Monterey County, California, North county land use plan local coastal program

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MONTEREY COUNTY, CALIFORNIA

NORTH COUNTY
LAND USE PLAN

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C2 LOCAL COASTAL PROGRAM
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9" CERTIFIED JUNE 1982

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MONTEREY COUNTY, CALIFORNIA
NORTH COUNTY LAND USE PLAN
LOCAL COASTAL PROGRAM

ADOPTED BY THE MONTEREY COUNTY
BOARD OF SUPERVISORS 2-10-81

Marc Del Piero, Chairman Dusan Petrovic
Michal Moore Barbara Shipnuck
William Peters

ADOPTED BY THE MONTEREY COUNTY
PLANNING COMMISSION 12-10-8.0

Peter Cailotto, Chairman William Peters
Walter Basham Calvin Reaves
Marc del Piero Joseph F. Sullivan
Manuel Jimenez S. Gary Varga.
Sherry Owen

ADOPTED BY THE BOARD OF SUPERVISORS
APRIL 28, 1982

CERTIFIED BY THE CALIFORNIA COASTAL COMMISSION
JUNE 4, 1982

AMENDMENTS CERTIFIED BY THE CALIFORNIA COASTAL COMMISSION
AND ADOPTED BY THE BOARD OF SUPERVISORS
MAY 19, 1987

MONTEREY COUNTY, CALIFORNIA
NORTH COUNTY LAND USE PLAN
LOCAL COASTAL PROGRAM

PREPARED BY THE MONTEREY COUNTY Assisted by the Staff of the
PLANNING DEPARTMENT California Coastal Commission
Central Coast District Office

Principal Participating Staff: Edward Brown, District Director
Michael Miller, Chief Planner
Edward W. DeMars, Planning Les Strnad, Lead LCP Planner
Director Victor Roth, LCP Planner
Ray Lamb, Assistant Planning and
Director Devon Bates, State Office,
Bill Farrel, Principal Planner Co-Planner
LCP Project
Coordinator
Michael Hitchcock, Project Consultants:
Planner
Edward Mercurio
Other Participating Staff: Thomas Dickert, Principal
Investigator
Ernest J. Franco Andrea Tuttlef Associate
Susan Hilinski Martha Bean, Associate
Michael J. King University of California,
Berkeley
Graphics: Jefferson Associates, Inc.
Ecological Analysts, Inc.
Jim DiMaggio United States Geolgoic Survey
Steve Early

Typing:

Carmelia Moon
Rosalba M. Johnson

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.

ACKNOWLEDGMENTS

The preparation of this plan involved numerous individuals and
public agencies who generously shared their time and expertise.
Special thanks are given to members of the North County Local
Coastal Program Citizens Advisory Committee (CAC) who devoted
seeminglyendless hours to guiding the preparation of a land use
plan responsive to community concerns as well as Coastal Act
requirements. Appointed by the County Planning Commission to
provide basic policy guidance to the development of the plan,
the CAC held .34 public meetings over a year and a half period to
evaluate and discuss background reports, planning issues and
policy recommendations. Numerous addition 'al subcommittee
meetings were@, held. The CAC's recommendations provided the
primary vehicle for recognizing and incorporating community
concerns and objectives in the plan. Appreciation is gratefully
extended to all the members of the Citizens Advisory Committee:

Warren Church - Chairman Clyde Gailey - Vice-Chairman
Doris Larson Maureen Bouder
Ben Meninga Louis Calcagno
Mary Jane Morton Dave Cruysen
Russ.Muhlenhaupt John Hansen
Robert Oleson Jim Hardwick
John Oliver Clarence Harmon
Granville Perkins Bob Harris
Michael Reilly Pete Herrlich
John Warriner Delbert Herschbach
Charles Williamson Foster Hutchings
Bill Wimmer Bill Jackson
Pat Young Wayne Bloomer

Following a hearing on the land use plan before the Central
Coast Regional Commission, a special committee was formed
jointly by the Regional and State Coastal Commissions and the
County Board of Sup .ervisors-to review coastal planning issues
and to resolve potential conflicts between the plan and the
requirements of the Coastal. Act. Former Regional Coastal
Commissioners Eleanor Taylor and Zad 'Leavy, Planning
Commissioner Louis Calcagno and Supervisor Marc del Piero gave
tirelessly of their time for' six months to explore and recommend
solutions to outstanding issues and to direct the work of the
County and Coastal Commission staffs. The committee is
commended for its success in resolving difficult issues and
providing an essential bridge between county and state
objectives.

iii

Special thanks is also extended to the numerous local, state and
f ederal agencies who participated throughout the North County
Local Coastal Program planning process. The ' Monterey County
Department of Public Works, the Department of Environmental
Health, the County Counsel's Office and, the Monterey County
Flood Control and Water Conservation District and other county
agencies provided day-to-day advice and guidance to the Planning
Department staf f and helped immeasurably with the completion of
the plan. The California Department of Fish and Game,
California Department of Parks and Recreation, Caltrans, U. S.
Fish and Wildlife Service and the Moss Landing Harbor District
contributed substantial background information to support the
plan and provided valuable insight into their management
concerns and objectives.

Several consultants contributed to the plan and provided special
expertise in their respective areas. Edward Mercurio conducted
original field research to identify and map sensitive plant
habitats of the North County Coastal Zone. Bill Ziebron of
Jefferson Associates established the basic framework for the
Moss Landing Community Plan. The staff of the U. S. Geological
Survey evaluated the groundwater resources of North County and
provided a basis for the water supply policies contained in the
plan. Special recognition is given to Tom Dickert of the
University of California, Sea Grant Program and his associates,
Andrea Tuttle and Martha Bean, for their pioneering work in
developing solutions to soil erosion problems in North County
and to 'their generous assistance to the County and Coastal
Commission that extended far beyond their contract.

Many other agencies and individuals too numerous to list have
contributed to the development of this plan and helped to ensure
its success. Sincere thanks is given to everyone who
participated in the North County LCP planning process.

TABLE OF CONTENTS

1. INTRODUCTION

1.1 The Coastal Act 1
1.2 The Local Coastal Program 2
1.3 Citizen Participation 3
1.4 Past and Present Planning 4

2. RESOURCE MANAGEMENT.

2.1 Introduction 5
2.2 Visual Resources 6
2.3 Environmentally Sensitive Habitats 9
2.4 Diking, Dredging, Filling, and Shoreline
Structures 18
2.5 Water Resources 22
2.6 Agriculture 37
2.7 Aquaculture 43
2.8 Hazards 44
2.9 Archaeological Resources 51

3. PUBLIC SERVICE SYSTEM

3.1 Transportation 53
3.2 Wastewater Management Facilities 56

4. LAND USE AND DEVELOPMENT

4.1 Introduction 60
4.2 Land Use Planning Issues 63
4.3 Land Use Plan and Development Policies 63

5. MOSS LANDING COMMUNITY PLAN

5.1 Background 81
5.2 Land Use, Circulation, and Wastewater Treatment 81
5.3 commercial Fishing and Recreational Boating 93
5.4 Recreation and Public Access 99
5.5 Energy Facilities and Industrial Development 103
5.6 Visual Resources and Community Character 109

6. PUBLIC ACCESS

6.1 -Introduction 113
6.2 Key Policy 114
'6.3 General Policies 114
6.4 Specific Policies 115
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TABLE OF CONTENTS (CONTINUED)

7. IMPLEMENTATION

7.1 Introduction 132
7.2 Basic Procedures 132
7.3 Additional Procedures 137

APPENDICES

Appendix A: Computation of Land Disturbance (Bareground) A-1
Appendix B: Glossary of Terms B-1
Appendix C: Amendments to the North County Land Use Plan C-1

LIST OF TABLES

Table 1: Land Disturbance Targets by Subwatershed 36
Table 2: Site-Specific Recommendations for Access Areas 129

LIST OF FIGURES

Figure 1: Proposed Land Use 68
Figure 2: Moss Landing Community Plan 92
Figure 3: Harbor Development Phasing Program 96
Figure 4: Public Access and Recreation 101
Figure 5: Energy and Industrial Development 108
Figure 6: Shoreline Access/Trails 124

-INTRODUCTION

1.1 THE COASTAL ACT

The Coastal Act was passed by the State Legislature in 1976, and
it came into ef f ect on January l-, 1977. The Act replaced the
original coastal Act, Proposition 20, an. initiative passed in
1972. In adopting the Act, the Legislature declared that its
basic goals were to:
(a) Protect, maintain' and, where feasible', enhance and restore
the overall quality of the Coastal'Zone'environment and its
natural and man-made resources.

