific Valley offer more limited services along the
             southern coast.

             At present, there are eight motels, lodges, or inns on the coast
             providing a total of 168 rooms. Prices range from about $25.00
             to $175.00 a night. Rustic cabins are available at two of the
             campgrounds. The New Camaldoli Hermitage, run by a Benedictine
             Order, has 11 rooms which are available with the Hermitage's
             permission for use as a retreat. Esalen, a nationally known
             institution, offers accommodations for 90 people enrolled in
             education programs. Private campgrounds with about 350 units
             constitute over half of the vehicle access campsites in Big Sur.
             All of the private campgrounds except Limekiln Beach Redwood
             Campground are located in the Big Sur Valley.

             Twelve restaurants seat about 1100 people. There are also nine
             grocery stores, seven gas stations, and few gift shops scattered
             along the length of Highway 1. Private facilities are typically
             of a small to moderate scale in harmony with the natural beauty
             of Big Sur.

             5.1.5 Other Activities

             In addition to ranching, several industries based around the use
             of natural resources have historically been located in Big Sur.
             Logging and mining were among the first important economic
             activities in the area, although over the years, the level of
             activity has declined. During the last several years, renewed
             interest in the coast's redwood forests has been expressed by
             several commercial loggers.      As the scarcity and price of
             redwood increases, it can be expected that pressure to log in
             Big Sur will increase.

             Aquaculture, the cultivation of fish and shellfish for food, is
             an industry that is growing rapidly in many parts of the world.
             Several aquaculture operations have in the past been active on
             the coast.    The Garrapata Trout Farm at the confluence of
             Garrapata and Joshua Creeks and a commercial abalone farm
             offshore from the mouth of the Big Sur River are among these.
             The Department of Fish and Game presently operates a crab and
             abalone breeding and research facility at Granite Creek.

             Gold mining in the Los Burros District is the focal point of
             present mining activity. Development of a large deposit of
             commercial grade limestone near the summit of Pico Blanco

                                            76

                Mountain in the Little Sur River drainage has been proposed in
                the past by the owners of the property and may be proposed again
                in the future.

                Big Sur does not possess the characteristics essential to most
                industries engaged in manufacturing. Neither the transportation
                system work force, nor market are adequate to support most
                manufacturing and there is a lack of developable land for such
                uses,

                5.2 LAND USE PLANNING ISSUES

                several key issues directly affect planning for the Big Sur
                coast. These issues concern the effects of intensified land use
                and development on the environment and character of the coast
                and the effect on public access to the area. continued residen-
                tial development and subdivision for residential purposes is a
                trend at odds with the preservation of the coast's natural,
                scenic, and rural character. The remaining capacity on Highway
                1 at peak use periods to serve further land development is
                extremely limited.    The California Coastal Act states that
                remaining road capacity shall be used to serve coastal
                development uses such as agriculture and coastal recreation and
                shall not be precluded by residential development.           Thus,
                availability of capacity on Highway 1 to accommodate further
                residential development or subdivision is a major limitation to
                these uses.

                The basic emphasis of the Coastal Act is clear: to protect the
                environmental quality and resources of the California coast
                while making these available for the enjoyment of all of the
                citizens of the State. A major challenge of this plan is to
                find a way to substantially curtail further commitment to
                residential development resulting from subdivision or other land
                use intensification while also assisting landowners in achieving
                the most sensitive possible development of existing parcels.

                A second challenge of the plan is to encourage and to protect
                ranching as an important and traditional use of the larger land
                holdings with significant grazing resources.     How recreational
                uses and visitor accommodations on such properties can be
                developed to help support agriculture is also an important
                consideration.

                Finally, the plan must meet the Coastal Act's goal of
                encouraging public recreational use and enjoyment of the coast
                while ensuring that the very resources that make the coast so
                valuable for human enjoyment are not spoiled.         Undesirable
                impacts of recreation have been in evidence for some years and
                must be corrected if Big Sur's long term promise is to be
                fulfilled. overuse of existing private and public campgrounds,
                loss of riparian vegetation through trampling, erosion of paths,
                compaction of soil in redwood forests, disruption of wildlife

                                                77

               habitats, and increased fire hazards are a few of the problems
               associated with current levels of recreational use.      Pfeiffer-
               Big Sur State Park is an example of a State facility whose
               popularity and use is at or beyond its environmental holding
               capacity. Some private campgrounds are similarly affected.

               Visual impacts associated with recreation in Big Sur include
               littering, excessive numbers of parked vehicles along Highway 1,
               and development of visitor facilities that are visually
               obtrusive from the scenic highway. Residents of the coast are
               at times undesirably affected by recreational activities. There
               is a clear need to protect the quality of local water supplies,
               for residents and visitors alike, and to minimize the danger of
               fire hazard during high public summer use periods. The privacy
               of the residents of the area should be protected as public
               access both to the shore and upland areas increases. visitor
               safety is also an issue because of hazardous cliffs and
               dangerous ocean conditions.

               The location, intensity, and character of new recreational
               facilities needs to be cognizant of all of these problems.
               Careful planning is needed to lessen, not increase, impacts
               associated with recreational enjoyment of the coast.

               5.3 PROPOSED LAND USES

               This section describes the kinds, locations and intensities of
               land uses recommended for the Big Sur coast.     The capabilities
               of Big Sur's natural environment and the capacity of the public
               service system to support development are reflected in these
               proposals. However, all new development is also subject to the
               policies of other sections of this plan concerning resource
               management, Highway 1 and other roads, shoreline access and
               trails, and is subject to the plans and provisions for
               administration and implementation.    Thus, final determinations
               of the acceptability of development proposals and their
               locations and densities on a parcel can only be made during the
               project review process, in consideration of all elements of the
               plan.

               5.3.1 Land Use Categories

               Eight broad categories of* land use are proposed for the Big Sur
               coast that reflect existing and traditional land uses and the
               priorities of the California Coastal Act. In all categories
               agricultural land use is a principal permitted use as provided
               for in Section 3.6 of this Plan.

               1.   National Forest

               The U. S. Forest Service manages the Los Padres National Forest
               under a multiple use concept in which conservation of plant and
               wildlife communities, protection of watersheds, maintenance of

                                               78

                scenic beauty, and low intensity recreation are principal land
                use activities. Forestry, mineral extraction and grazing can
                also be practiced under careful controls.    Land uses permitted
                in the Ventana Wilderness portion of the National Forest are
                limited to backcountry recreation.

                Non"-federal development within this designation will be subject
                to the same development standards and criteria as Watershed and
                Scenic Conservation category.     Existing administrative and
                community uses may continue to operate an National Forest land
                (e.g. Caltrans maintenance stations, local fire suppression
                facilities, Pacific Valley School).

                2.   Watershed and Scenic conservation

                Protection of watersheds, streams, plant communities, and scenic
                values is the primary objective.       Principal uses in this
                category include agriculture/grazing and supporting ranch houses
                and related ranch buildings. Recreational facilities permitted
                in the Outdoor Recreation category including rustic inn or
                lodging units, hostels; forestry, mineral extraction, aquacul-
                ture and related facilities; and rural residential and employee
                housing associated with any of these uses are secondary,
                conditional uses that will be considered on their individual
                merits. Where on-site dining facilities are allowed for the inn
                units, they must be limited to that which is needed to serve on-
                premises overnight guests.

                The following criteria shall apply to rustic inns, lodging
                units, hostels and employee housing:           suitability for
                recreational uses of the parcel (5.4.3.C-1); ability to avoid
                adverse impacts an adjacent habitats and agricultural activities
                (5.4.2.1 and 3) ; adequacy of access (5.4.3.D-9) and water supply
                (3.411 and 5.4.3.N-1); and ability of a proposed visitor-serving
                facility to support or assure the long term provision of open
                space and agricultural uses' (5.4.3.C-6).

                3.   Resource Conservation

                Protection of sensitive resources, plant communities, and animal
                habitats and important archaeologic sites is emphasized. only
                very low intensity uses and supporting facilities compatible
                with protection of the resource are allowed.    Appropriate uses
                can include carefully controlled low intensity day use recrea-
                tion, education, and research. Two types of Resource Conserva-
                tion areas are shown on the plan map. State Park Environmental
                camping facilities and other.low intensity facilities are
                allowed, but only where it can be demonstrated that no signifi-
                cant adverse impact on the resources will result.

                     Coastal Strand and wetlands - Applies to shoreline       and
                                                                              ect
                                                                              and
                                                                              a Jnd
                                                                              and
                                                                              jon

                     intertidal areas, coastal wetlands, the lower reaches of
                     major riparian corridors, and floodprone areas.

                                               79

                   Forest and Upland Habitats - Applies to environmentally
                   sensitive forest habitat, and grass, scrub, or chapparal
                   ground cover, rare and endangered plant or wildlife
                   habitats and upland riparian areas. It also applies to
                   public or private reserves or open space areas set aside
                   for resource preservation or research.

              4.   outdoor Recreation

              Low  intensity recreational and educational uses that are
              compatible with the natural resources of the area and-require a
              minimum level of development to serve basic user needs and
              necessitating minimal alteration of the natural environment are
              appropriate. Such uses are defined as trails, picnic areas,
              walk-in camping, tent camping where the campsites are separated
              from one another, and supporting facilities. Campgrounds are
              limited to a maximum of 60 spaces. These are considered to be
              principal allowed uses.

              Minimal necessary housing     and maintenance facilities and
              moderate intensity recreational uses defined as tent platforms,
              cabins, RV campgrounds (up to 60 units per site) , parks,
              stables, bicycle paths, improved restrooms, and interpretive
              centers are allowed as secondary and conditional uses. on-site
              dining facilities may be allowed, but only'to the extent needed
              to serve on-premises overnight guests. Hostels and campgrounds
              over 60 spaces may be appropriate as well.

              Such secondary and conditional moderate intensity uses are
              allowed provided that they be allowed in undeveloped park units
              only where it is infeasible to locate them in the existing
              developed park areas and only where strict conformance to view-
              shed protection policies can be achieved.

              5.   Recreational, Visitor-Serving Commercial, Public and Quasi-
                   .Public Uses

              To respond to the needs of  the traveling public, recreational
              and visitor-serving facilities which may include restaurants,
              grocery or general stores,,local arts and crafts galleries,
              inns, hostels, service stations, RV campgrounds, and moderate
              intensity recreation are the principal permitted uses.
              Secondary, conditional uses include administrative, management
              and maintenance facilities for public agencies, fire stations,
              clinic 'and ambulance services, community halls, churches, post
              office, library and schools.

              6.   Rural Residential

              Rural residences are considered a principal use on vacant
              parcels where applicable resource protection policies can be
              met. Secondary uses appurtenant to rural residences include
              garages, work or storage sheds, and art or craft studios.

                                             80

               7.   Military and Coast Guard

               This category applies to the U. S. Naval Station and Coast Guard
               Station at Point Sur and the Navy property at Granite Creek
               leased to the California Department of Fish and Game.       Coastal
               dependent development is the principal allowed use, with public
               agency facilities and moderate intensity recreation uses (as
               specified in Section 5.3.1.4) as secondary uses.

               As provided by the Federal Coastal Zone Management Act of 1972
               (CZMA), lands subject to exclusive federal jurisdiction, such as
               the Naval Facility at Pt. Sur, are not subject to Coastal
               commission or County jurisdiction. However, when federally/
               owned lands are opened to non-federal development, such develop-i
               ments are subject to coastal permit requirements. Accordingey-_,71"
               the land use designations shown for federal lands are for the
               purpose of regulating future non-federal development, if any.
               Federal projects on excluded lands will be addressed by the@
               federal consistency process as provided by the CZMA.

               5.3.2 Land Use Map and Summary of Land Use Proposals

               The land uses described in the preceding section are to-be
               located on the Big Sur coast as shown on the proposed land use
               map. Eight separate land use patterns are shown on the map's
               legend and an additional designation is used for the four rural
               community centers.

               Overall, the map reflects current land use patterns, with tradi-
               tional centers of commercial, recreational, and residential
               activity remaining as the recommended areas for such uses in the
               future. Most of the land on the coast is rural and undeveloped
               as part of the Los Padres National Forest or large privately-
               held ownerships.     The emphasis on these lands has been on
               minimal use and careful stewardship.        These basic uses are
               proposed to remain over most of the area as indicated by the
               broad use of the Watershed and Scenic Conservation designation
               and the National Forest designation. The Watershed and Scenic
               Conservation category permits a number of land uses including
               ranches, rural residences, low intensity recreation, rustic
               visitor accommodations, and under careful controls, forestry,
               mining, and aquaculture. The development and resource policies
               of the plan will guide landowners in assuring that development
               is compatible with protection of the area. At the same time,
               the flexibility that this category permits provides an opportu-
               nity for landowners to obtain a reasonable   return from the land.

               Two Resource Conservation categories are shown on the map. The
               lagoons at the mouths of the Big Sur and Little Sur Rivers, and
               the riparian areas along the lower reaches of the two streams
               are classified as Wetlands and Coastal Strand.      Numerous other
               areas along the coast, particularly shoreline and intertidal
               areas need the strict protection required by the Resource
                                                                                0

               Conservation classification but, because of imprecise data on
               the locations and extent of these areas, they are not shown on

                                               81

                the map. They will be managed instead through the application of
                the plan's various resource policies.        The plan shows the
                Landels-Hill Big Creek Reserve as Forest and Upland Habitat in
                recognition of the research and preservation purposes to which
                this State-owned property is devoted.

                The Outdoor Recreation category is applied to Molera State Park
                and the recent Garrapata, acquisition, in order to provide
                recreational opportunities while ensuring the areas remain in a
                natural state.    The major beaches on the coast, Garrapata,
                Little Sur, Point Sur, Pfeiffer, and Sand Dollar, are also
                included in this category to protect their primitive and natural
                character.   In addition, uses permitted in this category are
                encouraged on appropriate sites within areas.shown on the map as
                Watershed and Scenic Conservation.    Large private properties in
                particular, can be developed to provide enjoyable low intensity,
                outdoor recreation opportunities for the public in a scenic and
                natural setting. Proposals for such uses will be considered on
                any suitable property.

                Activities and facilities   described in the Outdoor Recreation
                category are currently available at several public and private
                locations including Pfe 'iffer-Big Sur State Park, Julia Pfeiffer
                Burns State Park, Limekiln Creek, Kirk Creek, Mill Creek and
                Plaskett Creek, which are reflected on the land use map. A
                number of privately-operatea improved campgrounds are located in
                the Big Sur Valley.

                Otter Cove, Palo Colorado Canyon, Bixby Canyon, Sycamo   re Canyon,
                Pfeiffer Ridge, Coastlands, and Partington Ridge areas are
                designated principally for Rural Residential use because they
                contain numerous comparatively small parcels, generally unsuit-
                able for other kinds of development. While the land use map
                reflects the rural residential character of these areas, further
                subdivision is not generally appropriate and full buildout of
                all existing parcels may be unwise in view of the limitations.of
                the natural environment. Recommendations in Section 5.4 of the
                plan, point to the need for careful study of each of these areas
                to avoid undesirable cumulative impacts resulting from continued
                residential development. In all cases, residential development
                proposals for individual parcels will be considered on their
                merits in accordance with applicable plan policies.

                The Military Land use designation is used at three locations,
                Granite Creek, the Point Sur Coast Guard Light Station, and the
                U. S. Navy Station just south of Point Sur.

                A special land use classification, called Rural Community
                Center, is depicted by a dotted line circumscribing portions of
                the Big Sur Valley, Pacific Valley, Lucia, and Gorda. This is
                intended to illustrate the,,approximate areas within which a
                variety of land use activities are now carried on. The plan
                proposes that these areas 'continue to provide a spectrum of
                functions for both the visiting public and for residents of the
                adjoining rural areas. Major categories of land use activities

                                                82

                                                                                                                                                  >
                                                                                t@c@. 'I.
                                                           BIG SUR COAST
                                                    PLANNING AREA BDRY

                                                                                                    . . . . . . . . . . .

                                                                                             51

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                                                                                                                              V'r
                                                                    Lobos Rocks
                                                                        .0q

                                                                SOBERANES PT

                                                                                   .10m
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                                                                                              Ite                                 @29n ft                        ..........

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                                                                   KASLER PT

                                                                      ROCKY PT'

                                                     SEE DETAIL AREA "F" FOR
                                                     COMMERCIAL FACILITIES

                                                                                                                                                                                             ..........

                                                                    Castle Rock %

                                     N%                         BIXBY LANDING

                                                                                                                                                                                       Mt Ca rml
                                                                                                                                                                                       4417 If

                                                                                                                                                                                  Los
                                                             HURRICANE PT

                                                                                                                                    x    n
                     AREA SHOWN
                     ON THIS MAP

                                    SAUNAS
                               RAW

                                                                                                                                                                                       Padres           -)C,.

                            LUCIA

                            G0110A
                                                          PT SUR                                                                                                                       Little
                  0 s                                                                                                                               ff
                                                                                                                                   ..............

                                                                          Folse
                                                                          Pt Sur
                             National Fdrest

                             Watershed &
                                                                                                                                                                                                               L*
                             Scenic Conservation

                                -Agriculture
                               -Outdoor Recreation                                                                                                                                                       I
                                                                                                                                       it M                                                4-
                               -Visitor Serving Facilities
                               -Rural Residential

                                           -C
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                                                                                                                                                                                                                f
                                                                                                                                                                   7                     Fi6iest  I
                  Adopted ty Board of Supervitsm; Nmewhert.11985,..                                                                                                                              1

                             NORTH SECTION                                                                     Pfeiffer geopch
                                                                                                                PFEIFFER FIT 1.
                                               0 "ST"
                              BIG SUR, C         A

                                             Y.
                             LAND'             USE                                                                             SEE DETAIL AREA -Ir FOR
                                    PLAN                                inn                                                    RUM CCMUG94M CENTER

                                                                       ARMY

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                                           5EE DETAIL AREA   I-
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                                           COMMERCIAL FACI ri I jr-N
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                                                                                  a I
                  RURAL COMMLI-
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                                                                        rn

                        AREA SHOWN
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                                                                                                                                                                                                                                 Sec
                                                                                                                                                                                                                     T.
                                  MONTEREY
                                                                                                                                                                                    *ft C.,
                                           S LINAS
                                                                                                                                                                                      lio
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                            *BIG SUR                                                                                     C,

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                                           shed &
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                                                                                                                                                  @n C, r, W,
                                                                                                  GAMBOA PT                                           c,
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                                   -Outdoor Recreation
                                                                                                                                                                                                       J.)
                                   -Visitor Serving Facilities
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                                  -We0ands-&-Coostal-Stram.
                                  Resource Conservation                                                                                      50
                                                                                                                                @, WIN,
                                  Forest & Upland Habitat                                                                 : -.@,   1,F!,
                                                                                                                                WIN"%I
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                                                                                                              LOPEZ PT
                                  Military                                                                                              LUCI

                                                                                                      SEE DETAIL AREA _C- FOR
                                  Rural Community Center                                              RURAL COMMUNITY CENTER
                                  ISee detailed maps]

                      Adopted by Board of Supervisors November 5, 198S.