(b) Assure orderly, balanced utilization and conservation of
Coastal Zone resources taking into account the social and-
economic needs of the people of the State.

(c) Maximize public access to and along the coast and maximize
public recreational opportunities in the Coastal Zone con-
sistent with sound resource 'conservation principles and
constitutionally protected rights of private property
owners.

(d) Assu re priority for coastal-dependent development over
other development on the coast.

(e) Encourage State and local initiatives and cooperation in
preparing procedures to implement coordinated planning and
development for mutually beneficial uses, including educa-
tion uses, in the Coastal Zone.

The Act established a framework for resolving conflicts among
competing uses for limited coastal lands. The highest priority
is placed upon the preservation and protection of natural
resources including environmentally sensitive habitat areas,
i.e., wetlands, dunes, and other areas with rare, endangered, or
threatened plant and animal life. In the case of habitat areas,
only uses dependent on these resources are allowed within such
areas. For agricultural land, the intent of the Act is to.keep
the maximum amount of prime land in production. On lands not
suited for agricultural use, coastal -dependent development
(i.e., development that requires a, site on or adjacent to the
sea for its operation) has the highest priority. Public recrea-
tional uses have priority on coastal sites which are not habitat
areas and not needed for coastal-dependent uses. For sites that
are not reserved for habitat preservation, agriculture, coastal-
dependent uses or public recreation, other types of development
are * permitted. However, visitor-serving commercial recreation
has priority over private residential, general industrial and
general commercial development. These priorities must be
reflected in the land use plans prepared as part of the Local
Coastal Program.

1.2 THE LOCAL COASTAL PROGRAM

The Coastal Act provides that its goals and policies are to be
carried out by local government through a process of comprehen-
sive and coordinated planning known as the Local Coastal Program
(LCP). Each of the 15 counties and 53 cities along the coast
are required to prepare an LCP for that portion of their Juris-
diction within the coastal zone. The LCP is defined in Section
30108.6 of the Act as the local government's land use plans and
implementing actions which, when taken together, meet the
requirements of, and implement the policies of the Act at the
local level. When completed and approved by the local governing
body, the LCP must be submitted to the Regional and State
Coastal Commissions for centification. once the LCP is
certified, the local government assume full permit authority for
developments within the coastal zone.

The State Coastal Commission will continue to exercise permit
jurisdiction over developments in the State Tidelands and will
continue to hear appeals and review amendments to certified
LCP's. The State Commission is also required to review periodi-
cally the progress of local governments in carrying out the
Coastal Act. This review is to occur at least once every f ive
years.

The Local Coastal Program of Monterey County has consisted of
three phases:

Phase I Identification of coastal planning issues, de-
fined as potential conflicts between Coastal Act
policies and existing conditions, plans, and
proposed uses. Preparation of a work program
setting forth tasks necessary to resolve issues,
and the establishment of work schedules and
budgets and grant requests.

Phase II Preparation, adoption and certification of the
Coastal Land Use Plan (this document).

Phase III Preparation, adoption and certification of Imple-
@menting Actions, including zoning ordinances,
zoning district maps, and other programs necessa-
ry to carry out the Land Use Plan and supporting
policies.
The coastal zone of Monterey County was divided into four* seg-
ments for purposes of preparing plans that reflect the areas,
distinctly different characters. The segments are North County,
Big Sur, Carmel and Del Monte Forest. The North County segment
includes the unincorporated area of the coastal zone from the
Marina City limits to the Santa Cruz County boundary at the
Pajaro River. The coastal zone extends inland to the legal
limit, nearly to Highway 101, in order to include. as much as
possible of the Elkhorn Slough watershed.

Phase I for North County was completed and adopted by the County
June 13, 1978, and was approved by the Coastal Commission on
April 4, 1979. Preparation of the land use plan was preceded by
the completion and distribution of numerous background reports
on topics addressing coastal planning issues. These were re-
viewed by public agencies, interested citizens, and the North
County Local Coastal Program Citizen's Advisory Committee. The
background reports and the numerous comments and responses to
them by individuals. and agencies are on file at the County
Planning Department. These can be consulted concerning the
justification for the plan's policies or for more detailed
information about the North County Coastal Zone's natural and
cultural environment. However, the background reports are not
policy documents; the policies that constitute the North County
Land.Use Plan are contained entirely within this document.

In addition to this document, a Resource Map Boo -dated March
1982, is adopted as a technical appendix to this plan. The
Resource May Book contains a variety of maps showing the general
location of natural resources of the North County coastal zone,
hazards and constraints to development, and other information
such as the locations of governmental jurisdictions and special
districts. The intended use of the Resource Maps which are
available at the County Planning Department at 20001 scale, is
to generally illustrate the application of policies of the plan
and to assist individuals, the County and other public agencies
in planning or reviewing development proposals in the Coastal
Zone. The County, in incorporating these maps into the plan,
acknowledges that they are not definitive and may contain errors
or inaccuracies or may be incomplete. Thus, there is no substi-
tute for careful field checking by qualified persons to verify
the location of coastal resources or other information
represented in the Resource MaR Book. The County encourages
challenges to the accuracy of the maps in a continuing effort to
maintain the best data possible. As new or more accurate infor-
mation becomes available, the 20001 scale maps will be revised
and updated, and decisions will accordingly be based on the new
data.

1.3 CITIZEN PARTICIPATION

Throughout the process of developing the Local Coastal Program
for North Monterey County, local citizens were involved in
regular public meetings and hearings. The North County Local
Coastal Program Citizen's Advisory Committee (CAC) was the main
focus of citizen input to the program. Regular meetings of the
CAC were held over a period of a year and a half to discuss
background reports, planning issues, and goals for the communi-
ty. All scheduled meetings were advertised by local newspapers
and radio stations to encourage public attendance. The
CAC evaluated policy recommendations contained in background
reports and recommended amendments. These are contained in a
separate report which, along with comments by private citizens

and public agencies, is on f ile at the County Planning Depart-
ment.

1.4 PAST AND PRESENT PLANNING

During the last 25 years, several land use plans have been
adopted for different areas of North County. These have in-
cluded the Moss Landing Area Development Plan (.1956), the North
County General Plan (1964), the Marina Master Plan (1967), the
Moss Landing Area Development Plan (1973), and the Castroville
General Plan (1973). The Local Coastal Program Land Use Plan
contained in this document, supercedes within the coastal zone,
the plan that has been in effect prior to certification of this
plan. A comprehensive countywide general plan revision is now
being prepared to update the Monterey County General Plan of
1968. The North County segment of the coastal zone contains
roughly one-half the land in the North County General Plan
Revision Area. This plan constitutes the first major step in
completing the general plan revision for North County.

RESOURCE MANAGEMENT

2.1 INTRODUCTION

North county has a var iety of valuable natural resources which
present a need for effective resource management. Elkhorn
Slough, one of California,'s principal remaining estuaries, is
the most significant natural feature of the area. . Other
valuable wetlands such as Bennett Slough, Struve Pond, Old
Salinas River Channel, and the Salinas Lagoon also contain
biologically important habitats. The broad beaches and dunes
which line the coast of Monterey Bay present another valuable
resource. The area east of Elkhorn Slough with its oak and
chaparral -covered hills and numerous small canyons and valleys
is a resource that has been.affected by extensive land clearing
@nd erosion. The'need for effective management of these areas
is important to protect the abundance and diversity of their
natural resources, many. of which are sensitive to disturbance
and have been degraded in the past due to erosion and land use
practices.

Effective resource management will be increasingly vital in pro-
tecting the coast's natural resources as stressed in the
California Coastal Act of 1976. Areas of scenic value, environ-
mentally sensitive habitats, prime agricultural value, unique
communities, and -areas' of high geologic or fire hazard will
require special attention in order to protect the public welfare
and preserve the delicate natural balance upon which many of the
resources depend. Accordingly, any allowed development in or
near these resource areas must be properly located and designed.

In past years, some development and land use practices have been
insensitive to the resources of this area. The intensity of
residential development in areas with no community sewer or
water service has in some cases lead to public health hazards
and contaminated groundwater. Saltwater intrusion from Monterey
Bay into the groundwater due to overdrafting the aquifers has
become a major concern. The interaction of tidal waters and
surface water in the sloughs has been severely altered in some
cases through construction of tidegates, levees, and fills.
Some areas have suffered visual degradation due to alteration of
attractive natural landforms and, in some cases, poor siting and
screening of intensive land uses.

Although there is no urban center in the North County Coastal
Zone, development has been fairly steady because the area is
attractive to families desiring homes in a rural atmosphere.
Development pressures persist. Some areas, those with existing
or proposed public services, will be appropriate for intensive
development in future years. However, much of North County is
not appropriate for such development due to the sensitivity of
its natural resources which may not tolerate continued encroach-
ment of residential development. Policies set forth in this

plan are intended to protect the vast resources of this area
through sensitive and responsive land use, development, and
conservation.

2.2 VISUAL RESOURCES

Appreciation of the scenic aspects of North County is growing.
Some roads in the area have been designated as scenic highways;
scenic easements and scenic lands have been acquired by the
state and local governments; design review and scenic conserva-
tion and special treatment zoning classifications have been
implemented. These actions, and others, demonstrate a concern
for the future of the visual qualities of the North County area.

Requirements of the Coastal Act of 1976 focus on the protection
of scenic resources, particularly those along the coastline. It
stresses that any development permitted in scenic areas should
be sited and designed to be visually compatible and subordinate
to the natural setting. Alteration of natural landforms and
degradation of the special communities which serve as popular
recreation areas should be minimized.

Particularly susceptible to visual damages due to inappropriate
development are the beaches, the dunes, the low areas adjacent
to the sloughs, and the ridgelines. All of these areas are
highly visible from long distances and from several points; they
rely on unbroken horizontal lines for continuity; and they
generally are composites of scenic ingredients such as landform,
water, and varieties of vegetation.

North County's scenic resources are plentiful in its beaches and
dunes, estuaries and wetlands, hills and ridgelines, and in its
cultural, historic, and architectural sites. Some of these
resources have suffered abuses in the form of siting of develop-
ment, erosion, land clearing, and pollution in past years.
Restoration of degraded sites, especially those with high
visibility, should be a community priority.

Access to some of the best vista points is limited either
distant from a highway, or with no public access. opening up
access to the viewsheds is a possibility but must be considered
with caution, because often it is the presence of too many cars
and people which threatens both the visual resources and the
area's environmentally sensitive habitats.

Expansion of present programs and policies and determination of
location and relative value of the North County scenic resources
can provide the framework for execution of the Coastal Act
policies. Protection of these resources from inappropriate
development will benefit the entire region as well as the commu-
nity itself.

2,2*1 Key Policy

In order to protect the visual resources of North County, devel-
opment should be prohibited to the fullest extent possible in
beach, dune, estuary, and wetland areas. only low intensity
development that can be sited, screened, or designed to minimize
visual impacts, shall be allowed on scenic hills, Slopes, and
ridgelines.

2.2.2 General Policy

1. Views to and along the ocean shoreline from Highway One,
Molera Road, Struve Road and public beaches, and to and
along the shoreline of Elkhorn Slough from public vantage
points shall be protected.

2. The coastal dunes and beachest estuaries, and wetlands,
should be designated for recreation or environmental con-
servation land uses that are compatible with protection of
scenic resources. Facilities that are provided to accompa-
ny such uses shall be designed and sited to be unobtrusive
and compatible with the visual character of the area.

3. Property containing land on scenic slopes, hills, and
ridgelines when proposed for subdivision, should be sub-
divided so that the lots are situated to allow the highest
potential for screening development and access roads from
view. Lots and access roads should also'-be sited to
minimize tree removal and visually intrusive grading during
development. During the subdivision process, scenic or
conservation easements should be required to the fullest
extent possible for wooded ridge, hill, and areas of 30%
slope or more.

4. The least visually obtrusive portion-of a parcel should be
considered the most desirable site for the location of new
structures. Structures should be located where existing
topography and vegetation provide natural screening.

5. Structures should be located to minimize tree removal, and
grading for the building site and access road. Disturbed
slopes should be restored to their previous visual quality.
Landscape screening and restoration should consist of plant
and tree species complementing the native growth of the
area.

6. Agricultural uses on flat or rolling land should be pre-'
served as a productive and visual resource. Agricultural
uses on highly erodible slopes should be discouraged due to
the visual degradation that results from runoff problems
and resultant erosion*scars.

2.2.3 Specific Policies

1. The scenic areas of North County including the coastal
beaches and dunes, estuaries, wetlands, slopes adjacent to
scenic corridors and viewpoints, and ridges shall be zoned
for scenic conservation treatment.

2. Where it is found that highly sensitive scenic areas cannot
be effectively protected through public 'regulation, then
the land should be considered for public acquisition. In
such cases, the land should be purchased by agencies with
the capacity to properly manage and supervise the property.

3. Structures shall generally be sited so as not to block
public views of the shoreline; development proposals shall
be revised if necessary to accomplish this goal. Necessary
structures in public view between the road and shoreline
(such as agricultural buildings) shall be functionally
designed, and sited so as. to protect the maximum possible
open views4 Other development in public view between the
road and shoreline (such as residential or commercial
structures) shall be designed with materials, colors, land-
scaping and fencing appropriate to the rural setting.

4. New roads providing residential, recreational, or agricul-
tural access should be considered only where it has been
demonstrated that common use of neighboring roads is not
feasible. Access roads should not be allowed to intrude
upon public views of open frontal slopes or ridgelines
visible from scenic routes or viewpoints. Roadways shall
be designed to conform to the natural topography in order
to minimize grading, erosion, and the scarring of
hillsides.

5. New overhead utility and high voltage transmission lines
that cannot be placed underground should be routed to mini-
mize environmental and scenic impacts.

6. Existing native trees and other significant vegetation
shall be retained to the maximum extent possible, as an
essential element of the scenic beauty and character of the
North County coastal area. Removal of native trees and
vegetation and landmark trees shall be permitted in accor-
dance with Sections 2.3.2, 2.3.3, 2.6.2 and 2.6.3 of this
plan and other policies that may apply. In addition, a
Tree Ordinance shall be developed and rigorously enforced
that will regulate removal of trees and other significant
vegetation throughout the North County Coastal Zone.

7. Outdoor advertising signs shall be restricted and, where
present, removed as soon as possible in conformance to
existing County regulations. Highway direction and other
public signs should be minimized and designed to complement
the visual character of the area.

8. Commercial and industrial signs shall be constructed of
natural materials. They shall not be internally illumi-
nated.

2.2.4 Recommended Actions

1. The beaches, dunes, estuaries, and wetlands should be zoned
with a district that allows structures associated with the
recreational, educational, and aquacultural use of the
areas. The scenic-wooded hills, ridges, and slopes should
be zoned with a district that allows only recreation and
low density residential uses and appurtenant facilities
that are compatible with the scenic character of the area.
Procedures and standards should be designated for review of
the siting, design, landscaping of, and grading for any
structures proposed in these areas. No uses or structures
should be allowed that are unnecessarily visible or that
significantly detract from the scenic character of these
visual resources.

2. Areas containing man-made scenic resources or adjacent to
them.should,be zoned with a district that allows only visu-
ally compatible uses and development.

3. Areas within or immediately adjacent to designated scenic
highways, routes, and waterways should be zoned with a
district that allows only visually compatible uses and
development. No uses or development except as otherwise
provided should be allowed that are visually@ intrusive and
detract from the scenic character.of the.scenic corridor.

4. Highway 1 from Marina to the County line at the Pajaro
River should be officially designated as a State Scenic
Highway and the visual character of the adjacent scenic
corridor should be preserved, and where feasible restored.

5. Elkhorn Road from the wooded area south and west of Walker
Valley Road to Waugh Road should be officially designated
as a County Scenic Route and the visual character of the
adjacent scenic corridor should be preserved and where
feasible, restored.

6. Elkhorn Slough should be officially designated as a State
Scenic Waterway' and the visual character of the adjacent
scenic corridor should be preserved and where feasible,
restored.

2.3 ENVIRONMENTALLY SENSITIVE HABITATS

Within the North Monterey County Coastal Area a great diversity
of plant and animal habitats coexist. Climate, soils, topo-
graphy, the extent of marine influence, and the degree of
disruption to the natural environment varies greatly. Interac-

tion of these variables -over the years has produced several
sensitive or rare habitats and species, many of which will
require special attention if they are to be preserved for future
generations.

Environmentally sensitive habitats are areas in which plant or
animal life or their habitats are rare or especially valuable
because of their special nature or role in an ecosystem and
which could be easily disturbed or degraded by human activities
and developments. These include Areas of Special Biological
Significance as identified by the State Water Resources Control
Board; rare and endangered species habitat, all coastal wetlands
and lagoons, all marine wildlife, and kelp beds; and indigenous
.dune plant habitats.