                                  CENTRAL SECTION                                                                                                                                                            J.

                                                                                                                                                 ROCKLAND
                                  'BIG SUR COAST                                                                                                   LANDING
                                                                                                                      Monterey
                                                                                                                                                                                                                         -ILI            -

                                                                                                                      County
                                                                                                                      Planning
                                           FIGURE I                                                                   Oapartment
                                  LAND               USE
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                                           PLAN
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                           AREA SHOWN
                            ON THIS MAP

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                                        MONTEREY                                                                                                                             &n,3744 fI
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                        F-1

                                        Watershed &
                                        Scenic Conservation                                                                                                                                 Lion Peakn,
                                                                                                                                                                                                 3499 ft

                                        -Agriculture
                                                                                                                                                                                                                03   ThreePeaks
                                        -Outdoor Recreation
                                        *Visitor Serving Foci
                                                                       litles
                                        -Rural Residential
                                                             astal Strand-                                                                                                                                          %
                                                                                                                                                                                                                      1kr 1-.__
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                                        Forest & Upland Habitat
                                        Resource Conservation                                                                                          Mount Mors
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                                        Outdoor Recreation
                                                                                                                                      @10

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                                        Military
                                                                                                                                                                                    Fo
                                                                                                                                                                                        rest

                                        Rural
                                               Community Center
                        .. . ... ...... . ..
                                        (See detailed maps)

                        Adopted by Board of Supervisors November 5, 1985.

                                        SOUTH SECTION
                                                                                                                                                                                         C"
                                                                                                                                                                                          0.

                                        BIG SUR COAST
                                                                                                                                             Monterey                                                                                     Z4
                                                                                                                                                                                                                                           wy
                                                     ;]A      -P                                                                             County
                                                                                                                                             Planning                                                 '0@
                                                 I I GURE I                                                                                  Department                                                -
                                                                                                                                                                                                    8@
                                                                                                                                                                                                    a
                                        LAND USE
                                              PLAN
                                                                                                       KALE IN FEET

                                     NOTE:                          Lerer                                                                                                                                          BIG SUR VALLEY
                                                                    Development only on the portion of
                                                                    the property not visible from Highway                                                                                                          NORTH - DETAIL A
                                                                    One.
                                                                                                                                                                                                                                                RURAL COMMUNITY
                                                                                                                                                                                                                             ............
                                                                    Sohm/Rodakowski
                                                                                                                                                                                                                   .............                CENTER

                                                                    All development                                      limited to the lower
                                                                    portion of the property (below 100
                                                                    feet elevation) and campground or                                                                                                              I INCH ECIUALS 2000 FEET                                                                                        N
                                                                    visitor accomodation use.

                                                                                                                                                                                                                                   4

                                                                                                                                                                                                                   _L2 L_                                                                                                     7 8
                                                                                                                                                                                                                   13 18                                                                                                           17

                                                                                                                                                                                                                                    2

                                                                                                                            4                                                                                                       3                           EPA-

                                                                    HARVEY LERER

                                                                                                                                                                                                                                    4,            1
                                                                                                                                                                                                                   11)13 Is
                                                                                                                                                                                                                   24 IF
                                                                                                                                                                                                                                                                                                                                '9120

                                                                                                                                                                                                                                     4
                                     SOHM/RODAK,OWSKI

                                                                                                                         .... ........

                                                                                                                                         ...........
                                                                                                                         ....................
                                                                                                                         ....................  -
                                                                                                                                 ................
                                                                                                                         ...........................
                                                                                                                                  ...............

                                                                                                                                                                                                                                                                                                                                       PEDWOO@

                                                                                                                                                                                                ......... .. ....
                                                                    4                                                                                                                                                                  2

                                                                                                     23 24                                                                                                                                                                                                                        11 2._
                                                                                                                                                                                                    ........ .. .
                                       1                                                             26 25                                                                                                           25130                              PFEIFFER
                                                                                                                  @- /rIzz

                                                                                                                                                                                                                                                                                       SUR                       STME

                                                                                                                                                                                                                                         2
                                                                                                                                                                                                   1985.
                                  Source: Monterey County Planning Department,

                               3
                                                                                      LUCIA- DETAIL C

                                4                                                                   RURAL COMMUNITY

               S R3E
                         36 31        1 TZIS R4E                                                   CENTER
               s R3E      1 6          T22S R4E                       31L
                                                            1         6 5
                                 4    1          1          1
                                      1    3          2     1    1          4
                                                                                      I INCH EQUALS 2000 FEET
                                                L                                                                                  N

                                5       416

                               6

                     4         7    11

                                                                   6 15
                       12 7                                                                                     5 14
                                                                                                                 a 9

                               3         4

                                         5
                     LOPEZ ROcx

                                                                  7 8                                           q
                                                                  19 17

                                                                                   2

                                                                                   .................

                                                                                                         4

                                                         P a C i f    C
                                                                                         oce
                                                                      6

                Source: Monterey County Planning Department, 1985.

                          via-   3
                                                                                 PACIFIC VALLEY-
                                                                       te
                                                                                 DETAIL              D

                                                                      31132                      RURAL COMMUNITY
                                                                                  .. .......
                                                                                                 CENTER
                                                                                  .%%
                                                 1

                                                                                 I INCH EQUALS 2000 FEET

            4

                                                                                                                5  4
                                                                     6 9

                                 ..Xv

                       3        3                                                       5- ou, T@

                                                                                                                  15

                                                                            LPFIF9
                                                                     r

                                                                                                         LP"Fil
                              3

                                                                  Is 17 LW P@ WWWL FORM WMOAW
                                                                                                              to 21

                   PLASKETT
                     ROCK

                                       Source:        Monterey County Planning Department, 1985.

                                                                                                                GORDA-PETAIL E

                                                                                                                       " X
                                                                                                                                        URAL COMMUNITY
                                                                                                                      . ........     CENTER

                                                 n
                                                                                                              I INCH ECIUALS 2000 FEET
                                                                                                                                                                         N

                           Q@

                                              3

                                                                                                            32133

                                                                                                       C) C*
                                                                                                                                        -PIP

                                                                         Source:             Monterey County Planning Department, 1985.

                   34, 33         1      TI9SI R2r
                                         T 205 R2E                            4    3            1
                                                           2             1              4                  DETAIL. AREAS F

                                       ------                                                                               COMMERCIAL FACILITIE'S
                                                                                  0                                         OUTSIDE RURAL
                                                                                                                            COMMUNITY CENTERS
                                                       0                                                   1 INCH EOLIALS 2000 FEET                                  A
                                                                                                                                                                      N

                                                                                                                                                                3           4

                        4                                                          3    NATIONAL
                       9                                                          '0                                                                           6            5

                                                                                                       0

                                                                                                                       31
                                                                                                                   1
                                                   oce",                                                   ROCKY
                                                                                                           POW
                                                                                                                                                                       COLORA@
                                                                     GRIMES
                                                                     POINT
                BIG SUR INN                                                                             ROCKY P0114T
                                         I                                                              RESTAUI

                    FOR                    3 2
                                           10 11                                                                                                         7 3

                                                  LAFLee
                                          --4

                                                                                                                        00

                                            10

                                            15
                                                                                                                                                          17

                                                                                                              BIXBY
                                                                                                             LANDING                                            CO
                                                          2 1
                                                                                 r      4

                                          RY                                                       EL SITE
                                                                                           WESTIVIERE                              --- NN
                COAST GALLE                                              _1                'HOT

             Source: Monterey County Planning Department, 1985.

               5.   Existing parcels of record are considered buildable parcels
                    and are suitable f or development of uses consistent with
                    the plan map provided all resource protection policies can
                    be fully satisfied, there is adequate building areas of
                    less than 30% cross slope, and they are not merged by
                    provisions elsewhere in this plan.

               6.   Many types of land use found in other locations in the
                    county are inappropriate to the Big Sur coast and are in
                    conflict with the rural environment, the protection of
                    natural resources, and the general peace of the area and
                    are not theref ore provided for in the plan. Among these
                    uses are intensive recreational activities such as tennis,
                    golf, cinemas, mechanized recreation, boating facilities,
                    industrial development, manufacturing other than cottage
                    industry or art production, on-shore or off-shore energy
                    facilities, large scale mineral extraction or mining, oil
                    extraction, commercial timber harvesting, and any non-
                    coastally dependent industries.

                    In general, any land use or development of a character,
                    scale, or activity level inconsistent with the goal of
                    preserving the coast's natural, undeveloped beauty and
                    tranquility will not be permitted.

               7.   Where areas are designated for watershed restoration in
                    accordance with the procedures specified in Policy 3.4.3.C-
                    2 of this plan, the County shall consider the objectives of
                    the proposed restoration activities and limit development
                    in such areas accordingly, regardless of the land uses
                    proposed for the area in this plan.

               a.   It is the policy of Monterey County that lands in excess of
                    thirty percent cross slope, located east of Highway 1,
                    shall not be developed. Those portions of a parcel in this
                    area that have a cross slope of thirty percent or more
                    shall receive a density of one dwelling unit (d.u.) for 320
                    acres.

                    The calculation of residential development potential on
                    property east of Highway I will be based on the following
                    slope density formula:

                           CROSS SLOPE              DWELLING UNIT/ACRE

                           Under - 15%                   1 - 40
                           15 - 30%                      1 - 80
                           Over - 30%                    1 - 320

                    Property west of Highway 1 may be developed at a density
                    rate of 1 d.u. per 40 acres.

               9.   The following density standards for inn unit development
                    are designed to allow up to 300 new visitor-serving lodge
                    or inn units on the Big Sur Coast, based on protection of

                                               86

                   the capacity of Highway one to accommodate recreational
                   use, the avoidance of overuse of areas of the coast, and
                   the need for development to respect the rural character of
                   the Big Sur Coast and its many natural resources.

                   The number of visitor-serving lodging units on any one site
                   is limited to 30, reflecting the small scale character of
                   the special Big Sur community. Two or more facilities on
                   the same property shall not be contiguous. (minimum separa-
                   tion 400 feet). As specified in Table 1,. the maximum inn
                   unit density in the Rural Community Centers shall be one
                   unit per acre, with a minimum parcel size of ten acres. In
                   other locations where inn unit development is allowed in
                   the land use designations, the number of allowable new inn
                   units shall be two lodging units for each potential
                   subdivision lot that is permanently retired by action of
                   the applicant. An applicant must determine from Policy
                   5.4.2.8, above, the allowable residential density on land
                   that can be further subdivided and then multiply that
                   density times two to determine the allowable number of
                   visitor-serving units.    However, the maximum inn unit
                   density allowance for any one ownership in the Watershed
                   and Scenic Conservation land use designation shall not in
                   any event exceed a net of 8 per existing parcel, which may
                   be aggregated into clusters up to the maximum per site
                   specif ied above.

              10.  open space approved as a part of a development proposal
                   shall be secured by a scenic easement, assuring its reten-
                   tion in perpetual open space or agricultural use.

              11.  Before any development (other than agricultural improve-
                   ments and a hostel at the Pt. Sur lighthouse) is approved
                   for the area adjacent to Naval Facility Pt. Sur, the
                   Commanding Officer shall be consulted to insure that the
                   proposed development will not constitute a hazard to
                   military security.    The area is def ined as that area
                   bounded by Highway One on the east, the first ridge south
                   of the facility, and the Pt. Sur Lighthouse access road on
                   the north, including the Pt. Sur Lighthouse Reservation and
                   extending perpendicularly to the seaward limit of the
                   coastal zone.

              12.  off-site advertising signs shall not be allowed.

                   Advertising signs only allowed in connection with
                   commercial or visitor-s6rving uses, to a maximum 35 square
                   feet. The size, design, materials, and location of all
                   signs should be in keeping with the local character, appro-
                   priate for the intended use, and be subject to the Develop-
                   ment Permit Process.  Materials shall be limited to those
                   which are natural, including unpainted wood (except for
                   lettering) and stone, whenever feasible. No exterior or
                   interior neon plastic, moving, or flashing signs will be
                   allowed.

                                             87

                    Caltrans should not allow any private signs or advertising
                    structures within the state right-of-way.

               13.  A coastal development permit must be obtained f or the
                    removal of trees and other major vegetation. However, in
                    the Big Sur Coast area the following will not be considered
                    as removal of major vegetation:

                    a.   Removal of non-native or planted trees, except where
                         this would result the exposure of structures in the
                         critical viewshed;

                    b.   Removal of hazardous trees which pose an imminent
                         danger to life or property, or  threaten contagion of
                         nearby forested areas, subject to verification by the
                         County or California Department of Forestry;

                    C.   Thinning of small (less than    1211 diameter) or dead
                         trees from dansity forested     areas, especially as
                         needed to reduce unsafe fuel accumulations adjacent to
                         existing occupied buildings; and,

                    d.   Prescribed burning, crushing, lopping or other methods
                         of brush clearing which do not materially disturb
                         underlying soils.

                    Selective removal of trees may be permitted where
                    consistent with the Forest Resources policies of this Plan,
                    provided that no impairment of the critical viewshed or
                    degradation of environmentally sensitive habitat will
                    result. Where the removal of trees is part of a stand
                    improvement project or similar long-term management effort,
                    the submission of a Forest Management Plan for the site
                    will be encouraged by the County; approval of such plans
                    pursuant to a coastal development permit will obviate the
                    need for multiple permit requests on the same site.

               5.4.3 Specific Policies

               A.   National Forest Lands

               1.   The County strongly supports continued management of the
                    Ventana Wilderness in strict adherence to the provisions of
                    the Wilderness Act.

               2.   The County requests that the Forest Service give special
                    attention in its planning and management of the Los Padres
                    National Forest to the protection of the natural environ-
                    ment from recreational overuse and to the protection of
                    adjacent residents from fire hazard and water pollution
                    resulting from recreational use.

              3.   The County will consult with the U.S. Forest service prior
                   to the issuance of a coastal development permit for any
                   parcel adjacent to the National Forest lands, roads, or
                   access trails.

              4.   The "National Forest" land use designation may include some
                   lands not currently managed by the U.S. Forest Service.
                   Non-federal development within the "National Forest" land
                   use designation will be subject to the policies for "Water-
                   shed and Scenic Conservation". Lands added to Los Padres
                   National Forest outside the certified "National Forest"
                   designation will not be redesignated without Plan amend-
                   ments.

              B.   Agriculture

              1.   Agricultural resource protection policies presented in
                   Chapter 3 provide the basic framework to guide agricultural
                   activities and shall be considered in all development
                   applications where existing or potential grazing land is
                   concerned. Management of agricultural operations should be
                   particularly sensitive to the protection of water quality
                   and vegetation in riparian areas.

              2.   Aquaculture activities are consi dered agriculture uses and
                   are generally compatible with the goals of this plan. Pro-
                   cessing facilities will be carefully considered to assure
                   compatibility with the area.

              C.   Development of New or Expanded Recreation Facilities

               1.  Development of recreation and visitor-serving facilities at
                   locations suitable for such use is preferred over other
                   types of development in Big Sur because of Big Sur's
                   national significance as a recreation area.

               2.  Maintenance of the rustic, outdoor recreational character
                   of Big Sur is emphasized. The expansion and development of
                   recreation and visitor-serving facilities in Big Sur shall
                   be of a scale and nature that is compatible with the
                   natural and cultural character of the area while offering
                   opportunities for visitors to experience and enjoy the
                   beauty and inspiration that the Big Sur environment
                   presents. Intensive recreational uses or facilities are
                   not appropriate and shall not be permitted.

                   Compatible scale and character shall include limiting the
                   number  of visitor accommodation units as specified in
                   5.4.2.9 and shall limit such structures to two stories in
                   height, subject to site constraints. Intensive visitor-
                   serving projects (those over 5 units) will be required to
                   enhance and/or provide public coastal recreational opportu-
                   nities consistent with Coastal Act Sections 30212.5 and
                   30222 and all Plan policies.

                                             89

                    The provisions of this policy shall apply to policy 3,
                    below, as well as all other relevant Plan policies.

                3.  The Soberanes Point, Garrapata Beach, and the Little Sur
                    River areas should be planned for low-intensity, day-use
                    recreational development with minimal provision of facili-
                    ties. The scenic and natural resources of these areas
                    should be preserved in a natural state.

                4.  Historical resource areas can offer interesting and attrac-
                    tive recreational opportunities for visitors to Big Sur.
                    These areas shall be preserved for public recreational and
                    educational use.

                5.  The County encourages expansion and development of public
                    and private recreation and visitor-serving facilities
                    within existing areas of development. Accordingly, new
                    development, or expansion of existing recreation and
                    visitor-serving facilities in the Big Sur Valley, and at
                    Lucia, Gorda, and Pacific Valley is generally acceptable
                    provided resource protection policies can be met.

                6.  Undeveloped areas in Big Sur shall be preserved for low
                    intensity recreational use such as hiking and camping and
                    nature study.    only minimal alterations of Big Sur's
                    existing natural environment and recreational character
                    shall be allowed. Development of low intensity recreation
                    uses and visitor-serving facilities are encouraged on the
                    larger properties where this will assist in providing
                    economic uses of the land and in meeting Coastal Act
                    objectives for public recreation.

                7.  Recreational and visitor-serving facility expansion and
                    development proposals shall be evaluated on an individual
                    basis. All proposals must demonstrate consistency with the
                    land use plan and environmental, visual, design and traffic
                    constraints. Visitor-serving facilities may be approved on
                    any size parcel meeting the standards listed in Table 1 and
                    large enough to allow for the construction of needed
                    employee housing, provide adequate sewage disposal and
                    parking, and otherwise, satisfy the policies of this plan.
                    Additional criteria for inn unit development include:

                    a.   Must have direct access to public road (not including
                         Sycamore Canyon or Palo Colorado Roads), or common
                         driveway with permission of the other owners;

                    b.   Deed restrictions must be recorded to preclude rental
                         or subdivision of the inn units as separate residen-
                         tial dwelling units.