The Coastal Act emphasizes the importance of maintaining
environmentally sensitive habitats and further stresses that
future development within or adjacent to sensitive areas must be
appropriate with respect to type of use, siting, and design to
ensure that the sensitive areas are not degraded or threatened.
only coastal -dependent uses are permitted within sensitive
habitat areas including nature education and research, hunting,
fishing, and aquaculture.

Among the sensitive habitat areas found nearest the coast are
the Monterey Bay itself, the delicate dunes and beaches, and the
large sloughs and saltwater marshes--each with a different and
changing degree of salinity. A unique community of vegetation
and wildlife is supported in each area. Inland portions of the
North Monterey coastal area also support a diversity of sensi-
tive habitats including: riparian corridors, freshwater

varying degrees by agricultural and residential uses.
marshes, and maritime chaparral. These have been threatened to

Perhaps most unique among all of these habitats are the sloughs,
the estuarine waters resulting from the mixing of seawater with
freshwater. They are also some of the most sensitive. The
sloughs provide a sanctuary for harbor seals, sea otters, and a
great variety of fish and birds. Factors with the potential to
severely affect the stability and viability of the estuarine
habitat are alterations in the drainage systems, sedimentation,
and obstacles to water circulation (i.e., tidegates or under-
sized culverts). Oil spills are a particularly 'devastating
possibility.

The list of rare and endangered species of plants and animals is
lengthy f or this area and man y of these species exist only in
the most sensitive and limited habitats. In order to preserve
the viability of these habitats and the plants and animals they
support, they must be protected from the damaging effects of
.development or inappropriateactivities such as off-road vehicle
use, hunting, and inappropriate spraying of pesticides and
herbicides. In some cases, the protection warranted will entail
public acquisition of property, and subsequent designation as a
preserve or sanctuary with supervision of activities. Such

protection may be necessary for some of the dune areas along the
coast which are still privately owned. It may also be appro-
priate for some of the riparian habitats.

Protection in the form of land use regulation and.design review
of development projects in the vicinity of an environmentally
sensitive habitat should be adequate in most other cases.
Programs designed to alert the public to the locations -of
environmentally sensitive habitats and to educate them about the
habitat's uniqueness and fragility may be a useful tool in
protecting areas affording major public access.

The quality of North County's coastal waters could be
jeopardized by increased discharges of wastewater, with
predictable negative impacts on the health and welfare of the
County I s citizens. The potential sources for this wastewater
originate from both within and outside of Monterey County. It
is therefore imperative that the County have strict guidelines
and controls for all wastewater discharges into Monterey Bay and
the County's coastal waters.

2.3.1 Key Policy

The environmentally sensitive habitats of North County are
unique, limited, and fragile resources of statewide signifi-,.
cance, important to' the enrichment of present and future genera-
tions.of county residents and visitors; accordingly, they shall
be protected, maintained, and, where possible, enhanced' and
restored.

2.3.2 General Policies

1. With the exception of resource dependent uses, all develop-
ment, including vegetation removal, excavation, grading,
filling, and the construction* of roads and structures,
shall be,prohibited in the following environmentally sensi-
tive habitat areas: riparian corridors, wetlands, dunes,
,sites of known rare and endangered species of plants and
animals, rookeries, major roosting and haul-out sites, and
other wildlife breeding or nursery areas identified as
environmentally sensitive. Resource dependent uses,
including nature education and research hunting, fishing
and aquaculture, where allowed by the plan, shall be
allowed within environmentally sensitive habitats only if
such uses will not cause significant disruption of habitat
values.

2. Land uses adjacent to locations of environmentally sensi-
tive habitats shall be compatible with the long-term
maintenance of the resource. New land uses shall be
considered compatible only where the i rate all site
W incorpo
planning and design features needed to prevent habitat
impacts, upon habitat values and where they do not
establish a precedent for continued land development which,
on a cumulative,basis, could degrade the resource.

3. New development adjacent to locations of environmentally
sensitive habitats shall be compatible with the long-term
maintenance of the resource. New subdivisions shall be
approved only where significant impacts to environmentally
sensitive habitats from development of proposed parcels
will not occur.

.4. To protect environmentally sensitive habitats and the high
wildlife values associated with large areas of undisturbed
habitat, the County shall maintain significant and, where
possible, contiguous areas of undisturbed land for low
intensity recreation, education, or resource conservation
use. To this end, parcels of land totally within sensitive
habitat areas shall not be further subdivided. On parcels
adjacent to sensitive habitats, or containing sensitive
habitats as part of their acreage, development shall be
clustered to prevent habitat impacts.

5. Where private or public development is proposed in
documented or potential locations of environmentally sensi-
tive habitats - particularly those habitats identified in
General Policy No. 1 - field surveys by qualified
individuals or agencies shall be required in order to
determine precise locations and to recommend mitigating
measures to ensure protection of any sensitive habitat
present. The required survey shall document that the
proposed development complies with all applicable environ-
mentally sensitive habitat policies.

6. The County shall ensure the protection Of environmentally
sensitive habitats through deed restrictions or dedications
of permanent conservation easements. Where land divisions
or development are proposed in areas containing environmen-
tally sensitive habitats, such restrictions or easements
shall be established through the development review
process. Where development has already occurred in areas
supporting sensitive habitat, property owners should be
encouraged to voluntarily establish conservation easements
or deed restrictions.

7. Where public access exists or is permitted in areas of
environmentally sensitive habitats, it shall be limited to
low intensity recreation, scientific or education uses such
as' nature study and observation, education programs in
which collecting is restricted, photography, and hiking.
Access in such locations shall be confined to appropriate
areas on designated trails and paths. No access shall be
approved which results in significant disruption of
habitat.

8. Where development is permitted in or adjacent to environ-
mentally sensitive habitat areas (consistent with all other
resource protection policies), the County, through the
development review process, shall restrict the removal of

indigenous vegetation and land disturbance (grading,
excavation, paving, etc.) to the minimum amount necessary
for structural improvements.

9. The County shall require the use of non-invasive plant
species in proposed. landscaping and should encourage the
use of appropriate native species or species that are
compatible with native plants.
10. Construction activities, industrial, and public and commer-
cial recreational uses which -would affect rare and
endangered. birds shall be regulated to protect habitats of
rare, endangered, and threatened birds during breeding
and nesting seasons. Regulations may include restriction
of access, noise abatement, and restriction of hours of
operation of public or private facilities. Regulations
shall not prohibit emergency operation of service and
public utility equipment.

2.3.3 Sp cific Policies

A. Terrestrial Plants and Habitats

1. Public' access to areas of rare, endangered and sensitive
plants should be actively discouraged and directed to less
sensitive areas. Where allowed, public access should be
strictly managed. Otherwise the area should be closed.

2. Maritime Qhaparral is an uncommon, highly localized and
variable plant community. that has been reduced in North
County by residential and agricultural development.
Further conversion of maritime chaparral habitat to agri-
cultural uses is highly discouraged. Where new residential
development is proposed in chaparral areas, it shall be
sited and designed to protect the maximum amount of mari-
time chaparral. All chaparral on land exceedin g 25 percent
slope should be. left undisturbed to 'prevent potential
erosion impacts as well.as to protect the habitat itself.

3. Domestic livestock should. be managed and controlled in
areas where they would degrade or destroy rare and
-endangered plant habitats, .riparian corridors, or other
environmentally sensitive habitats.

4. Oak'woodland on.land exceeding 25% slope should be left in
its native state to protect this plant community and animal
habitat from the impacts of development and erosion.
Development within oak woodland on 25% slope or less shall
be sited to minimize disruption of vegetation and habitat
loss.

5. A fuel reduction program should be developed for North
County's oak woodland and chaparral to reduce the potential
risk of wildfires, to maintain the vigor of plant communi-
ties', and to maintain the diversity and value of habitat
areas. Controlled burning should be strictly limited and

managed in maritime chaparral areas.

6. Coastal d une habitats in areas shown as Resource Conserva-
tion or as Scenic and Natural Resource Recreation on the
plan map shall be preserved and protected. Appropriate
uses in such areas shall be limited to scientific,
education and low intensity recreational uses, and within
the Moss Landing area, essential utility pipelines where no
feasible alternative exists. Disturbance or destruction of
dune vegetation shall be prohibited, unless no feasible
alternative exists, and then only if re-vegetation with
similar species is made a condition of project approval.
Any resulting dune disturbance shall be restored to the
natural condition.

7. A dune stabilization and restoration program should be
implemented by State Department of Parks and Recreation.
Damaged dune areas should be replanted with native vegeta-
tion. Dune areas of high sensitivity should be protected
from disruptive uses and development.

8. The dune area between the City of Marina and the Salinas
River along Monterey Bay should be acquired by the U.S.
Fish and Wildlife Service or the State Department of Fish
and Game and managed as a wildlife reserve.

9. Where major access routes are available or desirable
through the dunes to the coast, boardwalks or other appro-
priate pathways constructed of permeable materials should
be provided to protect the vegatation stabilizing the
dunes. other access routes through the dunes should be
controlled and only allowed in limited circumstances.

B. RiRarian, Wetland. and Aquatic Habitats

1. Riparian plant communities shall be protected by establish-
ing setback requirements consisting of 150 feet on each
side of the bank of perennial streams, and 50 feet on each
side of the bank of intermittent streams, or the extent of
riparian vegetation, whichever is greater. In all cases,
the setback must be sufficient to prevent significant
degradation of the habitat area. The setback requirement
may be modified if it can be conclusively demonstrated by a
qualified biologist that a narrower corridor is sufficient
or a wider corridor is necessary to protect existing
riparian vegetation-from the impacts of adjacent use.

2. All development, including dredging, filling, and grading
within stream corridors, shall be limited to activities
necessary for flood control purposes, water supply pro-
jects, improvement of fish and wildlife habitat, or laying
of pipelines when no alternative route is feasible, and
continued and future use of utility lines and appurtenant
facilities. These activities shall be carried out in such
a manner as to minimize impacts from increased runoff,

sedimentation, biochemical degradation, or thermal pollu-
tion. When such activities require removal of riparian
plant species, re-vegetation with native plants shall be
required.

3. The following activities shall be prohibited within, inter-
mittent and perennial stream channels: cultivated agricul-
ture, pesticide. applications, and installation of septic
systems. Grazing should be allowed only at levels that
would not destroy vegetative ground cover of the stream
channel.

4. A setback of 100 feet from the landward edge of-vegetation
of all coastal wetlands shall be provided and maintained in
open space use. No permanent structures except for those
necessary for resource-dependent use which cannot be
located elsewhere shall be constructed in the setback area.
Prior to approval of all proposed structures in the setback
area, it must be demonstrated that the development does not
significantly disrupt the habitat resource.

5. All wetland areas of the North County Coastal Zone shall be
protected and preserved for- their plant and wildlife
values, including but not limited to McClusky Slough,.
Pajaro River, Salinas River, Salinas River Lagoon, Elkhorn
Slough, Bennett Slough, and Moro Cojo, Slough. The County's
existing Non Pointsource Pollution Program shall be imple-
mented.

6. Dredging or other major construction activities shall be
conducted so as to avoid breeding seasons and other criti-
cal phases in the life cycles of commercial species of fish
and shellfish and other rare, endangered, and threatened
indigenous species.

7. Development and recreational activities near the harbor
seal haul-out area should be restricted to 'ensure the
continued viability of this habitat. In accordance with
federal regulation, the haul-out area should not be altered
or disturbed by recreational, commercial, or other uses.

8. Oil and other toxic substances shall not be allowed to
enter or drain.into the estuarine system. Oil spill and
toxic substance discharge contingency plans shall be
developed by the appropriate agencies of Monterey County to
coordinate emergency procedures for clean-up operations of
all foreseeable conditions. New development shall be
permitted adjacent to estuarine areas only where such
development does not increase the hazard of oil spill or
toxic discharge into the estuaries.

C. Terrestrial Wildlife

1. Wildlife management considerations should be included in
the evaluation of development proposals, particularly land

division proposals. Large, and where feasible, contiguous,
areas or corridors of native vegetation should be retained
in order to meet the various needs of those wildlife
species requiring large areas of undisturbed habitat.

2. Critical wildlife habitat areas (refer to General Policy 2)
shall be protected and an adequate distance based on a
site-by-site analysis between such habitat and disturbed
areas (e.g., building sites and roads) shall be maintained.

D. Marine Resources

All new and/or expanding wastewater discharges into the coastal
waters of Monterey County shall require a permit from the Health
Department. Applicants for such permits shall be required to
submit, at a minimum, the following information and students:

1.1 Three years monitoring records identifying the existing
characteristics of the proposed wastewater discharge.
Particular areas of concern include toxic chemicals,
inorganic heavy metals, bacteria, and other indicators
prescribed as threats to the health and safety of coastal
waters, or

2. Provide comprehensive projections of the proposed
wastewater discharges; both quantitative and qualitative
characteristics must be specifically identified. Specific
figures for the indicators identified in (1) must be
included in the projections.

3. Provide complete information on levels of treatment
proposed at the treatment facility to remove those
indicators mentioned in (1). This information shall also
include reliability and efficiency data of the proposed
treatment.

4. Provide a comprehensive monitoring plan for testing of
wastewater for indicators identified in (1).

5. Perform oceanographic studies to determine the most
suitable location and methods for discharge into the ocean.

6. Perform tests of ocean waters at the proposed discharge
site and surrounding waters to establish baseline or
background levels of toxic chemicals, heavy metals,
bacteria and other water-quality indicators. These tests
must be performed no more than one year prior to submittal
of the proposal. Historical data may not be substituted
for this requirement.

7. Perform toxicity studies to determine the impacts of the
proposed wastewater discharges on marine life, as well as
on recreational uses of the coastal waters.

Identify and analyze alternative methods of wastewater

disposal. This shall include hydrogeologic studies of the
applicant's groundwater basin to determine the water
quality 'Problems. in that area and if onsite disposal will
have an adverse impact on groundwater quality.

The data and results. of requirements (1) through (8) must be
submitted to the County's Chief of Environmental Health for
@valuation and approval. A wastewater discharge permit shall be
issued only if the above information demonstrates that the
proposed wastewater discharge will not degrade marine habitats;
will not create hazardous or dangerous conditions; and will not
produce levels of pollutants that exceed any applicable state or
federal water quality standards.

2.3.4 Recommended Actions

1. A comprehensive natural resource and water basin management
plan should be prepared for North County. The plan should
include recommendations for monitoring residential and
industrial runoff, regulation of discharges into coastal
wetland and stream courses, instream flow protection, regu-
lation of spoils disposal, development of best management
practices for control of non-point discharge and erosion.
Criteria should be set for adequate' setbacks and develop-
ment practices to protect environmentally sensitive
habitats. All appropriate public agencies should
participate in the management plan financing development
and implementation.

2. A comprehensive wetland management plan should be completed
for the Bennett Slough, Moro Cojo Slough, Elkhorn Slough,
and Old Salinas River estuarine areas. The feasibility of
restoring degraded, impounded, and former wetland areas
should be evaluated, specifically including the salt pond
complex, Parson's Slough area, Moro Cojo Slough, and the
upper,end of Elkhorn Slough between Elkhorn Road and Blohm
Road. The role of water impoundments on the wildlife
eCol-ogy of.Elkhorn Slough should be investigated. Criteria
should be set for adequate set backs, development stan-
dards, and aquaculture practices to protect the wetland
areas. The plan should also address appropriate
recreational, educational, research, and commercial uses
and intensities. Access paths and parking areas should be
designated. All appropriate public agencies, including the
U.S. Fish and Wildlife, State Fish and Game, Wildlife
Conservation Board, State Lands Commission, Moss Landing
'Harbor District, Coastal Conservancy, and Monterey County
should participate in the management plan financing and
development. Participation of interested members of the
public should be encouraged. Once the plan. is completed,
management responsibility for 'the wetland areas should be
assigned to an agency with adequate technical and super-
visory staff to implement the plan.

3. The County should work with the State Department of Parks

and Recreation and the State Coastal Conservancy to explore
the reservation of significant coastal resource areas, as
provided for in the State Coastal Conservancy Act.

4. The County should work in coordination with the Department
of Fish and Game, federal government agencies (e.g., Fish
and Wildlife Service), and local botanists to develop
effective conservation easements, associated means of
implementation and enforcement procedures to protect sensi-
tive terrestrial and aquatic plants and critical habitat
locations. Where management and regulation techniques are
not sufficient to protect endangered environmentally sensi-
tive resources, public or private acquisition of land or
water areas representative of each of the identified
environmentally sensitive plant habitats in North County
should be encouraged by the County.