                    No portion of acreage necessary for one facility shall be
                    credited to a different facility. For example, pursuant to
                    Table 1, a 25-acre parcel in a Rural Community Center could
                    have 25 inn units, or 50 RV campsites or 10 inn units and

                                              90

                   30 RV campsites.

                   Inns shall provide at'least one parking space per room.
                   Free-standing restaurants (not part of an inn) shall
                   provide at least one space per four seats or per 100 sq.
                   ft. of both open and enclosed dining area, whichever is
                   greater.    In addition, adequate and separate employee
                   parking shall be provided.

                   New free-standing restaurant development shall be limited
                   to the Rural Community Centers and the sites specified in
                   Plan policy 5.4.3.E-1.     The maximum size for such new
                   restaurant structures shall be that amount of space needed
                   for a 120-seat enclosed dining room facility.        Elsewhere,
                   restaurants shall not be larger than required to serve the
                   maximum size inn allowed on the parcel (generally, at the
                   ratio of two seats per inn unit). Expansion of existing
                   restaurant buildings shall be limited in scale to that
                   which is in character with Big Sur, not to exceed a 10%
                   expansion in area or an area suf f icient for 12 0 dining room
                   seats, whichever is greater.

               8.  Projects for new or extensively expanded recreation and
                   visitor-serving facilities shall provide low-cost recrea-
                   tional facilities as part of the development. The estab-
                   lishment of low-cost hostels in Big Sur is encouraged as
                   part of a comprehensive hostel system for the California
                   coast.

               9.  Applicants for commercial developments shall submit a
                   profile of the number of expected employees. The profile
                   shall indicate, in general ranges, the income of the
                   prospective employees and other information that would
                   allow for an assessment of the employee housing needs to be
                   created by the development. An employee housing plan shall
                   be submitted that indicates how the employer shall, as part
                   of the development or otherwise, satisfy all, or. a substan-
                   tial portion of, the housing needs of the employees.

              10.  The County requests that State and Federal agencies prepare
                   long range recreational development plans for areas under
                   their jurisdiction. The County requests that these plans
                   contain traffic components describing the portion of
                   Highway 1 capacity required to serve the proposed recrea-
                   tional development, including public transportation poten-
                   tial. The County will seek to assure that approval of
                   these plans will be made jointly and on a cooperative
                   basis, by all agencies involved in the management of
                   Highway 1. Environmental assessments will be required for
                   all such proposals.     Development of public and private
                   recreational facilities will be phased as part of a
                   recreational growth management program based on available
                   highway capacity. Development standards for approval of
                   recreational facilities and visitor-serving facilities on
                   government lands shall be identical to those applied to

                                               91

                     private developments in Big Sur.

                D.   Recreation Management

                 1.  Management of recreation uses in Big Sur shall emphasize
                     the enjoyment of the natural scenic environment and shall
                     preserve the rural, wilderness, and inspirational qualities
                     for which the Big Sur coast is famous. A high standard of
                     resource protection is required to maintain the valuable
                     resources of the Big Sur coast in perpetuity.

                 2.  Additional funding should be allocated by the State and
                     Federal governments to manage and maintain existing public
                     recreation areas before more public land is opened to
                     recreational use by these same agencies.

                 3.  Management policies for Outdoor Recreation areas shall be
                     to limit levels of use in environmentally sensitive areas
                     and redirect recreational activities to other areas able to
                     support anticipated use with minimal environmental impacts.

                 4.  Pleasure driving along scenic Highway 1 is a major recrea-
                     tional activity.     Public transit service to the coast
                     should be expanded. Local transit service within Big Sur
                     should be initiated to serve the visitors of State Parks,
                     Los Padres National Forest facilities, and private
                     recreation and visitor-servinig facilities.

                 5.  The Department of Parks and. Recreation and the Forest
                     Service should reserve a portion of campground capacity for
                     visitors arriving during non-peak traffic hours in order to
                     distribute Highway 1 traffic destined for these areas more
                     evenly throughout the day.

                 6.  The County will cooperate with Caltrans, the Department of
                     Parks and Recreation, the Forest Service and San Luis
                     Obispo County in establishing roadside visitor information
                     centers near each end of the Big Sur coast. These centers
                     will be for the convenience of travelers, will assist in
                     reducing unnecessary traffic on Highway 1, and will help
                     coordinate operation of private and public recreational
                     facilities.   The determination of appropriate information
                     center sites will be coordinated with Caltrans as part of
                     the Plan implementation.

                 7.  Caltrans shall provide additional roadside restroom facili-
                     ties located south of Big Sur Valley to serve visitors and
                     the travelling public, consistent with viewshed and
                     resource protection criteria.         The determination of
                     appropriate restroom locations will be coordinated with
                     Caltrans as, part of the Plan implementation.

                                                 92

               8.  Improvements to the Bicentennial Bicycle Path shall be
                   completed where feasible and the route shall be properly
                   signed and marked to alert drivers and provide bicyclists
                   extra protection.

               9.  Adequate public access shall be provided to recreational
                   areas but all appropriate management measures should be
                   used to discourage trespass      should be supervised to
                   discourage trespass onto adjacent property.

              10.  Surfing and scuba diving are not encouraged due to
                   hazardous conditions. Development of special facilities
                   for these uses would be inappropriate.

              11.  The Forest Service may designate appropriate areas in the
                   vicinity of Pacific Valley for hang-gliding and shall
                   provide supervision to discourage hang-gliding in areas
                   that could endanger the safety of hang-gliders and the
                   public.   Hang-gliding from private property shall be
                   allowed only upon prior approval of the owner.

              12.  Off -road vehicle recreation its not an appropriate use in
                   the Plan area.

              E.   Commercial

               1.  Development of new commercial uses serving community and
                   visitor needs be directed to the existing Rural Community
                   Centers of the Big Sur Valley, Lucia, Gorda, and Pacific
                   Valley. Several commercial uses including the Rocky Point
                   Restaurant, Big Sur Inn, and Coast Gallery, are currently
                   found outside the Rural Community Centers designated on the
                   land use map and these are considered conforming uses under
                   the plan.   However, gasoline service stations, general
                   stores, or similar highway-oriented commercial structures
                   shall not  be allowed outside of the rural. community
                   centers.

               2.  Westmere,  well known as the site of a lodge serving
                   visitors to the northern portion of the Big Sur Coast, may
                   re-establish the historic use as a lodge of 24 units that
                   reflects the historic character of the site in design and
                   scale. A specific development proposal for Westmere may
                   request additional units subject to the limitations set
                   forth in this Plan. In order to meet policies for the
                   protection of the critical viewshed, the new lodge should
                   use the original site which is hidden from public view.
                   overall visual restoration of the surrounding area, under
                   the same ownership, should be carried out as a condition of
                   the development of the lodge and public access to the beach
                   at Rocky Creek should also be provided.

               3.  Commercial development shall carry out the rustic character
                   of Big Sur both in size, scale, activities, and design.

                                             93

                4.  Large scal e commercial facilities that are unlike the
                    existing character and size of facilities in Big Sur shall
                    not be permitted.

                5.  Cottage shop industry, defined as small-scale manufacturing
                    of artistic or craft items, is encouraged as a traditional
                    activity in the area. It shall be treated as an appro-
                    priate home occupation in any areas where residences are
                    permitted and shall not be restricted to areas designated
                    for commercial uses.

                6.  Commercial facilities shall  be aimed at serving both local
                    residents and the visiting public. Businesses intended to
                    serve solely local residents are discouraged. No minimum
                    site standards are established for commercial uses but
                    adequate physical area to meet parking requirements and
                    natural resource concerns must be available before existing
                    businesses can be expanded or new facilities can be
                    approved.

                7.  Existing commercial facilities are encouraged to expand and
                    improve existing buildings as a desirable means of meeting
                    growth in demand. Scattered commercial uses not in Rural
                    Community Centers may expand existing secondary uses
                    provided such expansion is small in scale and clearly
                    subordinate and incidental to the primary use.

                8.  Renewal of use permits for existing commercial uses or the
                    establishment of new uses will require careful considera-
                    tion of the impact of the use on surrounding land from a
                    good neighbor point of view. Particularly where commercial
                    activities are in proximity to residences, care must be
                    taken to ensure that noise or visual modification do not
                    affect the peace and tranquility of existing neighbors.

                9.  New commercial uses or expansion of existing uses will be
                    evaluated for their impact on traffic safety and highway
                    capacity in the area.     Parking shall be screened from
                    public views from Highway One and should in no event create
                    hazards for motorists or pedestrians.

                10. Commercial development which would enhance recreational use
                    of public lands existing nearby by providing specific
                    physical improvements (e.g. trail links, interpretive
                    facilities) or management (e.g. ranger, fire control,
                    contribution of funds to a public management agency), or
                    development which includes specific improvements to public
                    access to the shoreline and the surrounding lands shall be
                    preferred.

                11. Existing and permitted visitor-serving uses will be
                    protected from encroachment by incompatible uses (such as
                    residences) which might hamper their future ability to
                    expand or improve consistent with 5.4.3.E-7.

                                              94

                   conversion of existing low cost overnight accommodations to
                   other uses, unless replaced with comparable facilities,
                   will not be permitted.

              F.   Public/Quasi-Public

              1.   A range of public and quasi-public services are present in
                   Big Sur and serve both the local community and visitors.
                   These include, or have included in the past, churches, two
                   elementary schools', volunteer fire protection, County
                   library, post office,, Big Sur Grange Hall, ambulance
                   service, State Park and Forest Service management facili-
                   ties, and public agency radio repeaters, flood monitors and
                   navigational aids. These should continue to be concen-
                   trated in the Big Sur Valley, Pacific Valley, Lucia, and
                   Gorda but should be upgraded based on present need and
                   future growth.

              2.   In general, improvements should be made in the level of
                   public services available in Big Sur. Permanent buildings
                   should be constructed for the U.S. Post Office and the
                   County Branch Library. Other facilities needed include a
                   fire station to protect against structural fires and to
                   augment the volunteer companies, a public meeting hall to
                   reduce pressure an the Big Sur Grange Hall, and an
                   emergency clinic with ambulance service. where practical,
                   such uses should be clustered or co-located to minimize
                   impacts.

              3.   The existing elementary schools in the Big Sur Valley and
                   at Pacific Valley are expected to be adequate for some
                   time. Increased classroom needs should be accommodated at
                   these locations rather than new sites.

              4.   Like other uses, public and quasi-public uses must meet
                   strict resource protection and environmental criteria.
                   Such facilities shall not be constructed in primary flood-
                   plains.

              G.   Rural Residential

              1.   Subdivision of large undeveloped or agricultural properties
                   for residential purposes is strongly discouraged. Cluster-
                   ing of residential units on large undivided properties at
                   this rate is preferred to subdivision creating separate
                   parcels.

              2.   Development in designated rural residential areas shall
                   continue to be limited to residential uses in order to
                   protect residents from unwanted intrusion by other
                   incompatible activities and because neither available
                   vacant land, water, nor roads are adequate to support more
                   intensive uses.

                                             95

               3.   Reconstitution of parcels or mergers may be required for
                    any area of the coast where past land divisions have
                    resulted in parcels being unusable under current standards
                    or where cumulative impacts on coastal resources require
                    limitations on further development.   Parcel mergers shall
                    be based on the following criteria:

                    (a) The minimum buildable parcel shall be one acre;

                    (b) Each parcel must contain a suitable septic and drain-
                        field location on slopes less than 30%, and must be
                        able to meet Regional Water Quality and County stream
                        setback and septic system requirements; and

                    (c) Each parcel must conform to all Plan policies for
                        residential development on existing parcels.

               4.   Merger provisions shall apply to Garrapatos Redwoods
                    Subdivision.

               H.   Residential Subdivision

               1.   Subdivision of land for residential use is be preferred in
                    areas which are in proximity to existing developed areas
                    able to accommodate further development. "Developed areas"
                    shall mean those areas indicated as such on the land use
                    plan map as Rural Residential or Rural Community Center.
                    Subdivisions of land not in proximity to existing developed
                    areas should generally be discouraged until a development
                    pattern for the surrounding area has been established and
                    the proposed subdivision is shown to be compatible with
                    that development pattern. The County shall adopt guide-
                    lines in the implementation of this plan for determining
                    the relevant surrounding area of a proposed subdivision and
                    the establishment of a development pattern for the
                    surrounding area.

               2.   Subdivision layouts shall be encouraged that vary from con-
                    ventional subdivision standards if the proposed innovations
                    in design better meet the policies and intent of the
                    Coastal Act and this plan.

               3.   Density rates, as specified in policy 5.4.2.8 and Table I
                    shall not be meant to define the minimum lot size where
                    clustering is proposed. However, restrictions shall be
                    applied to ensure that the density rate is not exceeded by
                    additional divisions of the original parcel, and in no
                    event shall any new parcel be less than one acre in size.

               4.   Resubdivisions and lot line adjustments are encouraged when
                    no new developable lots are created and when plan policies
                    are better met by this action.

                                              96

              5.   Non-contiguous parcels shall be included within the scope
                   of the resubdivision policy. Lots served by Highway 1
                   north of Hurricane Pt. may be retired in favor of increased
                   density south of the Point.

              I.   Low and Moderate Income Housing
              The County is required' by State laws mandating the Housing
              Element of the General Plan, to provide programs to increase the
              availability of low and moderate income housing. The following
              policies which are based on the goals of the adopted County
              Housing Element reflect those actions that will be most effec-
              tive for the Big Sur coast.

              1.   The County shall protect existing affordable housing   in the
                   Big Sur coastal area from loss due to deterioration,
                   conversion or any other reason. The County shall:

                   a)   Require replacement, on a one-for-one basis, of all
                        demolished units which were affordable to low and
                        moderate income households. However, prior to demoli-
                        tion of any residence, an historical evaluation shall
                        be made to determine if the structure has historical
                        significance. Historically significant structures
                       .shall not be demolished.

                   b)   Promote rehabilitation and weatherization of housing
                        units owned or rented by low and moderate income
                        households.

                   c)   Study relaxation of building code requirements and if
                        appropriate adopt minimum building code regulations
                        for the rehabilitation of older housing units.

                   d)   Replacement affordable housing units shall be retained
                        as low and moderate income units through deed restric-
                        tions or other enforceable mechanisms.

              2.   The  County shall encourage the expansion of housing
                   opportunities for low and moderate income households. The
                   County shall:

                   a)   Work cooperatively with Big Sur residents desiring to
                        construct hand-made houses of original design,
                        utilizing native materials. The County encourages
                        this as a contribution to the coast's culture and will
                        assist residents in insuring these designs meet
                        minimum necessary health and safety standards.

                   b)   Require that as a condition of all permits related to
                        additions to existing public or private visitor
                        facilities or the construction of new facilities that
                        employee housing be'constructed on-site, or in the
                        immediate vicinity, and be made available to low and
                        moderate income employees in accordanc'e with Policy C-

                                              97

                         9 of this section. Such housing must be provided prior
                         to or concurrent with the proposed development, and
                         must be permanently linked to the visitor-serving use
                         through appropriate binding guarantees. Maximum size
                         per newly-constructed employee housing unit (other
                         than dormitories) shall be 850 square feet.          The
                         maximum number of such new housing units shall not
                         exceed one per inn unit or one per six restaurant
                         seats.

                    C)   Encourage the use of caretaker's accommodations as an
                         appropriate means of providing affordable housing for
                         caretakers, ranch hands, convalescent help, and
                         domestic employees. Applicants for detached care-
                         takers' residences shall demonstrate a need for the
                         unit as part of the development review process.
                         Detached caretaker's residences shall not exceed 850
                         square feet in size.      Subdivisions shall not be
                         permitted to divide a principal residence from a care-
                         taker's residence. Only one caretaker's unit shall be
                         allowed on the parcel.      All such units shall be
                         considered as part of the residential buildout allowed
                         by this plan.

                         A total of 50 such units may be allowed in the area of
                         the Big Sur Land Use Plan.

                    d)   Additional agricultural employee housing is permitted
                         at the rate of one dormitory/bunkhouse per ranch,
                         consistent with all other Plan policies.

               J.   Second Structures

               1.   Detached or attached guest rooms are not to be equipped for
                    permanent living and are not considered residences.      They
                    shall be permitted at the maximum rate of one (either
                    attached or detached) per parcel or one (either attached or
                    detached) for each principal residence providing the
                    constraints of the parcel and other plan policies permit.
                    Furthermore, detached guest rooms shall be located in close
                    proximity to the principal residence, share the same
                    utilities except where prohibited by public health, contain
                    no kitchen or cooking facilities, and be to 425 square
                    feet. Conditions shall be implemented by CC & Rs or other
                    legal restrictions, including revocation provisions for
                    non-conformance. Subdivisions shall not be permitted to
                    divide a principal residence from a guest room.

               2.   Studios and other small non-residential and non-commercial
                    accessory structures such as tool sheds, workshops, or
                    barns may be permitted on any size parcel provided the
                    constraints of the parcel and other plan policies permit.

                                              198

                   None of these units shall ever be used for habitation
                   purposes. For structures whose design does not preclude
                   habitation, legal restrictions shall be applied in the same
                   manner as described in Policy 5.4.3.J-1 above.

             K.    Private Roads Outside the Critical Viewshed

             1.    New private roads may be permitted only where:

                   a)   The proposed new road is appropriate for the estab-
                        lishment, continuation or expansion of Coastal Act
                        priority use: or

                   b)   The proposed new road is essential for basic residen-
                        tial access, and no reasonable alternative exists; or

                   C)   The proposed new road provides a superior alternative
                        to an existing road in carrying out the policies of
                        this Plan.

              2.   New private roads shall meet the following criteria, in
                   addition to meeting all other resource protection policies
                   of this Plan:

                   a)   Such roads shall be able to accommodate emergency
                        vehicles, particularly fire equipment, while permit-
                        ting residents to evacuate the area.

                   b)   Appropriate planting of exposed slopes and submittal
                        of detailed drainage and erosion control plans shall
                        be conditions for issuance of a permit for such roads.

                   C)   A qualified biologist shall certify that any environ-
                        mentally sensitive habitats present will not be
                        harmed.

                   d)   A qualified engineer shall certify that potential
                        erosion impacts from road construction shall be
                        adequately mitigated (i.e., the proposed road
                        construction will 'not induce landsliding or signifi-
                        cant soil creep, nor increase existing erosion rates).
                        mitigation measures shall not include massive grading
                        or excavation or the construction of protective
                        devices that would substantially alter natural
                        landforms.

                   e)   New roads across slopes of 30 percent or greater shall
                        not be allowed unless:

                        1.   No feasible alternative exists;
                        2.   The proposed design of the road on balance better
                             achieves the overall resource protection objec-
                             tives of this Plan.