5. The County should encourage the restoration of sensitive
plant habitats on public and private lands. A program to
control invasive non-native vegetation should be developed
in conjunction with the State Department of Parks and
Recreation, State Department of Fish and Game, U.S. Forest
Service and the County.

6. The County, in coordination with the State Department of
Parks and Recreation and other concerned agencies or
organizations, should promote increased public understand-
ing of the importance and values of environmentally
sensitive habitats by the following means:

a. Encouraging and supporting environmental education
programs that emphasize understanding of local habitat
areas in the public schools and in informal educa-
tional programs offered by community organizations.

b. Providing signs, interpretive displays and/or educa-
tional materials at appropriate locations to inform
the public of the sensitivity and habitat values of
selected local sites.

7. The Department of Fish and Game, which has responsibility
for listing rare and endangered plants, should provide
Monterey County with updated information on plants, loca-
tions, and habitat requirements.

2.4 DIKING, DREDGING, FILLING AND SHORELINE STRUCTURES

The Coastal Act states that the diking, filling, or* dredging of
coastal waters, wetlands, estuaries, and lakes shall be permit-
ted where there is no feasible, less environmentally damaging
alternative; mitigation measures must be provided to minimize
adverse environmental effects. Protection of marine resources
and the quality of coastal waters is a top priority. Therefore,

diking, dredging, and f illing must avoid disruption to marine
and wildlife habitats and water circulation.

The historic, natural interface between the open, tidal waters
and wetlands of North County have been systematically altered
over the years by the construction of numerous levees or dikes,
fills, and the installation of structures. The s*e have served. a
number of beneficial purposes such as protecting agricultural
lands, encouraging aquaculture or waterfowl production, and
facilitating navigation and transportation. But they have also
resulted in significant adverse environmental impacts such as
loss of valuable wetland and wildlife habitat, excessive
mosquito production, and soil salinization.

Beginning approximately in 1870, levees were constructed along
the Elkhorn, Parson's, Bennett, McClusky and Moro Cojo Sloughs.
These have been intended primarily as a means of reclaiming
wetlands for agricultural purposes and/or to provide seasonal
waterfowl hunting areas. Some levees were developed for resi-
dential reclamation and to provide protection to lives and
property from the danger of flooding, such as those along the
Pajaro, old Salinas and Salinas Rivers. The cumulative effect
of those actions has been to restrict water flow..to principal
channels or artificial ditches within these waterways. Hundreds
.of acres of salt and freshwater marsh have been converted into
pasture and farmland;'much of this land is now itself subject to
salinization, compaction, and subsidence. A.-critical issue
concerns whether to remove certain levees to encourage wetland
restoration or to renovate them to provide continued agricul-
tural and other land uses.

Dredging or channelization. has taken place in many areas of
North County for different purposes. Since its creation in
1946, the Moss Landing Harbor has.been dredged every three years
to ensure continued navigability. P.G. & E. also dredges in the
harbor to maintain proper flow to the cooling water intakes.
Channelization has been used in Moro Cojo and Tembladero Sloughs
to aid land drainage, and- in the old Salinas River to avoid
flooding. Further ditching will likely occur in some of the
remaining marsh to avoid heavy reliance on pesticide applica-
tions for mosquito control.

shoreline structures such as jetties, docks, or piers are
concentrated in the Moss Landing Harbor area. Elsewhere in
North County, a few such structures have been built. In
general, the sandy beach area along the coastline is inappro-
priate for the installation of such structures. The jetties and
Sandholdt (or Kaiser) Pier represent the Only installations
still intact. In Elkhorn Slough, existing structures are
limited to the pump facility of the saltpond complex, PG&E
outfall, Moonglow Dairy dock, and the boat ramp at Kirby Park.

2.4.1 Key Policy

Diking, dredging, and filling activities play a valuable protec-

tive and constructive role along the North County coast.
However, unnecessary or illplanned activities of this nature
could seriously alter the natural environment and adversely
impact important biological habitats, drainage patterns, and the
scenic character of coastal, river, and estuarine shorelines.
Therefore, the County shall preserve and protect the coastal
estuaries and wetlands in as natural a state as possible while
providing for appropriate expansion of Moss Landing Harbor
facilities and other limited, compatible wetland uses.

2.4.2 General Policies

1. Further alteration of natural shoreline processes including
drainage, erosion, water circulation, and sand transport,
shall be limited to protection of public beaches, existing
significant structures, coastal dependent development, and
the public health and safety.

2. In order to prevent further reduction in the size and
quality of remaining wetlands habitat, no diking, dredging,
or filling shall be allowed except the minimum required for
uses permitted in policy 2.4.2.(1). Such development shall
be permitted only when an equivalent area of new or
degraded wetlands (identified pursuant to Section 30411 of
the Coastal Act) , within the same estuarine system is
created or restored in a manner which maintains or enhances
overall biological productivity. Such mitigation shall
preceed diking, dredging, or filling activities.

3. Dredging and spoils disposal should be planned and carried
out to avoid significant disruption to marine, estuarine
and wetland habitats, and the pattern and volume of water
circulation. Dredged spoils suitable for beach replenish-
ment shall be transported for such purposes to appropriate
beach areas with suitable longshore current systems.
Dredged spoils shall meet all State and Federal standards
for the protection of the marine biologic environment and
shall be disposed of consistent with all current policies
and sites.

4. Diking, dredging, or filling in Elkhorn Slough, Bennett/
Struve Slough, McClusky Slough, Moro Cojo Slough, and
Parson's Slough shall maintain or enhance the biological
productivity of the wetland or estuary. Any alteration of
the coastal estuaries and wetlands in North County shall be
limited to restorative measures and appropriate facilities
associated with access, research, education, and aquacul-
ture according to specific criteria designated in a wetland
management plan. Prior to completion of wetland management
plans, appropriate facilities are those consistent with
Section 30233(a) of the Coastal Act.

5. Any site disrupted by future diking, dredging, or filling
activities shall be fully restored to its original condi-
tion whenever desirable. The initial restoration work shall

be undertaken immediately following project completion.

6. If diking, dredging, or filli ng alternatives exist for a
project, the least environmentally damaging alternative
shall be selected.

2.4.3 Specific Policie's

1. No additional filling should be made in the wetland areas
of McClusky Slough.
2. Wetland or marsh recovery should be encouraged throughout
the entire length of Elkhorn Road crossing. Within this
area, levees constructed along the historic marsh/mudflat
interface are encouraged to be. removed, with the exception
of the Southern Pacific Railroad bed, and other levees
necessary to protect coastal priority land uses: these
include the existing salt pond complex, :aquaculture, and
agriculture. All tidegates under the railroad levee should
be improved or maintained to allow better tidal exchange
between the main channel and wetlands east of the tracks.
Water impoundments elsewhere, created by placement of dikes
across canyons, should be studied to determine whether
their net impact on wildlife is positive or adverse and
removed where appropriate.

3. Obstruction of the main channel of Parson's Slough, an arm
of Elkhorn Slough, by an inadequate tidegate and dikes has
resulted in insufficient tidal flow and water drainage or
circulation. In turn this has caused excessive production
of mosquitoes and decreased the wildlife value of the area.
All dikes across the principal channel of the slough should
be removed by the Department of Fish and Game in order to
increase habitat and wetland restoration. This would also
decrease mosquito breeding, minimizing the need for pesti-
cide spraying and other controls. Other levees should be
retained pending determination by the Department of Fish
and Game of their role in waterfowl production.

4. The full wildlife habitat value of Moro Cojo Slough has
been' limited by the extensive construction of levees and
tidegates. The tidegate at the mouth of the slough under
Moss Landing Road should be opened to a degree that allows
adequate tidal flushing and exchange while not endangering
agricultural land.

5. Increased tidal flushing should be provided for Bennett
Slough if increased wildlife habitat will result.

6. The County's diking, dredging, filling, and shoreline
structures regulations shall incorporate Coastal Act
Sections 30233(a) and (c), 30235, 30236, and 30607.1.

2.4.4 Recommended Actions

1. A Coastal Conservancy or Wildlife Conservation Board

project should be investigated to evaluate any actions that
will facilitate wetland recovery of McClusky Slough,
enhance the value of the area for wildlife, and restore
water circulation within the entire original estuary.