                                             99

               3.    The County shall require 12-foot width for roads serving
                     new residential development, including both minor subdivi-
                     sions and isolated single-family dwellings. Narrower
                     residential roads should be allowed only where adequate
                     turnouts are provided at frequent intervals to the
                     satisfaction of the Department of Forestry and the U.S.
                     Forest Service, where applicable.     Greater roadway widths
                     may be necessary to accommodate clustering of residential
                     units, or where non-residential use is permitted, provided
                     that all criteria of Policy 2 above are met. The standards
                     for private rural roads set forth in the County's
                     Subdivision ordinance should serve as guidelines for road
                     requirements..

               L.    Big Sur Valley

               1.    Special attention shall be given to the Big Sur Valley as
                     the community center as well as a center of recreational
                     activity on the Big Sur coast. Policies of this plan
                     concerning recreation and commercial development, public
                     and quasi-public uses, hazards, and traffic shall be care-
                     fully considered in all development proposals in the
                     Valley.   Of special concern for sites having         highway
                     frontage is whether the highway access is unsafe for the
                     principal use, and for parcels without frontage,      whether
                     the access. is unsafe f or the principal use and the site is
                     of adequate size to accommodate a viable principal    use.

               2.    Outdoor Recreation, Recreation and Visitor-Serving    Commer-,
                     cial uses, and Public and Quasi-Public uses, shall be the
                     principal uses in the Valley since the available space for
                     these necessary activities is very limited. Residential
                     development will be considered appropriate on sites not
                     suitable for these uses.

               3.    Offices-and related service buildings of the Department of
                     Parks and Recreation and the U. S. Forest Service shall be
                     grouped together on an integrated site with permanent,
                     aesthetically-pleasing buildings.    Parking areas for these
                     facilities, and the existing trailhead parking lot for the
                     Ventana Wilderness, shall be screened from public view to
                     the maximum possible extent through careful siting and the
                     use of vegetative screening.

               4.    Visual emphasis for development in the Big Sur Valley
                     should be on tasteful, rustic design using natural
                     materials and careful siting of structures to meet scenic
                     protection objectives rather than the criteria of non-
                     visibility. This policy variation is needed because of the
                     importance of the area as a recreation destination point
                     and because development is already visible.

                                                100

              5.   Traf f ic congestion, recreational overuse with associated
                   environmental impacts, increased levels of activity and
                   noise, and limitations on available water to serve new or
                   expanded uses, all point to the need for special care in
                   planning for the growth of the Big Sur Valley. County
                   policy will be to avoid construction of sewer systems and
                   treatment plants to serve development in the Big Sur
                   Valley, unless pollution of the Big Sur River requires this
                   step.

              6.   The 100-year floodplain of the Big Sur River poses
                   considerable limitations on development in the Valley. No
                   additional permanent structures shall be permitted to be
                   built in the floodplain. Campgrounds or similar outdoor
                   recreational uses are most appropriate in this hazardous
                   area.

              7.   The County encourages both public and private interests to
                   undertake work to restore riparian vegetation, improve
                   stream channel conditions, and reduce impacts of
                   concentrated use along the lower Big Sur River. These
                   needs are discussed more fully in the management plan for
                   the Big Sur River which will serve as an additional guide
                   to development and use of the lower river area.          The
                   management plan for the Big Sur River is on file at the
                   County Planning Department in Salinas.

              8.   The Big Sur Valley policies apply only in the Rural Commu-
                   nity Center and Outdoor Recreation land use designations.

              M.  Development of Large Properties and Ranches

              1.   The development of properties of 320 acres or greater, for
                   uses other than agricultural structures or a single
                   residence, shall require submittal of an overall develop-
                   ment and management plan for the property. The plan shall
                   indicate all long range uses contemplated on the property.
                   Areas proposed for development of residences, visitor-
                   serving facilities or low intensity recreational uses shall
                   be clearly delineated and areas to be retained for grazing,
                   and open space and habitat protection, and public access
                   shall be indicated. All proposed roads shall be shown.
                   The plan shall contain a description of how development
                   will be phased over time.

              2.   Because agricultural and recreational uses most closely
                   conform to the priorities of the Coastal Act, the County
                   encourages plans that emphasize these uses. The County
                   will assist private landowners of large properties in the
                   preparation of development plans that increase the
                   viability of agricultural and recreational uses and that
                   will help sustain the property in an undivided state over
                   the long term.

                                             101

               3.   Residential subdivision is discouraged in favor of
                    clustering residential uses at locations on the property
                    that create minimal disruption of existing or potential
                    agricultural uses, and that retain the balance of the
                    property in an undivided interest between the new owners.

               4.   owners of large properties are encouraged to take advantage
                    of tax benefits that can result through working with non-
                    profit conservation agencies or trusts, such as the Big Sur
                    Land Trust, the Nature Conservancy, the Trust for Public
                    Lands, and the California Coastal Conservancy. The County
                    will assist large property owners in voluntarily securing
                    agricultural, conservation, and scenic easements on their
                    property to reflect the low intensity development appro-
                    priate in rural areas.

               N.  Water Resource Study Areas

               1.   Applications requiring development or intensification of
                    water use shall be permitted in watershed study areas
                    designated in Section 3.4.3 only as provided by the
                    policies of that section.

               0.  Recommendations

               1.   The County, recognizes that full development of vacant
                    parcels in the rural residential areas may be undesirable
                    or unfeasible because of various resource limitations.
                    Detailed planning review of areas with known or anticipated
                    problems should be completed within the next few years in
                    order to assist residents and property owners in finding
                    acceptable solutions.   Master environmental impact state-
                    ments are one tool that could be used. In the Sycamore
                    Canyon and Pfeiffer Ridge areas, for example, studies
                    should be directed to resolving fire protection, water
                    supply, and traffic congestion issues.       Palo Colorado
                    Canyon appears to contain more vacant parcels than the
                    available water supply can serve.

                                              102

                                  6. PUBLIC ACCESS

              6.1 INTRODUCTION

              Shoreline accessways and upland trails are essential components
              of the public access system on the Big Sur coast.' Both are
              important to the public enjoyment and appreciation of Big Sur's
              scenic qualities and wilderness character.

              Many of the most suitable locations for physical access are
              already in public ownership or have been traditionally used by
              the public. These areas need to be protected and managed for
              continued public use and enjoyment.      The lack of adequate
              management of existing access areas has led to a decline in the
              quality of natural resources as well as the visual experience
              and has created hazards to public safety and danger of fires.
              Additionally, increasing incidents of vandalism and damage to
              resources from public use have contributed to private
              landowners' reluctance to permit public use of trails through
              their property. -While new locations may be suitable for access
              and the opportunities for increasing access must not be lost,
              provision of adequate management must be a requirement to any
              additional access.

              This plan sets forth policies and actions to protect, provide,
              and manage public access in order to enhance the visitor
              experience while assuring preservation of the coast's
              environmental quality.  The intent of these recommendations is
              to use the existing system as much as possible, and to improve
              existing but deteriorated trails, where needed, to provide more
              evenly distributed access. This approach minimizes both the
              visual and environmental impacts associated with construction
              and use of new trails and the conflicts involved in providing a
              new trail access through a multitude of private ownerships.
              Cooperation between the county, public management agencies,
              local landowners, and the community are essential to the
              implementation of the Access Element.

              The following discussion provides more detailed information on
              shoreline access and upland trails.

              6.1.1 Shoreline Access

              The public's right to shoreline access is ensured by the State
              Constitution and provisions of the California Coastal Act.      In
              the past, the County and other public agencies have sought to
              provide access, where suitable, along the Big Sur coast. The
              visual experience has been the most traditional and most
              dominant form of access along the coast.              Therefore,
              preservation of visual resources is an over      riding goal in
              planning for Big Sur.

                                             103

               The spectacular scenic quality of the Big Sur coast is, in large
               part, due to the rugged topography and undeveloped nature of the
               area. Steep cliffs and bluffs lead to rocky shorelines
               punctuated by seasonal pocket beaches. A f ew wide sandy beaches
               are concentrated in less steep terrain along the coast. In
               general, access to most of the shoreline is difficult and
               hazardous. Access destinations of suitable size, safety, and
               distance from sensitive habitats are found irregularly along the
               coast. Much of the coast is suitable only for visual rather
               than physical access.

               Approximately half of the shoreline is in public ownership.
               Presently the following locations in public ownership provide
               shoreline access:   Andrew J. Molera State Park, Pfeiffer Beach,
               Partington Cove, J. P. Burns State Park, Kirk Creek, Mill Creek,
               Sand Dollar Beach, Jade Cove, Willow Creek, Cape San Martin, and
               Alder Creek.

               The following sites are in private ownership with existing
               public use, although the legality of such use is not always
               clear: Malpaso Creek, Garrapata Beach, Rocky Point to Rocky
               Creek, Bixby Creek, Hurricane Point, Little Sur River, Little
               Sur to Point Sur, Swiss Canyon, Fuller's Beach, Big Creek,
               Gamboa Point, and Vicente Creek. A private campground is
               operated at Limekiln Creek, with beach access available for a
               fee.  The shoreline from Soberanes Point to Garrapata Beach and
               the Little Sur River is slated for acquisition by the'State
               Department of Parks and Recreation.

               In northern Big Sur, the area between Malpaso Creek and Molera
               Park experiences heavy visitor use: the highest incidence of
               public access over private lands occurs here. In central Big
               Sur, from Molera Park to J. ?. Burns Park (16 miles), there are
               four public coastal access points. This area experiences the
               greatest concentration of camping and overnight         use. The
               coast between Anderson Canyon and Limekiln Creek (14 miles) is
               for the most part privately-owned, and is characterized by
               extremely steep topography that limits access.         The major
               portion of the south coast, from Limekiln to the San Luis Obispo
               County line (21 miles), is in the National Forest with various
               improved access points. In general, unrestricted shoreline
               access exists on these lands.

               Access trails outside of the National Forest tend to be informal
               and hazardous. Parking lots are provided at the State Park
               units and developed Forest Service beaches. Parking is
               available at two scenic overlooks, Abalone Cove and Vista Point,
               both of which are paved turnouts maintained by Caltrans. At the
               other shoreline destinations, parking is available only at
               unpaved pullouts.

               Many access sites along the coast have experienced degradation
               from unmanaged use or overuse.      Unplanned and unmaintained
               trails have led to trampling of vegetation, soil compaction, and
               visual scarring of the bluffs. Problems of litter and

                                               104

               sanitation occur at beaches in private ownership with frequent
               public use. The impact of all of this is the lessening of the
               quality of the recreational experience for the visitors, as well
               as degradation or the natural resources of the coastline.

               Though the County recognizes the increasing public demand for
               access to the Big Sur coast, it also recognizes the importance
               of preserving the fragile natural environment.            A range of
               additional concerns, including the need to ensure public safety
               and to protect the rights of residents and landowners must be
               resolved.    County's objective then, is to plan for public
               shoreline access and ensure balance between these
               considerations.

               The proposals in this chapter are aimed at meeting these many
               requirements.    Combined with an active implementation program,
               they should do much to effect an optimum degree of public shore-
               line access. Beyond the policies presented here, the Shore-
               line Access background report makes recommendations for specific
               improvements needed at various access locations.         These should
               be used as a guide by the County and other agencies when actual
               improvements are initiated.

               6.1.2. Trails

               Trails provide both recreational opportunities for the hiker,
               equestrian, and bicyclist, as well an alternative form of
               transportation to recreational areas.       Public access to scenic
               and remote areas not served by roads can be obtained sometimes
               by trail. Most of the trails in Big Sur are located within Los
               Padres National Forest.        The general policy of the Forest
               service is to permit public access throughout the forest, and
               there is a network of maintained trails and backpacking camps.
               Some of the trails and dirt roads leading into the forest, cross
               private lands, and do not currently have full public right-of -
               way through these sections.

               Today there are fewer miles of maintained trails than in former
               years.   Over time, many traditional trails have been abandoned
               or closed to public use. Some of the trails in the National
               Forest are not maintained because they cross private lands with
               no legal rights-of-way. Prior to the construction of Highway 1,
               a trail existed along the length of the Big Sur coast, along the
               present alignment of the highway. The Old Coast Road is part of
               this early coastal trail.

               According to the Big Sur Unit Forest Management Plan, over 100
               miles of trails exist within the Big Sur portion of the Los
               Padres National Forest. Hiking is the major activity, but
               hunting, fishing, and horseback riding are also popular.
               Portions of the Ventana Wilderness are also located within or
               adjacent to the Coastal Zone. The Forest Service is concerned
               that overuse has damaged wilderness qualities in portions of the
               Ventana Wilderness through overuse of existing access along the
               Big Sur River. The Forest service is encouraging the provision

                                                 105

               of additional access points or trails into the wilderness to
               help alleviate this problem.

               Andrew Molera, Pfeif fer-Big Sur and Julia Pfeif f er Burns State
               Parks contain trails within the park units. In addition to
               providing pedestrian circulation within the parks themselves,
               some of these trails could assist in providing improved access
               to public forest lands east of the highway.

               In the section of the coast from Malpaso Creek to the Big Sur
               valley, the Los Padres National Forest boundary is several miles
               east of Highway 1. At present, trail access to the National
               Forest from the highway is through private lands.    Some trails
               have informal rights-of-way used by the U. S. Forest Service -and
               there are a few trails which have historically been used by the
               public. Access through private lands is often arranged between
               the landowners and organized groups, particularly hiking or
               nature study clubs.

               The idea of a Pacific Coast trail system along the length of the
               California coast is not new. The State of California Trails
               Plan recommended such a trail network, and theMonterey County
               Trails Plan proposed this for,the Big Sur area.          Specific
               @lignments have never been developed. A continuous trail system
               in a north-south direction would offer a unique recreational
               experience for both the coastal visitor and resident.

               The only existing trails paralleling the coast are in Molera
               State Park, along the beach or adjacent bluffs, and the Coast
               Ridge Road. The Coast Ridge Road is a jeep road which begins
               near Ventana Inn south of the Big Sur Valley, and extends to the
               southern boundary of the County with a few interruptions.
               Several trails connect Highway 1 to the Coast Ridge Road along
               its length.

               There is an overall need to improve the coastal trail system,
               including increased trail access to the National Forest
               particularly to relieve areas of existing overuse.          Where
               improvements are made, they should be coupled with a management
               program to protect affected public and private resources.

               The Trails Map illustrates the -trails that are recommended to
               provide major links to public lands. only major trails are
               shown. other trails exist on private lands but may not provide
               links to public recreation areas. In some cases, provision of
               new trails may pose problems with respect to acquiring rights-
               of-way or conflict with private land use. These are not shown
               on the map.

               The corridor concept reflected on the proposed Trail Plan is
               often used in planning trails in preference to precise trail
               alignments. In cases where no trail presently exists, planning
               for trail corridors preserves flexibility to determine the most
               suitable alignments for trail improvements at the time such
               opportunities become available. In all cases, including were

                                               106

              specific trails already exist, the corridor concept reflects the
              need to consider the interrelationship of the trail and its use
              by the public and adjacent existing or proposed land uses. By
              planning for the trail as a corridor the range of possible
              impacts can be anticipated and properly considered.

              Some public trails exist in Big Sur within the State Parks and
              National Forest that are not shown here. These are trails which
              are not major corridors or do not have trailheads in the coastal
              zone. They can be easily found in Park and Forest Service maps,
              and trails guide for the area.

              Trails through future park lands should be provided only after
              the land is acquired and opened for public use. For public
              trails presently crossing private lands, State Parks and Recrea-
              tion or the Forest Service should obtain full legal rights-of-
              way, including management and maintenance arrangements.

              Some trails are open to organized groups on a reservation basis
              only, such as the loop interpretive trail now owned by the State
              as part of Landels-Hill Big Creek Reserve. The plan proposes
              that this practice continue and be expanded as a means of
              ensuring protection of sensitive natural resources or avoiding
              undesirable conflicts with private uses while still accommodat-
              ing public access. Private trails can be opened to the public
              on a fee basis,in conjunction with low intensity recreation
              facilities allowed on private lands. Trails easements may be
              required as part of the subdivision or zoning process where
              appropriate. In some instances, private trails may be opened to
              the public through trail easements. These should be pursued
              where the trail would be of public benefit.

              6.1.3 Key Poli

              The rights of access to the shoreline, public lands, and along
              the coast, and opportunities for recreational hiking access,
              shall be protected, encouraged and enhanced.

              Yet because preservation of the natural environment is the
              highest priority, all future,access must be consistent with this
              objective.   Care must be taken that while providing public
              access, the beauty of the coast, its tranquility and the health
              of its environment are hot marred by public overuse or
              carelessness.    The protection of visual access should be
              emphasized throughout Big Sur as an appropriate response to the
              needs of recreationists. Visual access shall be maintained by
              directing all future development out of the viewshed. The
              protection of private property rights must always be of concern.

              6.1.4 General Policies

              1.   Overall, the best locations for public access to the
                   shoreline, public lands and along the coast are already in
                   use or have been used in the past. Major access areas,

                                             107

                    whether in publi c or private ownership, shall be permanent-
                    ly protected f or long term public use. These should be
                    improved and managed properly by designated public or
                    private agencies; furthermore, the County will require the
                    preparation and implementation of access management plans
                    for all accessways, on the property or within the Park unit
                    before new locations are opened on any particular
                    ownership. Such access management plans shall address
                    intensity of use, parking, protection of fragile coastal
                    resources, maintenance, etc.

               2.   other areas suitable for public access should also be
                    protected f or such use. At such time as new access is
                    provided, or existing access is formalized or increased, an
                    appropriate public agency must assume management
                    responsibility for public use, or agreements concerning
                    such responsibility must be reached with landowners.

               3.   Access should be discouraged as inappropriate where it
                    would be inconsistent with public safety, military security
                    or the protection of fragile coastal resources. The County
                    and other public agencies should cooperate with landowners
                    to develop effective methods to direct access to appro-
                    priate locations. -

               4.   Visual access should be protected for long term public use.
                    The development of scenic viewpoints in conjunction with
                    accessways or where physical access is not appropriate is
                    encouraged.

               5.   Bluf f top and lateral access is appropriate in many areas
                    along the coast. These opportunities shall be protected
                    for long term public use, subject to adequate management
                    programs, the development of which is an implementation
                    activity.

               6.   Trails should be located in areas able to sustain public
                    use without damage to natural resources or other conflicts.
                    Therefore, new and existing trails should be sited or
                    rerouted to avoid safety hazards, sensitive habitats, and
                    incompatible land uses.