2. A Coastal Conservancy or Moss Landing Harbor District
project should be initiated to determine to what extent
restoration of tidal action in Moro Cojo Slough will
threaten viable agricultural land. Restoration and
construction of dikes and levees to protect viable agricul-
tural land should be permitted. Coastal Conservancy funds
should be requested to assist these efforts. No removal of
tidegates or replacement of culverts can take place until
it can be assured that no damage to bordering agricultural
land will occur.

3. The Moss Landing Harbor District should enlarge the culvert
under Jetty Road if increased wildlife habitat will result
in addition to tidal flushing of the North Harbor.

4. The tidegate at Potrero Road should be maintained by the
County at a size to alleviate potential flooding hazards
and improve circulation.

5. A cooperative flood control management plan for the Pajaro
River should be developed and implemented by the Counties
of Monterey and Santa Cruz.

2.5 WATER RESOURCES

Water Availability

Virtually all of the population and commercial businesses of
North County are served by water pumped from local wells. Agri-
culture, the major water user, is also presently dependent upon
groundwater. The groundwater of the area is currently being
overdrafted, leading to saltwater intrusion along the coast and
falling groundwater table levels in some inland areas.

The major aquifer in the coastal zone is the Aromas Sand forma-
tion which reaches a thickness of about 800 feet near the coast.
Storage capacity in this acquifer is substantial and has been
estimated to be about 80 times existing gross water demand.
This aquifer is basically recharged by local rainfall. Agricul-
ture.irrigation and septic systems return some groundwater to
the aquifer. The Aromas Sand Aquifer interfaces with the 11180
foot" and 11400 foot" Salinas Valley pressure aquifers which are
mainly recharged by upstream rainfall and surface water
percolation from the San Antonio and Nacimiento Reservoirs. The
Purisma Aquifer is beneath the Aromas Sands. At this time, it is
largely untapped except for a few very deep wells. This aquifer
may have-substantial groundwater potential. Granite which
underlays the entire North County is a low yield source of

groundwater.

A study for the 'State Department of Water Resources in 1977
indicated a general groundwater overdraft of about 15,500 acre
feet annually in the North County area. A more detailed study
by the U.S. Geological Survey in 1980 confirmed the-overdraft of
the Aromas Sand Aquifer. The report estimated a study area
annual overdraft in the North County area of about 1,500 to
8,000 acre feet. However, due to the depth.of the water-bearing
Aromas Sands, its high storage capacity, and the overall
complexity.o'f geologic and hydrologic considerations, the long-
term safe yield of the aquifer is difficult to estimate.

The granite ridge acquifer, a portion of which lies within the
coastal zone along its eastern boundary, has little storage
capacity and is presently experiencing serious localized over-
drafts. The County has established a moratorium on further
subdivisions in this water short area until a long range
solution can be found. The "Moratorium Area Groundwater Study"
(Anderson-Nichols,,1981), commissioned by the County.has further
analyzed the water supply problem and has made a series of
recommendations concerning land use that are under consideration
by the County.

It is evident that continued overdraft in the North County will
lead to increasing saltwater intrusion and lower water tables.
In some areas, water shortages may occur. Managing the demand
for water generated by agricultural use and residential and
commercial development within the limits of attainable long term
water 'supply sources will be a major challenge forthe area in
the coming years. Additional information is urgently needed to
help determine the long term. safe yield of North County
acquifers. The opportunities for obtaining a surface water
supply should also be investigated. Potential sources of
imported water include the San Felipe project or construction of
a dam on the Arroyo Seco River. Canals or tunnels would have to
be constructed to deliver water to North County. A dam project
on the Arroyo Seco River would also provide the potential to
increase recharge to the Salinas Valley aquifers.

Water Ouality

The surface waters of the North county area have a variety of
pollution problems that have resulted in degraded water quality.
Land development, waste disposal, and agricultural practices
contribute to the degraded water quality along with. the natural
presence of salts, heavy metals, and animal coliform bacteria.
Water-contAct recreation activities have been banned in the
lower Salinas River by the County Health Department due to
potential health hazards. Direct consumer sale of shellfish
raised in Elkhorn Slough has been banned due to high coliform
bacteria levels. The slough is also subject to high sedimenta-
tion from erosion. The Pajaro River is subject to high mineral
salt and boron levels resulting from natural minerals and
irrigation return flows. Moro Cojo Slough has a very high

seasonal salt content due to salt leachage, agricultural return
flows, and lack of water circulation and drainage. The slough
no longer supports the range of biological life that it did in
the past. The Old Salinas River and Tembladero Slough have high
coliform bacteria levels and high mineral salt levels.
Contamination of groundwater due to leachage of nitrates into
groundwater from septic tanks and agricultural operations is an
increasing problem in some areas of North County. Areas with
highly permeable soils and high water tables are particularly
susceptible. In such areas, moderate to high densities of
residential development on septic tanks, dairies, and agricul-
ture using large applications of fertilizer, could contribute
significant amounts of nitrate which may potentially be leached
into groundwater.

Septic system failure is a problem in some areas of North
County. Failure results in public health hazards when
inadequately treated wastewater effluent contaminates surface
waters or groundwater, or when the effluent accumulates on the
ground surface. High water tables, improper siting, poor
construction techniques, inadequate maintenance, and inappro-
priate soils may all contribute to the failure of a. septic
system. Due to individual and cumulative health and water
quality impacts of failing septic systems in areas not proposed
for sewers, creation of on-site wastewater management districts
may be appropriate for identified problem areas.

Erosion and sedimentation

The long-term maintenance of the natural resources of the Elk-
horn and Moro Cojo Sloughs and other North County wetlands is a
principal objective of the Local Coastal Program and is a
requirement of the Coastal Act. The problem of rapid erosion of
soils in the sloughs' watersheds and the consequent siltation
and loss of the wetlands themselves has been a problem of
growing public concern. In order to develop a program to
address this critical issue, the County has employed the
University of California as its consultant. A comprehensive
study was completed by the University that has provided the
basis for the policies and recommendations set forth in Section
C below. Among the major findings of the study are that:

Almost half of the Salicornia (45%) and other wet grass-
lands (48%) surrounding the Slough have been converted to
upland vegetation' during the last 50 years. Much of the
early loss of wetland habitat is associated with diking and*
drainage projects occurring between 1931 and 1956 on the
northern, eastern and southern Slough boundaries. However,
at least eighteen fans have been deposited on the western
boundary of the Slough due to present agricultural and
residential development adjacent to these areas.

Existing land use within the watershed of Elkhorn and Moro
Cojo Sloughs contributes a sediment load far in excess of
the natural rate of deposition. Sediment activity values

based on the combined rates of erosion and deposition at
selected sites within the upland portions of the watershed
indicate that intensive agriculture has more than twice the
disturbance potential of urban development, and nearly ten
times that of sites with natural vegetation.

Significant. volumes of sediment are presently carried by
Carneros Creek during storms of relatively low magnitude,
high frequency (2-year recurrence interval), and moderate
streamflows (100-300 cfs.). During such times as much as
75% of the total,sediment loadis carried and delivered to
the upper reaches of Elkhorn Slough.

sites where the soil has been disturbed are more active
sediment sources than those where natural vegetation
remains or where soil cover is managed to limit erosion.
Unvegetated sites on steep slopes are the greatest contri-
butors to the sedimentation of Elkhorn Slough, and hence,
to the accelerated destruction of its natural values.

The most important factors in considering the relationship
@etween the intensity of. land' use* in the watershed and
impacts on estuarine processes is the differential erosion
and infiltration rates of soils on the watershed. Large
portions of the watersheds of Elkhorn and Moro Cojo Slough
are comprised of highly erodible soils, particularly the
Aromas Sands.. Erosion and subsequent sedimentation in the
estuaries varies based upon the soil type, management
practice, and physiographic condition's (e.g. slope) within
'icular area.
a part

Land use practices which affect the concentration of sut-
face runoff (e.g. the construction of channels, culvertst
and roads) increase downstream erosion. Mitigation
meas'ures, such as energy dissipators or vegetation stabili-
zation are necessary on a project review basis to address
this problem.

Allocation of land use in accordance with the related
amount of land disturbance will be the most effective means
to reduce the long term cumulative imp act of development
within the Elkhorn Slough watershed. Such an allocation
program should reflect not only hydrologic and soil
characteristics within the watershed, but should also
account for the amounts of land disturbance associated with
various land uses.