               7.   The provision of new access or formalization of existing
                    access is to be guided by detailed management plans,
                    including implementation responsibilities. These should
                    include community ideas and desires to guarantee quality
                    land preservation, be consistent with Coastal Act policies,
                    and must attempt to positively resolve access conflicts
                    with residential land uses. It is the County's policy to
                    work closely with local citizen advisors and public
                    agencies in planning for access and management.

               8.   Access for scientific study of the shoreline or upland
                    areas should also be made available, and the County
                    encourages private landowners to permit such access if

                                              108

                   requested. Scientific use of public or private lands,
                   particularly where specimen collecting is intended, should
                   be in conformance with policies in Section 3.3 of this
                   plan. Where appropriate, scientific access easements will
                   be required for new developments in areas needing study as
                   defined by the Environmentally Sensitive Habitat section of
                   the Plan.

              9.   In providing for access, the County seeks to ensure that
                   the rights of residents   and property owners, including
                   their peace, privacy, safety, health, and property are not
                   jeopardized by unmanaged, inappropriate (as defined in
                   policy 6.1.4.3), or irresponsible public access.

              6.1.5 Specific Policies

              A.   Shoreline Access Priorities

              1.   The first priority shoreline access locations are those
                   major access areas presently in active use. These areas
                   should be retained for long term public use. They should
                   be improved and managed properly consistent with an
                   approved management plan before they are opened to
                   increased formal public access by their owners. Priority I
                   areas are: Dbud'Acquisition, Little Sur Beach, Molera State
                   Park, Pfeiffer Beach, Partington Canyon and McWay Canyon in
                   Julia Pfeiffer Burns State Park, Limekiln Creek, Kirk
                   Creek, Mill Creek, Pacific Valley (B), Sand Dollar, Jade.
                   Cove, Willow Cove, Alder Creek and Villa Creek.

              2.   The second priority for improvement of public accessways
                   should be placed on areas that have ample beaches, minimal
                   public safety hazards, and either absence of sensitive
                   habitats or habitats that can be protected from adverse
                   impacts. Priority 2 areas are: Kasler Point, Rocky Point
                   (B)*, Palo Colorado (B), Bixby Creek, Point Sur, False Sur-
                   Swiss Canyon, and Gamboa Beach.

              3.   The third priority for improvement of public accessways
                   should be placed on areas that have attractive destinations
                   where safety hazards or resource conflicts can be
                   mitigated, and with potential for improved parking.
                   ,Priority 3 access areas are:     Otter Cove, south Palo
                   Colorado area shoreline (B), Rocky Creek, Hurricane Point
                   (B), Castro-Grimes, Anderson Landing area (including John
                   Little State Reserve), Dolan Creek area, Big Creek beach,
                   Lopez Point (B), Lucia and Wild Cattle Creek.

              4.   Some areas of the Big Sur coast are not appropriate (as
                   defined in policy 6.1.4.3) for formalized public access.
                   Until further studies justify the need and suitability for
                   access to the shoreline at,Wreck Beach, Coastlands, Grimes-

                   (B): Bluff top access only.

                                             109

                    Partington, Dolan Creek  canyon, Vista Point, Vicente Creek,
                    and Salmon Creek, such access should be discouraged. As
                    development proposals are submitted within these areas, the
                    suitability for access shall be reviewed and determined on
                    a case by case basis.

               B.   Providing and Managing Shoreline Access

               1.   The County will work with appropriate agencies toward
                    acquisition or other methods to secure legal access to
                    those areas identified as priorities 1, 2 or 3 which do not
                    have formal access arrangements.

               2.   The County will require provision of shoreline access,
                    where appropriate, as part of development applications.
                    Permit conditions will include either dedication of
                    accessways through the donation of land, easements, or the
                    payment of in-lieu fees.

                    Dedications of access easements or offers thereof to an
                    appropriate public agency or private foundation will be
                    required in all locations fronting the shoreline as a
                    condition of new development (except those developments
                    listed in Section 30212(b). of the Coastal Act) unless
                    vertical or lateral access is found to be inappropriate due
                    to conflicts with fragile coastal resources, military
                    security, public safety or agriculture--and such conflicts
                    can not be reduced through siting or design alternatives or
                    through mitigation measures including special methods of
                    managing public access. Also, vertical access will not be
                    required if adequate access to the same shoreline des-tina-
                    tion already exists nearby. Trail easements and offers
                    shall be as specified by Policy 6.1.6.3 or where a specific
                    location is known, no less than 10 feet in width. on dry
                    sand and rocky beaches, lateral Access easements or offers
                    to dedicate such easements shall be required over the
                    entire beach area to the toe of the coastal bluf f, or
                    absent such bluff, to the first line of terrestrial vegeta-
                    tion. Easements or dedications shall be free of prior
                    liens or encumbrances, except for tax liens. All such
                    dedications or offers shall be subject to review by County
                    Counsel prior to recording. Only those forms of shoreline
                    access (vertical, lateral, blufftop, visual) which are
                    suitable for the site need be required.    Suitable forms of
                    access for the most prominent locations along the Big Sur
                    shoreline are listed in Table 2 of this Plan. Offers must
                    be for a period of 25 years, but access will be developed
                    and opened to public use only in accordance with Plan
                    policies.

                    For residential,      commercial,     or visitor serving
                    developments (developments of more than one residential
                    unit per parcel, major commercial structures, and inn
                    development of more than 8 units) the County shall require
                    the property owner to provide, improve and maintain

                                               110

                   shoreline access facilities consistent with the policies of
                   this component as a condition of permit approval.

              3.   Where access is inappropriate as def ined by the Plan
                   policies, the County will use all available means to
                   discourage use of these areas and direct public access to
                   other areas.

              4.   Siting and design of development proposals which protect
                   shoreline access will be required in the permit process.
                   Modification to a project may be required if access cannot
                   be otherwise protected. Accessways themselves may have to
                   be rerouted or improved when formally dedicated in order to
                   avoid hazards:or to protect resource areas.

              5.   Where the County is advised that an accessway is being
                   closed by property owners, @a determination will be made
                   whether the accessway is identified in the access plan. If
                   the access if found appropriate, the County will work with
                   the parties concerned in an effort to maintain the access
                   in public use.

                   Under State law, development cannot interfere with the
                   public's right of access to the sea where acquired through
                   historical use or legislative authorization, including but
                   not limited to the use of dry sand and rocky coastal
                   beaches to the first line of terrestrial vegetation. Where
                   such public rights will be preserved through dedication of
                   an alternative access route, the substituted location must
                   be at least equivalent in usefulness and area served as the
                   original routing.

              6.   The County will work with local, state, and federal manage-
                   ment agencies landowners to ensure that accessways obtained
                   through acquisition, dedications, and permit conditions are
                   adequately managed and maintained. A management program
                   will be required before accessways are opened to the
                   public. The County will encourage such programs to be
                   sponsored through private as well as public means.

              C.   Providing and Managing Trails

                1. Trail corridors shown in the Trails Plan Map are
                   recommended as public access routes to public lands or
                   other destinations. Where trails already exist, alignments
                   should remain the same, except where rerouting would be
                   feasible to reduce adverse environmental or visual impacts.
                   The siting of new trails shall require field inspection and
                   environmental review.

                2. The Trails Plan Map recommends a continuous trail system
                   along the Big Sur coast. In developing this trail, lands
                   already in public ownership or proposed for public acquisi@-
                   tion should be used wherever possible in preference to
                   private property. The shoulders public roads should be

                                              ill

                    used where essential to bridge gaps where a trail elsewhere
                    is not feasible because of hazardous conditions, terrain,
                    or existing concentrations of development. This occurs
                    along sections of Highway 1, the Old Coast Road, and
                    Sycamore Canyon Road. In general, sections of the trail
                    along the Highway should be kept to a minimum to ensure the
                    safety of pedestrians and motorists.

                    Southward f rom Pf eif f er-Big Sur State Park, the through
                    coastal trail corridor along the existing Coast Ridge Road,
                    as shown on Figure 3, shall be considered as an interim
                    location. A more favorable route, seaward of Coast Ridge
                    Road on U.S. Forest Service and State Park lands, and
                    entirely within the Coastal Zone boundary should be
                    identified. Such revised location should parallel the
                    shoreline as nearly as feasible on existing public lands,
                    considering the natural contour of the land and the
                    objective of connecting existing public trail segments; and
                    shall be subject to the individual approval of each
                    landowner/management agency on the revised route.

                3.  The County shall  require trail easements to be granted
                    through private land in accordance with the Trails Map as
                    a condition to issuance of development permits, approval of
                    land divisions, or other approvals required* from the
                    County.   The county encourages voluntary dedication of
                    trail easements on private lands. In general, the County
                    will seek to arrange that such dedications are made from
                    the property owner to the State Department of Parks and
                    Recreation or to the Forest Service because these agencies
                    are envisioned to have primary responsibility for improving
                    and managing the trails.   Trail easements secured through
                    Coastal Commission permits and other locations should be
                    used where appropriate as part of the system.

                4.  Where specific trail alignments have not been identified
                    but where the property of concern is within a trail
                    corridor, a general offer of dedication will be required
                    consistent with the standards f or trail corridors in the
                    area. Precise trail alignments will be agreed upon at a
                    future time through cooperation between the landowner and
                    the public agencies with responsibility for constructing
                    and maintaining the trail.

                5.  The County encourages the State Department of Parks and
                    Recreation and the U. S. Forest Service to acquire full
                    legal rights-of-way across private lands in accordance with
                    the Trail Map where such rights do not presently exist.

                6.  The State Department of Parks and Recreation and the U. S.
                    Forest Service are the primary agencies responsible for
                    trail planning, construction, restoration, maintenance,
                    management and liability. These agencies have a special
                    responsibility to coordinate and assure continuity to and
                    through State and Federal lands. The County's role will

                                              112

                   generally be confined to assisting in the provision of
                   access easements, and in the review and guidance of plans
                   related to trails construction and use management.

               7.  Except as necessary for shoreline access or for the trail
                   corridor system (see Figures 2 and 3), trails through
                   future park lands should be constructed after the land is
                   acquired and opened for public use and not while still in
                   private ownership. For public trails presently crossing
                   private lands, the County requests the California
                   Department of Parks and Recreation or the U.S. Forest
                   Service to obtain full legal rights-of-way including
                   management and maintenance arrangements.

               8.  Caltrans should directly participate in any detailed trails
                   planning that will require construction of trailhead
                   parking areas within the State highway rights-of-way.

               9.  Plans for new trail locations and plans to intensify use of
                   existing trails shall be submitted for review by the State
                   Department of Fish and Game in order to assess the
                   potential impact of such use on sensitive habitats. The
                   Department of Fish and Game is requested to participate
                   with other agencies in determining the most appropriate
                   alignments for new trails and all provide management guide-
                   lines where needed to minimize impacts to habitats.

              10.  Other agencies should review the plans for new trails or
                   increased use of existing trails to provide guidance
                   -concerning fire hazard, water supply protection and other
                   considerations.

              11.  The practice of opening private trails to organized groups
                   on a reservation basis is encouraged in order to reduce
                   conflicts between private and public use. Private trails
                   can be opened to the public on a fee basis in conjunction
                   with low intensity recreation facilities allowed on private
                   lands. In some instances, private trails may be opened to
                   the public through easements, provided maintenance by a
                   public agency were assured.      Management and easement
                   arrangements should be pursued where the trail would be of
                   public benefit.

              12.  The California.Coastal Conservancy is encouraged to
                   participate in trails planning and to provide financing and
                   general assistance to the agencies involved.

              D.  Public Safety Criteria

              1.   Public safety should  be ensured wherever shoreline access
                   is provided. In some  locations the presence of unavoidable
                   hazards will preclude access from being provided. In other
                   locations, hand rails, stairways, bridges, warning signs,
                   and other improvements should be used to reduce risks.

                                             113

                    Closure of access areas during periods of extreme fire
                    hazard or high seas may also be appropriate.

               2.   In extremely hazardous areas where saf e access to the
                    shoreline is not feasible, existing trails should be
                    closed. In these areas, establishment and maintenance of
                    visual access should be emphasized as an appropriate
                    response to the needs of the public.

               E.   Habitat and Resource Protection Criteria

               1.   In areas where habitat and resource protection is   a major
                    concern,, studies should be conducted to determine  maximum
                    acceptable levels of public use and methods by which
                    resource values can best be protected. The conclusions of
                    these studies should be a basis for management plans for
                    each access location.

               2.   In locations of sensitive plant or wildlife habitats,
                    access may be entirely inappropriate.

               3.   Private water supplies shall be protected by locating
                    public access at an appropriate distance from surface,
                    spring, and well water sources based on consultation with
                    County health officials.

               F.   Visual Resources Criteria

               1.   Future land use planning shall be compatible with the goal
                    of providing visual access. To this end, all new structures
                    and ancillary facilities should be located outside of the
                    public viewshed as defined in Chapter 3.

               2.   Trails and access improvements including stairs, ramps,
                    railings, restrooms and parking facilities should be sited
                    and designed in a manner compatible with the goal of strict
                    viewshed protection. In some circumstances, this may limit
                    the establishment of access improvements.

               G.   Land Use Compatibility Criteria

               1.   New development shall not encroach an well-established
                    accessways nor preclude future provision of access.

               2.   Shoreline access shall be provided through or adjacent to
                    existing or new residential areas upon completion of a
                    management plan that adequately resolves problems of noise,
                    visual buffering, trespass, general maintenance, minimiza-
                    tion of fire hazards, protection of private water supplies,
                    parking and liability.

                                              114

                   Development applications which contain required access
                   shall have management plans developed and approved as part
                   of the permit process.      Management plans may allow
                   measures such as the following to reduce access/residential
                   conflicts:

                   a.   minimum distance of 10 feet between an accessway and
                        an existing or proposed residential structure;

                   b.   allow the use of fences or berms between accessways
                        and residences or agricultural uses;

                   co   limiting access to,daylight hours; and

                   d.   limiting activity to pedestrian or passive recrea-
                        tional uses.

              3.   Where accessways are proposed through or adjacent to land
                   in agricultural uses, these uses should be fully protected
                   from disturbance. A full range of mitigation measures
                   should be used including buffer strips, berms, fences,
                   controlled burning, and periodic closures.

              4.   Access to the shoreline shall be provided, improved, and
                   managed at military and government facilities where there
                   are suitable destination areas except in those cases where
                   maximum military security is required. When high security
                   requirements cease, access shall then be provided. Before
                   any area adjacent to the Point Sur Naval facility is opened
                   to unescorted public access, the Commanding Officer shall
                   be consulted to insure that provisions to protect military
                   security are satisfactory.

              6.1.6 Standards and Guidelines for Improvements to Accessways

              The following standards for the location and design of access-
              ways are meant to carry out access policies through more
              detailed specifications. These apply to both public and private
              developments and are based on the goals of providing access,
              consistent with protection of Big Sur's unique visual and
              natural resources. Criteria for the location, distribution and
              size of accessways shall require that they be consistent with
              the need to preserve fragile coastal resources, military
              security and public safety, and be appropriate for the site and
              intended use.

              1.   Management - Public or private agencies responsible for
                   managing coastal accessways should develop management
                   programs before accessways are opened. Such programs should
                   be coordinated with the management of recreational destina-
                   tion points. Management  of access trails should address:

                   a)   the need for seasonal restrictions, if any;

                                             115

                     b)   the improvements needed f or trails, including stairs
                          or ramps;

                     C)   the proposed location, capacity, and construction of
                          parking facilities if needed.

                     Existing and future access dedications shall be mapped and
                     related management recommendations'listed as part of the
                     implementation of the Plan.

               2.    Visual Appearance - Structural improvements to accessways
                     should be kept to a minimum to reduce impacts to viewshed
                     and should be allowed only for safety purposes, or where
                     essential for protection of agriculture, fragile natural
                     habitats, archaeologic sites, military security or private
                     development.

                     stairways, ramps, and signs should be constructed of
                     natural materials, or metal where vandalism is a threat.
                     Paint should be avoided to reduce maintenance problems.

                     Wherever possible, trails (except for trailhead signs)
                     should be screened from the road to minimize visual
                     intrusion.   Where natural topography requires that trail-
                     heads be located within view of the road, methods such as
                     berms planted, with native vegetation should be used.

                     Grading or cuts required for safety or resource protection
                     should conform to the natural topography.         Parking and
                     other facilities such as restrooms should be sited or
                     screened to reduce visual impacts.

                3.   Trails - The width of trail corridors should be variable
                     based on  localized conditions of topography, vegetation,
                     wildlife   habitats, scenic concerns, proximity to water
                     supplies or developed land uses. Corridors should general-
                     ly be in  the range of 50 to 100 feet in width but should
                     not be narrower than is reasonable to protect both public
                     and private resource and uses adjacent to the trail as well
                     as protect local residents' privacy and the public's
                     interest in a quiet and scenic hiking experience.

                     All plans to improve existing trails or create new ones
                     should ensure that environmentally sensitive habitats are
                     protected from overuse. Measures to prevent or reduce
                     impacts should be used, including:

                     a)   non-improvement or elimination of access to remote
                          fragile coastal resource areas;

                     b)   routing or re-routing of trails. to avoid
                          environmentally sensitive habitats;

                                                 116

                   C)   design features to screen or separate trails and
                        destination points f rom environmentally sensitive
                        habitats;

                   d)   revegetation projects, sediment basins, and other site
                        features; and

                   e)   restriction or redistribution of the number of access
                        points into an environmentally sensitive habitat area.

                   New trails should not be sited through or directly adjacent
                   to wetlands. If any access is provided, wood boardwalks or
                   similar structures that @minimize impacts to wetland vegeta-
                   tion should be used.

                   Trails along stream  corridors should be sited and designed
                   to avoid impacts to riparian vegetation, wildlife, and
                   water quality. Measures include, but are not limited to,
                   controlling runoff and erosion, contouring and siting
                   trails to conform to the natural topography, and separating
                   and screening from important riparian habitat areas.

                   Access trails to intertidal areas should be sited to spread
                   the zone of public use rather than concentrate it in a
                   small area.

              4.   Parking and Facilities - Emphasis should be        given to
                   improving access on the east side of Highway 1 suitable for
                   parking near accessways or trailheads and, where feasible,
                   pedestrian access to the west side of the highway shall be
                   provided. Such areas should be effectively screened from
                   the road through the location of site features, construc-
                   tion of berms, or planting of vegetation screens.

                   The number of parking spaces provided should not exceed the
                   capacity of the shoreline destination as determined by its
                   size, sensitivity of the resources, and the type and
                   intensity of use appropriate for the area.

                   Parking areas and turnouts should be designed and
                   constructed in a manner which would not contribute to slope
                   failure or excessive erosion, and would prevent runoff and
                   degradation of water quality.      Where feasible, porous
                   surfacing materials which allow drainage should be used.

                   In areas where the public must cross traffic on a curve to
                   reach a parking area, appropriate warning signs should be
                   posted. Grade separations should be considered, where
                   needed for safety and construction is feasible. If road
                   width permits, consideration should be given to installa-
                   tion of left turn lanes into parking areas.

                                              117

                                               TABLE 2: SITE SPECIFIC RECOMMENDATIONS FOR SHORELINE ACCESS (as modified)l

           ACCESS DESTINATION                  PRIORITy2   PROVISION/ACQUISIT16N/MANAGEMENT OF ACCESSWAYS       IMPROVEMENTS             ACCESS CONSTRA
            Map      Name

            1        Otter Cove
                      1.  Malpaso Beach             2      Secure offer of dedicated access.                    Improve trail,
                      2.  Otter Cove                3      Secure offer of lateral access.                      parking.                 Discourage informal access.
                      3.  South of Otter Cove       I      Secure access through permits. Develop scenic
                                                           overlooks.

            2.       Doud Property
                      1.  Sobernanes Point          I      Complete State Park acquisition                                               Discourage informal access.
                      2.  Granite Canyon            1      Maintain access for rock climbers.                                            Limit access to sensitive
                                                                                                                                         marine habitats. Avoid con-
                      3.  Garrapata Beach           1      Provide management to reduce ex isting impacts.      Improve trails           flicts with Fish and -Game Lab.
                                                                                                                Develop parkin;
                                                                                                                out of view.
            3.       Kasler Point                   2      Maintain Abalone Cove Overlook.   Obtain already     Improve trail.           Limit access to sensitive marine
                                                           dedicated lateral access. Obtain shoreline access.                            habitat.

            4.       Rocky Point                    2      Obtain lateral access.                               Improve trail,
                                                                                                                use of parking  lot.
                                                                                                                Realign road for
                                                                                                                safety.
            5        Palo Colorado                21.1     Obtain lateral access from Rocky Point. Develop      Improve trail along      !void interference with agricultural
                                                           scenic overlook at Notley's Landing.                 bluff, parking at        use.
                                                                                                                Rocky Point.

            6        Rocky Creek                    3      Obtain vertical and lateral access.                  Major improvements       Discourage informal access.
                                                                                                                to trail for safety
                                                                                                                erosion.
               lNote: This Table originally from Shoreline Access Draft Background Report.
                       Modifiea language is underlined.

               2See LUP for list of priorities.

                ACCESS DESTINATION          PRIORITy2     PROVISION/ACQUISITION/MANAGEMEtIT OF ACCESSWAYS         IMPROVEMENTS                  ACCESS CONSTRAINTS

                Map      Name
                  7      Bixby Creek             2        Provide management for pui)out and trail.               improve trail                 Discourage Informal trails.
                                                          Arrange with CalTrans for formal public use.            Provide facilities
                                                          Develop scenic overlook.                                for overlook.

                  8      Hurricane Point         3        Obtain a bluff top access. Obtain lateral               Improve overlook              Discourage Informal trails and
                                                          access from Bixby Creek.                                for safety. Major             trails to shoreline. Avoid
                                                                                                                  Improvements to bluff         interference with agricultural
                                                                                                                  top trail.                    use.

                  9      Little Sur River        I        Provide management.   Acquire as a State Park.          Improve trails.               Regulate access to sensitive
                                                                                                                  Develop facilities            habitats: sand dunes, wetlands.
                                                                                                                  out of view.

                to       Point Sur               2        Obtain access to-northern beach.    Acquire Pt. -       Develop trail- at             Avoid military security conflicts.
                                                          Sur If it becomes surplus. Extend lateral               northern end. De-             Avoid Interference with agri-
                                                          access southward when military security allows.         velop parking.                cultural use.

                If       Swiss Canyon            2        Provide management as an extension to Molera            Develop trail near            Seperate trail from agricultural
                                                          State Park. Obtain vertical access to False             Swiss Canyon. Develop         activities. Limit access to
                                                          Point Sur and beach.                                    facilities in cypress         wildlife habitat.
                                                                                                                  grove. Improve parking.
                                                                                                                  Improve access from
                                                                                                                  Molera State Park.

                12       Molera State Park       I        Increase management to reduce hazards and re-           Improve trail to Swiss        Restrict camping outside of camp
                                                          source Impacts. Emphasize resource protection           Canyon. Improve trails        ground. Discourage Informal
                                                          and natural character of Park unit.                     on south side of Big          trails on bluff face above beach
                                                                                                                  Sur River. Improve trail      Limit numbers of visitors and
                                                                                                                  to Pfeiffer Beach.            level of development.

                13      Pfeiffer Beach                    Provide management for access trails.    Monitor        Investigate foot trail        Discourage trespass onto private
                                                          visitor capacity. Provide bluff top access to           along Sycamore Canyon         land$. Limit number of visitors
                                                          Molera Park.                                            Road. Improve trail           to capacity of road and parking.
                                                                                                                  to Molera Park.   Main-
                                                                                                                  tain existing parking lot
                                                                                                                  unless beach and road can
                                                                                                                  tolerate Increased use.
                                                                                                                  Investigate use of temp-
                                                                                                                  orary entrance station.
                                                                                                                  Post signs In accordance
                                                                                                                  with signing system.

                  ACCESS DESTINATION              PRIORITy2     PROVIS.ION/ACQUISITION/MANAGEMENT OF ACCESSWAYS             IMPROVEMENTS                  ACCESS CONSTRAINT
                  Map        Name
                  14         Wreck Beach                        Secure offer for beach dedication and road access           If access deemed              Discourage access   from
                                                                rights; postpone public use pending suitability             suitable in future;           Pfeiffer Beach
                                                                evaluation.                                                 improve road and
                                                                                                                            trail, develop park:-
                                                                                                                            ing out of view.
                  15         Coastlands                         Retain existing access through Coastlands and               Improve trail                 Discourage trespass on
                                                                Nepenthe or allow by permission of residents.               throu-,h Mule Canyon.         to private property.
                                                                Develop access through Mule Canyon.                                                       Limit levels of use.
                  16         Castro-Grimes            3         Maintain current access to Fuller    's  Beach.             Improve parking.              Discourage vertical access
                                                                Investigate use of private road at north end                Develop parking for           north and south of Fuller's
                                                                of beach.   Develop scenic overlook.                        access at north end.          Beach.
                                                                                                                            Post signs for litter-
                                                                                                                            ing, resource impacts,
                                                                                                                            and hazards.

                  17         Grimes-Partington                  Develop scenic overlooks.                                   Improve selected pull-        Eliminate informal trails
                                                                                                                            outs for use as over-
                                                                                                                            looks.

                  18         Partington Canyon        1         Monitor effects of visitor use on ASBS and
                                                                riparian corridor. Maintain current level
                                                                of access. Develop scenic overlook.
                  19         J. P. Burns State        -         Maintain existing overlook. Develop other                                                 Discourage informal trails.
                             Park                               scenic overlooks in park. Develop highway
                                                                overlooks.
                  20         Anderson Landing                   Develop scenic overlooks.                                   Improve selecte  d            Maintain restriction on access
                                                                                                                            pullouts to provide           at John Little Reserve. Re-
                                                      3         Re-evaluate John Little Reserve for bluff-                  parking and facili-           evaluate access in future. Re-
                                                                Top access.                                                 ties.   Post signs to         strict access in hazardous loca-
                                                                                                                            nearest access point          tions and discourage informal
                  21         Dolan Creek              3         Obtain lateral and blufftop access through                  Improve selected              Cr7_a s .
                                                                permit process. Develop scenic overlooks.                   pullouts. Post
                                                                                                                            signs to next access
                                                                                                                            point, hazard warnings.
                                                                                                                            Improve trails ob-
                                                                                                                            tained through permits.

                    ACCESS DESTINATION         PRIORITy2     PROVISION/ACQUISITION/MANAGEMENT OF ACCESSWAYS          IMPROVEMENTS                 ACCESS CONSTRAINTS

                    map     Name
                    22      Big Creek               3        Obtain access to beach.                                 Improve pullout
                                                                                                                     for parking.

                    23      Vista Point             -        Maintain Vista Point Overlook.    Retain existing       Post signs to                Discourage informal trails.
                                                             access.                                                 nearest access
                                                                                                                     point, hazard
                                                                                                                     warnings.

                    24      Gamboa Point            2        Obtain legal access on existing road.                   Improve pullout              Restrict access In hazardou
                                                                                                                     for parking and              locations north of Gamboa
                                                                                                                     scenic overlook.             Beach.

                    25      Vicente Creek           -        Provide visual access at Vicente Creek Bridge.          Improve pullout at           Discourage Informal trails.
                                                                                                                     Vicente Creek for            Limit access to sensitive
                                                                                                                     scenic overlook.             riparian and wildlife habitat.

                    26      Lopez Point             3        Obtain bluff top access.   Provide visual access        Develop trail with           Avoid conflict with grazing
                                                             at several pullouts.                                    no Interference to           use-.
                                                                                                                     agricultural uses.

                    27      Lucia                            Obtain bluff top access.   Secure vertical access       Develop bluff top            Discourage Informal trails.
                                                             through permits.                                        trail and scenic
                                                                                                                     overlook. Improve
                                                                                                                     parking at scenic
                                                                                                                     overlooks.

                    28      Limekiln Creek          I        Maintain existing access at Limekiln Creek.     Ob-     Improve trail and            Discourage Informal trails north
                                                             tain bluff top access at Rockland Landing.              parking at Rockland          and south of Rockland Landing
                                                                                                                     Landing.

                            Los Padres National Forest;

                    29      Kirk Creek              I        Maintain management of campground and beach.            Post signs for beach
                    30      Mill Creek                                                                               access.

                       ACCESS DESTINATION      PRIORITY2     PROVISION/ACQUISITION/MANAGEMENT OF ACCESSWAYS.       IMPROVEMENTS       ACCESS CONSTRAINTS
                       Map    Name

                       31   Wild Cattle Creek     3          Manaqe access across bluffs.    Provide bluff         Improve one        Discourage informal
                                                             top trails.                                           designated"        trail.
                                                                                                                   trail. Pro-
                                                                                                                   vide minimal
                                                                                                                   improvements
                                                                                                                   for safety
                                                                                                                   and se r)ara-
                                                                                                                   tion from
                                                                                                                   agricultural
                                                                                                                   use.
                       31 Pacific Valley                     Manage use of area outside designated                 Improve trail.     Discouraqe informal
                                                             coastal units. Provide designated trail               Develop low        trail.
                                                             to bluff top.                                         level of facili-
                                                                                                                   ties at bluff
                                                                                                                   top trail.

                       33 Sand Dollar Beach      1           Manage impacts from heavy  use and hang-
                                                             gliding.

                       34 Willow Creek           1           Maintain beach accesses.

                       35 Alder Creek            1           Manage for grazinq use. Retain bluff top              Post signs on
                                                             access at current level. ..nevelop scenic             nearest beach
                                                             overlooks.                                            access. Im-.
                                                                                                                   prove pullouts
                                                                                                                   and bluff top
                                                                                                                   top.trails.

                       36 Salmon Creek           I           Monitor inform?il use to determine re-                Post signs on      Discourage informal
                                                             source damage and safety.                             nearest beach      trails.
                                                                                                                   access and haz-
                                                                                                                   ards.

                                                 I           Maintain access at Villa Creek.

                                                                                                                                                                             OTTER COVE AREA.

                                                                                                                                                                                                        SOBEPANE@    I

                                                                                                                                                                                            DOUD
                                                                                                                                                                                     PROPERTY                                   . ..... -,,

                                                                                                                                                                                       C

                                                                                                                                                                                                  Go,,opoto
                                                                                                                                                                                                      8@.ch

                                                                                                                                                                                        KA1111 III
                                                                                                                                                         KASLER PT

                                                                                                                                                        ROCKY PT.                    ROCKY PT

                                                                                                                                               PALO COLORAD

                                                                                                                                                           ROCKY CR.
                                                                                                                                                                    COSUE RoCk

                                                                                                                                                               RIXBY LANI);NG
                                                                                                                                                    BIXBY CR.

                                                                                                                                                                                                                  C@

                                                                                                                                                     HURRICANE PT

                                                                                                                          HURRICANE PT.

                                                                                                                     0
                                                                                                                                                                                                                                                          Aos
                                                                                                                                          LITTLE
                                                                                                                                             SUR

                                                                                                                                                                                                          C,         nffi@by 10-

                                                                                                                          PT SUR
                                                                                                     PT. SUR
                                AREA SHOWN
                                 ON THIS MAP

                                                                                                                                                                                                                                 dres
                                                                                                                                                                                                                  f@s
                                             MONTEREY SALINAS
                                      "
                                      "K  MALpASO CREEK                                                                       FALSE SUR
                                      K                                                                                                                                               5,
                                                                                                                                                                   C,

                            PT.

                                      RIG SUR
                                                                                                             SWISS CYN.                                                                                           Pico Bianco

                                         *LUCIA

                                         6GOROA                                                                                                                                                                                 W

                                                                                                                                                         ate   Park
                                                                                                                                                         m I
                            MILES                                                       MOLERA STATE PARK

                          PROPOSED FOR PLANNING ONLY. THIS DOES NOT CONFER                                                                                                                  National
                          THE RIGHT   TO TRESPASS ON PRIVATE PROPERTY.
                           APPROVED   BY BOARD OF SUPERVISORS FEBRUARY 22.1982.

                                                                                                                               COCINR 1
                                                                                                                                                                       Big Sur
                                         PRIORITY I-major access areas                            PFEIFFER BEACH
                                                                                                                                                                                          Pfeiffer - Big_Suc-/
                                                                                                                                                                                         _':@ S t a -te  Park
                                         PRIORITY 2

                                                           other areas suitable
                                                           for access                                                                        Wreck Beach

                                         PRIORITY 3
                                                                                                                        WRECK 13EACH

                                         Inappropriate for access or sulta-
                                         billty not yet determined
                                                                                                                                                           C.-ti-cf,                                          I / .) 1-@ N, N,
                                                                                                                                      COASTLANDS
                                         BIG SUR COAST                                                                                                                                                         Forest             1>
                                                                                                                          Monterey
                                                        L_ PROGRAM                                                        County
                                                                                                                                                      CASTRO-
                                                                                                                          Planning
                                                Figure 2                                                                  Department                      GRIMES
                                                                                         ox                                                                         I'LlIfel 5 B"Ch
                                      SHORELINE ACCESS
                                                PLAN
                                                                                                                                                                                                                                          FN-ORTHSECTION)

                                                                                                                                                                  GRIMES T

                                                                                                                                                                         Laffer Rock

                                                                                                                         GR IMES- PARTINGTON

                                                                                                                    PARTINGTON                            PT.       -RTINGTON PT

                                                                                                                                                                                                   Julia Pfeiffer Burns

                                                                                                                                                                                                 State Park
                                                                                                                                        J.P. BURNS                       McWoy Rock,
                                                                                                                                       STATE PARK
                                                                                                                                                                                                                                     4-11111-ri pe.

                                                                                                                                                                                                                         Los

                                                                                                                                                                                ANDERSON                                                             Pe.
                                                                                                                                                                                 LA NO'NG

                                                                                                                                                                                                         C'.

                                                                                                                             ANDERSON LANDING

                                                                                                                                                                         Slole Rock

                                                                                                                                                                                                                  Padres

                                                                                                                                                                           John Little
                                                                                                                                                                           Stat e Park          z
                                                                                                                                                                                                z,

                                                                                                                                               C,

                                                                                                                                          DOLAN CR.                                                  -\z-

                                                                                                                                                            ON- Rock
                                      AREA SHOWN
                                      ON THIS MAP

                                                  M    TEREY                                                                                         Sq-re Black Ro@k
                                                            SALINAS                                                                                                                    )-"\       C,
                                  PT. SUR         AL-SO CREEK                                                                                                  Big Creek                                               National
                                          ,SIG SUR                                                                                                  BIG CR.

                                                                                                                                                            I'TA IT,
                                                                                                                              VISTA PT.
                                                   IA                                                                                              GAMIOA 'T
                                                GORDA                                                          GAMBOA PT.
                                                                                                                            VICENTE CR.

                                 0 5

                                                                                                                                                                                               C'                         'o'

                               PRO OSED FOR PLANNING ONLY. THIS DOES NOT CONFER                                                            Lopez Rock.
                               THEPRIGHT TO TRESPASS ON PRIVATE PROPERTY.                                                                                                                                                         Forest
                               APPROVED BY BOARD OF SUPERVISORS FEBRUARY 22,1982.                                           LOPEZ PT.

                                                                                                                                                LOPEZ LIT

                                                PRIORITY 1-major access areas
                                                                                                                                                                Lucia
                                                                                                                                                    U-C I A-

                                                PRIORITY 2                                                                                                       H.11- Rock

                                                                   other areas suitable
                                                                   for access                                                                                            ROCKLAND
                                                PRIORITY 3                                                                                                               LANDING                                           cy@

                                                                                                                                                  LIMEKILN CR.

                                                Inappropriate for access or sulto                                                                                                                                                      -0-
                                                billty not yet deterrnined

                                                                                                                                                              KIRK CR.

                                                                                                                                                                            Kirk Creek
                                             13IG SUR COAST                                                                         Monterey
                                                            1@ I
                                                                                                                                    County
                                                                                                                                    Planning                             MILL                        Mill
                                                                                                                                    Department
                                                        Figure 2                                                                                                         CR.
                                        SHORELINE ACCESS
                                                      PLAN
                                                                                                                                                                                                                                                                ICENTRAL SECTION1

                                                                                                                                                              rvli I I_

                                                                                                                                                               >

                                                                                                                                                  ,/d
                                                                                                  WILD CATTLE CR.

                                                                                                                                                                                        le Chalk Peak
                                                                                             PACIFIC VALLEY                                             Los

                                                                                                                                                      Cr
                                                                         SAND DOLLAR
                                                                                                                Sand Dollar      Pacific        \S
                                                                                 BEACH                  Plaskett Rock Beach      Valley
                                                                                                                  %                                      \__@ork
                                                                                                                                     <

                                                                                                                              kett\          <
                                                                                     WILLOW CR.

                                                                                                      Jade Cove
                                                                       C,

                                                                                       C,       Willow Creek                        Padres
                                                                                                    0
                                                                                    CAPE SAN MARTIN

                                                                                                                                                       @o

             r:

                                                                                                        Gordo
                                                                               ALDER            CR.       So                01@ t h

                                                                                                                  >

                     AREA SHOWN
                     ON THIS MAP

                              MCAITEREY                                                                                          C'
                                     SALINAS                                                                         National                             Ildel Peak
                           'T--PAS0 CREEK

                  PT. SUR

                        0 .1G SUR

                           @LUCIA                                                                              "V R @ed w 0
                             Eli,

                                                                                                                                          Silver Peak
                  MILES                                                    SALMON CR.

                 PROPOSED FOR PLANN NG ONLY. THIS DOES NOT CONFER
                                    r
                 THE RIGHT TO TRESPASS ON PRIVATE PROPERTY.
                 APPROVED BY BOARD OF SUPERVISORS FEBRUARY 22,1982.
                                                                                                               0                                          LQ1 P,ck,,@

                             PRIORITY I-major access areas                                                                                    Forest                      Three Peaks

                                                                                                                             Mt. Mars

                             PRIORITY 2

                                            other-creas-sultable- -
                                            for access
                                                                                                                                                                                   0

                             PRIORITY 3

                                                                                                                                                    f
                                                                                                                                                     <
                             inappropriate for access or suita-
                             bility not yet determined                                                                                                              r-"-
                                                                                                                                     0                         Ck -_1 01
                   Source'                                                                                                               'a0
                   US.GS.,7.5 minute quads, May 1979

                            BIG SUR COAST
                                                                                                Monterey
                                                                                                County
                                                                                                Planning
                                    Figure 2                                                    De  p8rtment
                                                                                        CMont'
                                                                                                Count
                                                                                                Pl_nni
                                                                                                0_P_

                        SHORELINE ACCESS
                                   PLAN
                                                              A        SCALE W FEET                                                                                                        FS O-U-T-H-S _EC _T1 ON-

                                                                                                                                                                                                                                                      %@@M   z_P

                                                                                                                                                                                                               Lobos Rocks

                                                                                                                                                                                                       SCIBERANES PT.
                                                                                                                                                                                                                                       S'ob@             P

                                                                                                                                                                                     C

                                                                                                                                                                                       KASLER PT

                                                                                                                                                                                    RCCKY PT

                                                                                                                                                                  C
                                                                                                                                                                  Ca,tl@ Rock
                                                                                                                                                                     "' OCk
                                                                                                                                                                   :AND1`Nd
                                                                                                                                                            BIXBY LANDING

                                                                                                                                                                                                     Rock,

                                                                                                                                                                                                                    C

                                                                                                                                                  HURRICANE PT
                                                                                                                                                                                                                                                                        6T-il  P-k

                                                                                                                                                                                                                Zl_
                                                                                                                                                                                                                                                                    /     - _y
                                                                                                                                                                                                                                                                   Los
                                                                                                                                                            A                                                            Bt.by MIn.        @I

                                                                                                                      PT SUR

                                                                                                                                                                                                                                                Bottlhw
                                                                                                                                                                                                                           '110--dres
                                       AREA SHOWN
                                       ON THIS MAP

                                                     MONTEREY
                                                               SALINAS
                                                           CREEK

                                                                                                                                                                                                                        :a Bianco
                                       M'I'i" g@""                                                                                                                                                                   'nPic
                                   PT,

                                               I   R

                                                                                                                                                                                     P
                                                *LUCIA                                                                                                  Maier         1 0
                                                                                                                                                      State
                                                                                                                                                               Park
                                               *GORDA

                                                                                                                                                                         S.,
                                                                                                                                                                                              National          Post S mmit

                                      PROPOSED FOR PLANNING ONLY. THIS DOES NOT CONFER                                       COOPER PT.
                                      THE RIGHT TO TRESPASS ON PRIVATE PROPERTY.                                                                                        Big Sur
                                      APPROVED BY BOARD OF SUPERVISORS FEBRUARY 22,1982.
                                    > > >                          INLAND TRAIL CORRIDOR                                                                                                                                M.-I P-k
                                                                   THROUGH COASTAL                                                         PIE ff,r                                          Pfeiffer-Big Sur
                                                                                                                                                                                                SAat
                                                                       CESS- ORRIE)eR
                                                                   AC
                                                                   PUBLIC TRAIL: Public lands                                        PFEIFFER PT.                                                                    0
                                                                   or public rights-of-way

                                                                   PRIVATE TRAIL: Private
                                                                   lands or limited access

                                  A                A    A      A   FUTURE PUBLIC
                                                                   ACOUISITION
                                                             P     Proposed Trail

                                                                   Access to Ventono
                                                                   Wilderness

                                                                   Coastal Zone Bdry.

                                                                   State Park Bdry.
                                                                                                                                                                                                                                         N,
                                                                   National Forest Bdry.                            S-,c,:                                                                                           Forest
                                                                                                                    U.SGS. 7.5 -nute quads, May 1979                                                                                       1>
                                                                                                                          NO-                                    I
                                                 BIG SUR COAST                                  r                                                                                           __'Cy@
                                                                                                                                          Monterey
                                                                                                                                          County
                                                                                                                                          Planning
                                                                                                                                          Department
                                                           FIGURE    3
                                             TRAILS PLAN                                                                                                                      GRIMES PT                                                                               WORTH SECTIONJ

                                                                                                                                                                   GRIMES PT.

                                                                                                                                                                        Lafler Pack                    11-110

                                                                                                                                                                                                                  0
                                                                                                                                                                                                             0

                                                                                                                                                                                                             par

                                                                                                                                                                     RART)NGTON      T

                                                                                                                                                                                                       Julia Pfeiffer Burns

                                                                                                                                                                                                       State Park

                                                                                                                                                                          McW.y R.,kl

                                                                                                                                                                                                                                          Anderson Peak

                                                                                                                                                                                                       <                   Los

                                                                                                                                                                                 ANDERSON                                       Rv@    00       Marble Peak
                                                                                                                                                                                  LANDING                    0
                                                                                                                                                                         C,                            4u,11 Cc

                                                                                                                                                                                                       0

                                                                                                                                                                                                       .ck

                                                                                                                                                                          Sole Rack

                                                                                                                                                                                                                    Padres

                                                                                                                                                                         John Little
                                                                                                                                                                        State Reserve

                                                                                                                                                                                                       ?.at

                                                                                                                                                            Dolon Rock

                                        AREA SHOWN
                                         ON THIS MAP                                                                                                 Square Black Rack
                                                                                                                                                                                                       C,
                                                      MONTEREY
                                                                    SALINAS                                                                                                                                               National
                                                 T-MALPASC, CREEK

                                    PT. SUR
                                             .BIG SUR                                                                                                                                                                                            Fork
                                                      gm
                                            I wl@

                                                                                                                                                    GAMBOA PT

                                             . . . . . . . . . .
                                                 ''L  CIA

                                                 .GORDA

                                                                                                                                           LoPez Rock
                                                                                                                                                                                                                                       Forest

                                       PROPOSED FOR PLANNING ONLY. THIS DOES NOT CONFER
                                       THE RIGHT TO TRESPASS ON PRIVATE PROPERTY.                                                                                                                                                      014
                                       APPROVED BY BOARD OF SUPERVISORS FEBRUARY 22,1982.                                                       LOPEZ PT                                                                 0 0000

                                                                    INLAND TRAIL CORRIDOR                                                                                                                                  Twin Peak   &
                                                                                                                                                               Lucia
                                                                    THROUGH COASTAL                                                                                                                                         0                 6< Ccne Peak
                                                                    ACCESS CORRIDOR                                                                                                                                                      0
                                                                    PUBLIC TRAIL: Public lands                                                                                                                                            0

                                                                                                                                                                  Harlon Rock
                                                                    PRIVATE TRAIL: Private                                                                                                                                    0
                                                                    lands or limited access

                                                   A A A            FUTURE PUBLIC                                                                                        ROCKLAND                                               0
                                                                    ACQUISITION                                                                                           LANDING          0                                 CY,
                                                             P      Proposed Troll                                                                                                                           Iso   0                   0 0
                                                                    Access to Ventano                                                                                                                  0     0
                                                                    Wilderness                                                                                                                         0
                                                                    Coastal Zone Bdry.                                                                                                           0     0
                                                                    State Park Bdry.

                                                                    National Forest Bdry.                                                                                                     0
                                                                                                                               Source:                                                                                                   0
                                                                                                                               U.S.G,S. 7.5 minute q.11, a, 19@1
                                                 BIG SUR            COAST
                                                                                                                                          Monterey                                                     Mill
                                                                                                                                          County
                                                                                                                                          Plianning
                                                           FIGURE    3                                                                    08partment
                                                                                                       MA                                                                                                        0
                                              TRAILS PLAN
                                                                                                         SCALE 11 FEET                                                                                                                                           ON

                                                                                                                                                                                                                              Mill

                                                                                                                                                                                                                              >

                                                                                                                                                                                                                                       0

                                                                                                                                                                                                               q

                                                                                                                                                                                                                                                                      Chok Peak

                                                                                                                                                                                                                     Los

                                                                                                                                                                                                                  Cr.
                                                                                                                                                                                                 If            ,-/-           ,-- -

                                                                                                                                                                                     Pacific                   SLh
                                                                                                                                               Moskett Rock                          valley^ 0                                r k

                                                                                                                                                                                                               >  00
                                                                                               A)                                                                                                                         0   lee
                                                                                                                                                                             P/@                               <
                                                                                                                                                                         0   -
                                                                                                                                                                             0
                                                                                                                                                                 <                                                                     0
                                                                                                                                                                             .0
                                                                                                                                                                             X.O..                             00                                       104 n t
                                                                                                                                                                                     0    0    00

                                                                                                                                                                                         Padres

                                                                                                                     CAPE SAN MARTIN

                                                                                                                                                   0
                                                                                                                                                        00

                                                                                                                                                                  0
                                                                                                                                                                    0

                                                                                                                                                   Gorda
                                                                                                                                                                             /4
                                                                                                                                                                                     00
                                                                                                                                                     'or U@co C,
                                                                                                                                                                                        0  0
                             AREA SHOWN                                                                                                                                                0,
                             ON THIS MAP                                                                                                                        >                              %
                                                                                                                                                                                                               0
                                                                                                                                                                                                               0
                                           MONTEREY                                                                    C?                                                                                      0
                                                                                                                                                                                                               0
                                                     SALINAS
                                       T-MALPASO CREEK

                         PI SUR
                                  *BIG SUR                                                                                                                             National                                               ,FAId,, Peak

                                                                                                                                                            00   Villa

                                       .LUCIA                                                                                                                            0   0
                                                                                                                                                                               0
                                        &R".A                                                                                                                                        0  0
                                                                                                                                                                                            0
                                                                                                                                                               R@td
                                           M
                                                                                                                                                                                                               00
                         a 5

                                                                                                                                                                                                               Sil@e, Peak 0
                                                                                                                                                                                                                     0
                            PROPOSED FOR PLANNING ONLY. THIS DOES NOT CONFER                                                                                                                                                  00
                           THE RIGHT TO TRESPASS ON PRIVATE PROPERTY.                                                                                                        C,
                             APPROVE   0 BY BOARD OF SUPERVISORS FEBRUARY 22,1982.

                          >              >                  INLAND TRAIL CORRIDOR                                                                                                                                             Lion Peaka

                                                            THROUGH COASTAL                                                                                                          C'. 0
                                                            ACCESS CORRMOR                                                                                                   .11mo                             Forest
                                                            PUBLIC TRAIL: Public lands                                                                                                                                                              Three Peaks
                        0 0          0     0 0 0            or public rlghts-of-way                                                                                                                            0
                                                            PRIVATE TRAIL: Private                                                                                                   Mr. Mar,                  0
                                                            lands or limited access
                                                                                                                                                                                     \40
                                                            FUTURE PUBLIC                                                                                                                                      00
                                                            ACOUISITION                                                                                                                      0
                                                                                                                                                                                                                     P
                                                                                                                                                                                                                              0
                                                     P      Proposed Troll                                                                                                                                                       0   0                            0
                                                                                                                                                                                                                                       0-                          :5-
                                                            Access to Ventana
                                                                                                                                                                                                               C,                      .0
                                                            Wilderness
                                                            Coastal Zone 8dry.                                                                                                       N
                                                                     Pork                                                                                                                    00                         <
                                                            State             Bdry.                                                                                                                            0
                                                                          Forest Bdry.                                       Source                                                                                                                         .0
                                                            Notional                                                         U,S.G,S. 7.5 -in.te quads. May 19;19                                                                      .@o@o                -
                                                                                                                           o'                                                                                  06,
                                         BIG SUR COAST
                                                                                                                                          Monterey                                                             0C,I           So"
                                                                                                                                                                                                               0
                                                                                                                                          County
                                                                                                                                          Planning                                                                                  <
                                                                                                                                          Department
                                                  FIGURE 3
                                       TRAILS PLAN
                                                                                          -k          IC-    IEEI        ok                                                                                                                             <4                            ISOUTH S

                  7. ADMINISTRATION AND IMPLEMENTION

               7.1  PLAN ADMINISTRATION

               This plan is designed to implement. the California Coastal Act.
               It is a local plan which shall direct Monterey County in making
               land use decisions in the Big Sur area. The advice of local
               residents shall be routinely sought in the administration of
               this plan. The County shall work with other levels of govern-
               ment to secure their compliance with this plan; conformance by
               all public agencies, including Federal agencies, is needed for
               this Plan to work as intended. other levels of government shall
               be consulted by the County regarding help, guidance, and
               resources to implement this plan. However, the County shall
               have the primary responsibility for implementing the Big Sur
               Coast Land Use Plan and the efforts of other State and local
               agencies shall be consistent with this plan and coordinated with
               the efforts of the County. This plan will also provide guidance
               to the California Coastal Commission in its review of Federal
               projects pursuant to the Federal Coastal Zone Management Act.

               The County shall develop the structure necessary to establish a
               permanent and authoritative voice for the residents of the
               community of'the Bi4 Sur coast, which shall ensure community
               participation in the coordination and implementation activities
               necessary to carry out the mandates of the LCP.

               7.1.1 Development Permit Process

               Coastal Development Permits will be required from the County for
               development proposed on private or public lands (except excluded
               Federal lands).    To be approved, permit applicants will be
               required to demonstrate conformance to the plan.

               1.   The proposal must be in conformance with the kinds of uses
                    and use intensities permitted for the specific geophysicai
                    area concerned.   If a proposal does not meet this basic
                    requirement, it will not be processed further.

               2.   The second area of review, concerns conformance to the
                    policies of the plan contained in the Resource Management
                    and Land Use and Development sections, and, if applicable,
                    the Public Access and Highway One/County Roads sections. In
                    particular, the proposed project must fully meet the
                    objectives, policies, and standards for each applicable
                    section of the Plan. If the proposal is not consistent with
                    these policies, it shall not be approved even though it may
                    be consistent with land use designations for the area. For
                    example, applications for residential development in an
                    area designated for this use will not be approved if the
                    parcel is entirely within a 100 year floodplain or if
                    inadequate water supply is shown to exist.

                                              118

              3.   All proposals must fully meet any specific zoning provi-
                   sions adopted to implement the plan.

              4.   All proposals must fully comply with the California
                   Environmental Quality Act and meet the environmental
                   standards of this plan.

              Applicants are responsible  for providing all necessary informa-
              tion to support proposals as described in the policies
              concerning development and resources. Where information is
              questioned or contested by the County, the burden of proof rests
              with the applicant.   Where additional information is requested
              by the County, applicants are required to provide such informa-
              tion before further consideration by the County will be given to
              the proposal.

              The County will make a good faith effort to work cooperatively
              with landowners in the evaluation and processing of development
              applications as expeditiously as possible. County staff will
              provide advice and guidance to the public concerning ihterpreta-
              tion of provisions of the plan.      County staff will prepare
              written reports supporting all permit recommendations.       These
              reports will summarize the development proposal, pertinent
              issues and information, and will describe how the proposal meets
              or does not meet relevant provisions of the plan. The report
              will contain recommendations on whether the proposal should be
              approved, approved with conditions, or denied. Permit reports
              shall be made a permanent part of the record and copies shall be
              available for public review prior to formal consideration of the
              application.

              7.1.2 Plan Revisions

              The Local Coastal Program will be updated over time as need
              dictates. Formal amendment procedures will be used to
              accomplish changes to the plan or its implementation ordinances.
              Because the plan is a Local Coastal Program prepared under the
              California Coastal Act, any changes made must be consistent with
              the Act. The California Coastal Commission must approve future
              changes or amendments to the plan. This plan shall be automati-
              cally reviewed after three years of utilization to determine the
              effectiveness of the implementation procedures.

              7.1.3 Appeals

              Appeals to the Coastal Commission may be made, consistent with
              provisions of the Coastal Act, when individual or group believes
              the County is not acting in conformance with the plan. The
              appeals procedure is described in the California Coastal Act.

              7.1.4 Public and Agency Participation an Coordination

              The County will cooperate with all other government agencies on
              matters of mutual interest concerning the Big Sur coast. The
              format for coordination is described in the implementation

                                              119

               section. The county will provide technical or policy advice to
               other agencies as requested and will seek advice on technical or
               policy matters from appropriate agencies as the need arises.

               The County will provide a mechanism for advice and comment from
               appointed community representatives on permit matters and on all
               long-range decisions affecting planning and management of the
               coast. The general public is encouraged to attend and partici-
               pate in County public meetings and hearings concerning
               administration of the plan or processing of development applica-
               tions.

               7.2 IMPLEMENTATION

               Implementation of the Plan will require the County, and in some
               cases, other jurisdictions, to develop and adopt ordinances,
               procedures, or agreements in addition to the Land Use Plan in
               order to carry out the Land Use Plan map and policies. The
               major implementation measures that the County should adopt are
               described here.

               7.2.1 Zoning Ordinance Changes

               A.   Rezoning

               Rezoning of the Big Sur coast will be necessary to reflect the
               land use plan.     In accordance with State laws, the uses,
               densities and locations of zoning revisions must be consistent
               with the Land Use Plan Map and policies.       Zoning should be
               adequately flexible to permit the range of uses and densities
               provided for in  the plan.

               The Monterey County Zoning Ordinance (Ordinance No. 911) should
               be amended to delete use of the combining Coastal Zone (CZ)
               district, and to add general coastal zone regulations and
               separate coastal zone districts as set out above. The general
               regulations will incorporate and refer to Coastal Act (Public
               @esources Code Section 30000 et seq.) policies.   They will also
               incorporate provisions of the Monterey County Zoning Ordinance
               for Design Control districts (Section 25) and Scenic Conserva-
               tion Districts (Section 23,3c), for appeal (Section 32), and
               enforcement (Section 35), and provisions of the Subdivision
               Ordinance (Ordinance No. 1713) for appeal and for enforcement
               (Section 10).

               Some suggested  zoning districts include:

                    CZ-WSC     Coastal Zone Watershed and Scenic Conservation
                               District: Includes residential development, low
                               intensity recreation, agriculture, and forest and
                               watershed management.

                                               120

                   CZ -OR    Coastal Zone-outdoor Recreation District: In-
                             cludes moderate use intensity recreation.

                   CZ-RCC    Coastal Zone-Rural Community Center District:
                             Includes residential development, visitor-serving
                             and recreation support areas, and quasi-public
                             uses*

              B.   Development Permits

              All development in the coastal zone will be required to obtain a
              development permit from the County that will be approved based
              on demonstrated compliance with the plan and all its provisions.
              Some forms of development, similar to that exempted in the
              Coastal Act, may also be exempted from obtaining a coastal
              permit from the County. Final action on coastal permits will be
              taken by the Board of Supervisors for standard subdivisions; all
              other development will be considered by the Planning Commission
              subject to Board appeals.

              C.   Site Plan Review

              Projects applying for a coastal permit will undergo a comprehen-
              sive site plan review to determine the consistency of the pro-
              posed project with the plan. The applicant wAll be permitted
              flexibility to develop in any manner which is consistent with
              any of the variety of uses and densities included in the
              particular zoning district, and which meets the performance
              standards set forth in the land use plan.

              D.   Performance Standards

              Environmental performance standards are incorporated in the Big
              Sur Land Use Plan in the form of specific policies designed to
              protect riparian and forest areas, wildlife habitats, and other
              sensitive environmental concerns.   As the carrying capacity of
              the coastal areas are determined through improvements in the
              data base and available information, the policies will be
              refined to include quantified performance standards.

              E.   Minimum Size of Parcels

              The minimum size of parcels permitted in land subdivision- will
              be based upon the necessity to prevent harm to the existing
              natural uses of the land.

              The Watershed and scenic conservation District will permit sub-
              division at a density rate of 40 acres or more per parcel as a
              means of deterring further development from harming the rural
              character of the land.   Larger minimum parcel sizes will apply
              on steeper lands. In addition to one residential unit permitted
              on such parcels, certain other coastal priority uses will be
              permitted in accordance with the land use plan.

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               Existing legal lots of record which are smaller than the stated
               optimum size in the new zoning district will be permitted to
               develop in a use consistent with those included in the new
               zoning district as long as the proposed project meets the
               performance standards of the Land Use Plan.

               Parcels will be permitted to be subdivided on the basis of
               density standards of the plan. A review of the land according to
               local coastal program performance standards may demonstrate that
               a lesser intensity of development is appropriate.         If such
               review demonstrates that the particular parcel will support a
               higher intensity of use, the applicant may develop at the higher
               @ensity upon purchase of development credits from other parcels
               in the viewshed.

               7.2.2 Government Coordination and Local Participation Framework

               A framework or structure for improved coordination between the
               numerous government agencies involved on the Big Sur coast
               should be developed to resolve issues of mutual concern. For
               example, careful planning and usage of the Big Sur coast due to
               the limitation of highway capacity is a responsibility shared by
               Monterey County and San Luis Obispo County. Assurances are
               needed that development contemplated for the Sa  'n Simeon coastal
               area does not adversely affect access to the Big Sur region as a
               whole. A means of providing continuing and    enhanced participa-
               tion in decisions about the coast's future    is also needed and
               should be made available to the residents of the area. The
               County should take a lead role in developing  these structures.

               One alternative is a joint powers agreement   entered into by the
               U. S. Forest Service, the Coastal Commission, the State Depart-
               ments of Fish and Game and Parks and Recreation, Caltrans,
               Monterey and San Luis Obispo Counties, and other entities as
               deemed necessary, in order to form a Big Sur Council with the
               power to plan and coordinate implementation activities, and to
               acquire land and funds. This may be a workable approach to
               government coordination, although it has two drawbacks:      there
               are no assurances that the various entities would agree to the
               purposes to such an agreement; and there may be lack of funds
               available to support acquisition and management. In view of
               acquisition needs along the coast, this is a serious deficiency.

               The Memorandum of Understanding is another possible agreement
               which can bring the various entities together to coordinate
               planning and implementation efforts. If no joint acquisition
               effort is planned, the memorandum of understanding    may be more
               desirable than the joint powers agreement because it does not
               mandate the financial responsibility legislatively    required in
               the joint powers agreement.

               Because the U.S. Forest Service owns 75,000 acres in  the Big Sur
               Coast Planning Unit--roughly one half the total area--and
               because the Federal Coastal Zone Management Act of 1972 excludes
               all lands subject to exclusive federal jurisdiction from the

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              California coastal zone, special means should be developed to
              assure that the planning and management of these f ederal lands
              is coordinated effectively with the implementation of the Big
              Sur Coast Local Coastal Program. The memoranda of understanding
              and joint powers agreements, referred to above, are not likely
              to be a sufficient means to accomplish this coordination because
              the U. S. Forest Service's discretion is tightly circumscribed
              by federal statute.     The County, therefore, requests its
              representatives in the United States Congress to explore the
              need for federal legislative authorizations and mandates to the
              U. S.- Forest service to assure that its management and
              administration of Los Padres National Forest lands is effective-
              ly coordinated with the implementation of the Local Coastal
              Program on private lands and lands owned by the State and
              County.

              7.2.3 Big Sur Coast Data Base

              Following adoption of the plan the County will use all available
              information about the natural and cultural resources of the Big
              Sur coast developed in the planning process in its review of
              development applications and in other actions relating to the
              management of the coast.    This body of information will be
              supplemented or updated from time to time as new information is
              available to the County.

              The background reports and written responses to them are the
              foundation of the data base.     This can be supplemented by
              information provided by property owners during the course of
              development applications or by other agencies in their
              individual activities. The information will be maintained in the
              County Planning Department and as far as possible in the County
              Branch library in Big Sur.     Maintained as a collection of
              information in a central location, the data will be readily
              available to the public, other agencies, and County officials.
              During review of any projects or activities on the Big Sur
              coast, the County Staff is required to review available and
              pertinent information and include it in recommendations about
              projects or activities in the area.

              All existing information will be integrated with the Planning
              Department's present data base and included in the department's
              information.   At least once a year the County staf f shall
              prepare a summary and bibliography of new information received
              during the preceding year.

              7.2.4 Merger

              Merger of contiguous substandard size lots held by the same
              owner is an appropriate mechanism in areas designated as
              restoration areas in which development of individual legal lots
              of record would harm the existing natural uses. The County
              should create a combining zone which, when applied to the
              selected areas, will cause such undersized lots, when contiguous

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               and held by the same ownerf to merge to the minimum size
               permitted by the existent zoning.

               7.2.5 Transfer of Development Credits (TDC)

               TDC's comprise a system that will assist the owners of lots
               restricted in their residential development potential by view-
               shed policies contained within the plan.        They provide an
               economic/planning incentive under which density credits can be
               reallocated within certain boundaries. Additionally, the use of
               this technique is intended to encourage the transfer of residen-
               tial development potential from large ranch parcels in order to
               maintain the viability and stability of agricultural operations.

               7.2.5.A Key Pol icies

               1.   To provide owners of "critical viewshed lots" fair and real
                    opportunities to build in Big Sur.

               2.   To provide incentives for preservation of large ranches in
                    agricultural operations, and permanently protect their
                    viewshed.

               3.   To provide economic compensation in the form of density
                    credits for lot's rendered unbuildable due exclusively to
                    LUP Viewshed policies.

               7.2.5.B General Policies

               1.   Any non-critical viewshed parcel in Big Sur is a potential
                    "receiver" site provided development proposed for it meets
                    the LUP's development and siting standards and the TDC
                    program rules for obtaining additional density.

               2.   "Critical viewshed lot    owners would have the right to
                    transfer residential development potential from such
                    restricted parcels and to build two units elsewhere in Big
                    Sur or transfer two development for each lot retired
                    subject to the criteria of LUP policy 3.2.6.3.

               3.   Large ranches would have the option to cluster their
                    credits to non-critical viewshed sites east of Highway one,
                    to apply for development within the rules specified in the
                    LUP, transfer density credits to their property, or any
                    combination of these alternatives.

               7.2.6 Conservation Easements

               Conservation and Scenic Easements and Williamson Act Contracts
               provide tax benefits when such enforceable restrictions on the
               use of land limit the amount of development on a parcel.

               While Conservation and Scenic Easements are in use now in the
               County to mitigate adverse environmental impacts, the County
               should adopt a clear policy directing the requirement of these

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              easements f or the varied resource protection uses encouraged in
              the plan.   County land use regulations such as zoning and
              subdivision ordinances should contain these requirements as well
              as others authorized by State legislation, such as restrictions
              on future use, and length of the term (at least 10 years) with
              automatic renewal. Each deed dedicating open space should
              include the particular findings upon which the open space ease-.
              ment is based.

              The County should also consider having the Coastal Conservancy,
              because of its legislated resource protection role on the coast,
              named as grantee of the open space easement. Alternatives could
              include continuing the County-as grantee but contracting out
              enforcement to a nonprofit agency such as the Coastal
              Conservancy, or giving the grantor a choice of grantees from a
              list of appropriate nonprofit organizations.

              State legislation permits Williamson Act Contracts to be
              executed for reasons very similar to the ones for which
              Conservation and Scenic Easements are permitted. While it is
              generally thought that property tax advantages of Williamson Act
              contracts have been lost in the passage of Proposition 13, the
              contracts remain a viable enforceable restriction along with
              open space.easements. Consideration should be given to
              decreasing both the present minimum acreage requirement from 40
              acres to 20 acres and the length of such contracts from the
              present 20-year term to 10 years.

              Conservation and Scenic Easements are the appropriate vehicle
              which could be made available for coastal resource protection.
              They are different from Williamson Act Contracts in that they
              must be in perpetuity.      conservation easements should be
              included as a requirement in coastal permit applications in
              areas containing wildlife habitats, wetlands, and other resource
              areas and particularly in scenic areas.

              7.2.7 Restoration/Acquisition

              Restoration projects refer to those activities that the County,
              in cooperation with coastal residents and other agencies, can
              undertake in an effort to mitigate undesirable impacts of
              existing development or commitment to development on the quality
              of the coastal environment and its resources. Examples of areas
              that require restoration in order to meet the environmental
              standards of this plan have been described in various sections
              of the plan. For instance, some areas of the coast committed to
              development - by virtue of the existence of many small
              undeveloped parcels created for residential purposes - appear to
              lack adequate water to serve continued development without
              entailing extremely adverse impacts on the natural environment.
              There are also isolated examples where natural ecosystems have
              been impacted, frequently from recreational overuse. Portions of
              the lower Big Sur River riparian area have been seriously
              degraded and need restoration work.       In other areas, past
              development has resulted in structures or buildings that are

                                             125

               highly visible and obtrusive to the quality of the natural
               environment.   In some cases, road construction has left highly
               Yisible scars. Installation of utility poles has also resulted
               in the erosion of the visual quality of Big Sur. Perhaps most
               serious, are the undesirable impacts on the beauty of the coast
               resulting from continued residential buildout in certain areas
               having numerous small, vacant parcels. Finally,, even natural
               events, such as landslides, mudslides, or lightning caused
               fires, result in changes or damage to the landscape and its
               resources.   Such events may necessitate remedial action if
               environmental quality or scenic beauty is to be restored.

               A variety of restoration techniques are available, and the
               County should support and encourage these.

               A.   Private Voluntary Action.

               individual landowners are. encouraged to voluntarily undertake
               those activities on their property which can help mitigate the
               types of environmental or visual problems discussed in this
               plan. In many cases, simple landscape screening or repainting of
               a structure would do much to restore scenic beauty in highly
               visible areas. Screening of private roads as needed would also
               be beneficial.    Private work, in some cases, is needed in
               riparian areas to alleviate impacts to streams. In other areas,
               improved control of erosion or soil loss from sites during rain
               storms would help protect water quality in coastal streams.

               B.   Action by Other Government Agencies.

               All other government agencies are requested to undertake needed
               coastal restoration work in their areas of jurisdiction in order
               to realize the objectives of this plan. State Parks and Recrea-
               tionI Caltrans, and the U. S. Navy, in particular, are requested
               to work toward the restoration of environmental and scenic
               qualities of lands they manage.

               C.   Site Planning

               The County can achieve necessary restoration on private and
               State lands by requiring such work as a condition of permit
               approval. This technique should be used within reason whenever
               possible.

               D.   Transfer of Development Credits (TDC)

               TDC's should be encouraged to avoid new development on critical
               viewshed lots and on large ranches.

               E.   Acquisition.

               Acquisition by a public agency.of privately-held land may be
               beneficial as a restoration project where it reduces the commit-
               ment to development created by the presence of many small
               undeveloped parcels.   In certain instances, acquisition may be

                                               126

              the only reasonably effective tool for avoiding problems
              relating to viewshed development. This plan proposes that
              acquisition be used as a means of avoiding development on highly
              scenic viewshed parcels for which no other planning remed@-. can
              be found. Acquisition can be carried out by Monterey County, by
              various State agencies, such as Parks and Recreation or the
              California Coastal Conservancy. The County should take a favor-
              able posture toward acquisition of undeveloped viewshed parcels
              that are totally within the viewshed. The County should invite
              purchase of these parcels by State agencies and, in particularl,
              should support the assistance of the Federal Government through
              the U. S. Forest Service in acquiring such parcels within their
              boundaries either in fee or simply through the purchase of
              development rights or easements.

              Because the County lacks sufficient funds to compensate land-
              owners for not developing undeveloped parcels in the critical
              viewshed and because the County lacks funds to acquire scenic
              easements over large parcels, it hereby requests its representa-
              tives in the California State Legislature and the United States
              Congress to seek state and federal funds to assist the County
              and be administered by the County in the implementation of the
              Local Coastal Program and, where necessary, to compensate land-
              owners for protecting the agricultural and scenic resources of
              the Big'Sur Coast.

              The County shall seek necessary acquisition funds through the
              Land and Water Conservation fund or its successor agency, by
              making every effort to ensure that the implementation of the Big
              Sur L.U.P. is placed high on the list of priorities of the State
              Comprehensive Outdoor Recreation Plan (SCORP).

              F.   Coastal Conservancy Projects.

              The Coastal Conservancy has been established with a broad range
              of powers and capabilities, all aimed at the conservation of
              important coastal resources.      The Conservancy can perform
              planning studies, purchase land for various purposes,
              consolidate small parcels into larger more desirable parcels,
              and can resell them on the private market to "rollover" and
              regain its capital outlay. The result of this process is to
              overcome the environmental concerns resulting from poor lot
              configuration or excessive numbers of parcels in important
              restoration areas. The Conservancy should work cooperatively
              with the County on restoration programs by nomination of
              potential Conservancy projects and participating in the develop-
              ment of the project.
              G.   Nonprofit Private and Public Conservancy Fouindations.

              Private organizations should assist in the conservation of
              important natural and cultural values. These organizations can
              purchase land in fee or simply acquire easements to avoid
              development in sensitive areas. Monterey County should support
              and encourage the activities of these organizations in Big Sur.

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               7.2.8 Enforcement Program

               Monterey County's Local Coastal Program will be only as effec-
               tive as its enforcement. Several recommendations for a more
               effective enforcement program will follow.

               All County departments engaged in activities in the coastal area
               should be informed about the Local Coastal Program and should
               refer any possible violations to the Planning Department for
               investigation.

               Planning staff should be increased in order to provide more
               onsite review of proposed development and: more explanation to
               applicants about permit restrictions.   Extra planning staff is
               also needed to perform regular inspection of continuing coastal
               permit conditions.

               Because of the County counsel's role as advisor in planning
               matters, violations of the subdivision or planning ordinances
               will be ref erred to the County Counsel's Office rather than to
               that of the District Attorney when such follow-up is deemed
               necessary by the Planning Department. In addition, land use
               violations in the coastal areas should be punished by imposition
               of civil penalties provided for in the Coastal Act, rather than
               by current misdemeanor prosecution.
               The County also has a duty to pursue legal'remedies against
               persons who illegally use open space or similar easements
               granted to the County. The County must not only enjoin such
               misuse, but must also seek recovery of damages for such misuse.

               Jurisdiction problems which may arise when the County attempts
               to enforce the Local Coastal Program on State lands can be
               precluded by requiring State consent to County inspection as a
               condition of approval for coastal permits granted to State
               agencies.   Federal agencies will be 'requested to submit an
               enforcement program as part of a Memorandum of Understanding
               among agencies involved in the Big Sur Local Coastal Area.

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                                            GLOSSARY

               DEVELOPMENT:   Except where specifically specified otherwise in
               this Plan, shall be as defined by Section 30106 of the
               California Coastal Act.

               EXISTING DEVELOPMENT:    Means all projects legally developed as
               of December 31, 1976, or laterif approved under a coastal
               development permit where such permit is required under the law.

               EXISTING PARCEL:     Means a separate legal parcel recorded as of
               December 31, 1976, or later if approved under a coastal
               development permit.    Does not include parcels recorded without
               benefit of coastal     development permit where such permit was
               required by law prior  to 1977.   Parcels crossed by public road
               or highway rights-of-way will not be considered to have been
               "subdivided" by such a road or highway.      Except where a legal
               determination by the County (or by the Commission on appeal of a
               permit   application) concludes otherwise for a          particular
               ownership, contiguous U.S. Lots which have been patented or
               aggregated under a single ownership will be considered' as a
               single parcel for Subdivision Map Act purposes.

               FRAGILE COASTAL RESOURCES:      Means in the Big Sur Coast area,
               exposed cliff faces, all environmentally sensitive habitats, and
               significant archaeological and paleontological resources which
               would likely be exposed to vandalism.

               NATURE ENVIRONMENT:     As used in the Public Access Key Policy
               (Section 6.1.3) is synonymous with "fragile coastal resources."

                                        SEVERABILITY

                            if any provision of the Plan is held
                            by a court of competent jurisdiction
                            to be invalid, void, or unenforce-
                            able, the remaining provisions shall
                            remain in full force and effect.

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