Based on.these and other findings,, the study has made a number
of important recommendations that are, reflected in Section C
that follows. Among these are that the best available agricul-
tural management and construction practices be required of ' all
new development in order to lessen future erosion impacts and
that new agricultural cultivation, roads and.structures be sited
as much as possible in areas not highly prone to erosion. The
study also urges that maximum limits on land disturbance be

established and adhered to an a subwatershed basis as the
County's most effective means of maintaining the cumulative
impact of erosion within established targets. Finally, a
comprehensive and long range restoration effort is needed that
will effectively begin the process of correcting the serious
erosion problems that have occurred over time and will restore
.land disturbance in degraded watersheds to a level more closely
conforming to the natural regime, and that will mitigate
existing erosion problems. Maps delineating both the boundaries
of the numerous subwatersheds draining to Elkhorn and Moro Cojo
Sloughs and lands highly susceptible to erosion were prepared
during the study and are included for reference in the "North
County LCP Resource Map Book."

2.5.1 Key Policy

The water quality of-the North County groundwater aquifers shall
be protected, and new development shall be controlled to a level
that can be served by identifiable, available, long term-water
supplies. The estuaries and wetlands of North County shall be
protected from excessive sedimentation resulting from land use
and development practices in the watershed areas.

2.5.2 General Policies

1. The County shall limit the kinds, locations and intensities
of new development, including agriculture to minimize
further erosion in the watersheds of Elkhorn and Moro Cojo
Sloughs and sedimentation of the Sloughs. All development
shall incorporate all available mitigation measures to meet
these goals, including, at a minimum, the measures
identified in Policy 2.5.3.C.(6).

2. Point and non-point sources of pollution of coastal waters
shall be controlled and minimized. Restoration of the
quality of degraded surface waters shall be encouraged.

3. New development shall be phased so that the existing water
supplies are not committed beyond their safe long term
yields. Development levels that generate water demand
exceeding safe yield of local aquifers shall only be
allowed once additional water supplies are secured.

4. Adequate quantities of water should be maintained instream
or supplied to support natural aquatic and riparian vegeta-
tion and wildlife during the driest expected year.

5. New rural development shall be located and developed at
densities that will not lead to health hazards on an
individual or cumulative basis due to septic system failure
or contamination of groundwater. on-site systems should be
constructed according to standards that will facilitate
long-term operation. Septic systems shall be sited to
minimize adverse effects to public health, sensitive
habitat areas, and natural resources.

6. The use of appropriate technology on-site wastewater
management systems that reduce the risk of failure or
groundwater contamination and are approved by the Health
Department should be encouraged.

2.5.3 Specific Policies

A. Water SuRRlv

1. The County's Policy shall be to protect groundwater
supplies for coastal priority agricultural uses with
emphasis on agricultural lands located in areas designated
in the plan for exclusive agricultural use.

The County's long-term policy 'shall be to. limit ground
water use to the safe-yield level. The first phase of new
development shall be limited to a level not exceeding 50%
of the remaining buildout as specified in the LUP. This
maximum may be further reduced by the County if such reduc-
tions appear necessary based on new information or if
required in order to protect agricultural water supplies.
Additional development beyond the first phase shall be
permitted-only after safe-yields have been established or
other water supplies are determined to be.available by an
approved LCP amendment. Any amendment request.shall be
based upon definitive water studies, and shall include
appropriate water management programs.

3. The County shall regulate construction of new wells or
intensification of. use of existing water supplies by
permit. Applications shall be regulated to prevent adverse
individual and cumulative impacts upon groundwater
resources.

4. Water conservation measures should be required in all new
development and should also be included in Agricultural
Management Plans. These measures should addres s siting,
construction, and landscaping of new development, should
emphasize retention of water on site in order to maximize
groundwater recharge, and should encouIrage water
reclamation.

5. The moratorium imposed by the County on lot divisions in
the Granite Ridge area should be maintained until the water
supply issues are resolved.

B. Water Ouality

1. All dumping of spoils (dirt, garbage, refuse, etc.) into
riparian corridors and other drainage courses 'should be
prohibited.

2. Agricultural runoff should be monitored and techniques
established through the proposed North County Agricultural

Management Program to reduce pesticide and nitrate
contents.

3. In order to minimize cumulative impacts on groundwater and
surface water reservoirs, two and one-half acres shall be
considered the maximum density for parcels resulting from a
subdivision of property that will require septic systems.
In areas where there is evidence that groundwater quality
is being degraded due to contamination by on-site systems,
and sewer service is not available, development shall be
allowed only on parcels with adequate area and soil
characteristics to treat and absorb the wastewater without
causing further degradation of local ground and surface
waters.

4. Adequate maintenance and repair of septic systems shall be
required to limit pollution of surface waters and protect
the public health.

5. New on-site waste disposal systems shall not be allowed on
slopes exceeding 30 percent as required by the Regional
Water Quality Control Board Basin Plan. Potential point
sources of pollution such as industrial discharges and
community wastewater treatment systems shall be examined on
a regular basis to monitor water quality impacts.
Expansion of facilities generating point sources of pollu-
tion shall only be allowed if pollution levels remain at
acceptable standards compatible with protection of public
health and biological habitats.

6. The problem of saltwater intrusion should be studied and
reasonable measures undertaken to retard or halt its
advance.

C. Erosion and Sedimentation Control

1. Definitions

a. Critical Erosion Areas

These areas have soils with high erosion potential, as
expressed by a high "K-factor" (exceeding .4) and/or with a
slope that exceeds 25 percent. A generalized map of
Critical Erosion Areas is included in the Resource Map
Book; however, applicants are encouraged to provide more
detailed delineation of Critical Erosion Areas within any
particular area.

b. Non-Critical Erosion Areas

These areas have soils with a low erosion potential, as
expressed by the low "K-factor" and lower slope percentage.
Non-Critical Erosion Areas are shown in the Resource Map
Book as all areas not classified as Critical.

C. -Subwategshed

A distinct region within a larger watershed that drains to
a tributary of the larger water body: the base unit f or
determining allowable types and densities of development.

d.,. Land Disturbance Target (LDT)

The total or cumulative amount of bare ground or disturbed
soil which shall be permitted to be created in a subwater-
shed. The LDT, which shall be used as a primary control on
the-cumulative impacts of erosion and sedimentation to the
estuarine systems, reflects historic erosion rates and the
assumption that new development including agricultural
conversions will occur only on Non-Critical Erosion lands.
Land Disturbance Targets and the existing level of land
disturbance for each subwatershed are shown on Table

e. Cumulative Impact

Cumulative impacts, as def ined in CEQA, refers to two or
more individual ef f ects which, when considered together,
are considerable or which compound or increase other.
environmental impacts.

(a) The individual effects may be changes resulting from a
single project or a'number of-separate projects.

(b) The cumulative impact from several projects is the
change in the environment which results from the
incremental impact of the project when added to other
closely related past, present, and reasonable fore-
seeable probable future projects. Cumulative impacts
can result from individually minor but collectively
significant projects taking place over a period of
time.

f. Watershed Restoration Areas

Subwatersheds where current land disturbance exceeds the
recommended Land Disturbance Targets. These areas are
shown in the Resource Map Book and are listed in Table 1.

9. Bare Ground

Land devoid of vegetation.

2. -Permit Reauirement

a. In order to ensure the appropriate siting and density for
new development, and to monitor and control the amount of
land disturbance in relation to the LDT for each subwater-
shed, all new development in the watershed of Elkhorn and
Moro Cojo Sloughs, including the conversion of land to
commercial cultivated uses, shall be regulated by permit

and shall be consistent with the policies that follow. The
permit application shall contain a full description of the
physical features of the parcel, with supporting maps
delineating areas of the parcel having 0-10 percent slope,
10-25 percent slope and areas in excess of 25 percent
slope. The Critical and Non-Critical Erosion Areas within
the parcel shall be indicated. Vegetated areas shall be
clearly marked and hydrologic features shall be shown.
Projected land disturbance for the project shall be
tabulated according to the procedures set forth in Appendix
A of this plan. (Appendix A includes all technical data).

3. Sitincr New Development

General Policies

a. Where the parcel under consideration contains land in
both Critical and Non-Critical Erosion categories, all
new development, including roads,. shall be sited on
Non-Critical Erosion lands.

b. New clearing of vegetation for cultivation for commer-
cial agricultural purposes shall generally be
prohibited in Critical Erosion Areas.

C. Clustering of building sites on the least erodible
portions of the parcel(s) shall be required where it
will result in reduced erosion and where such cluster-
ing is consistent with other policies of this plan.

Specific Policies

a. New cultivation in Critical Erosion Areas within areas
designated for exclusive agricultural use shall be
permitted upon completion of agricultural management
plans certified adequate to maintain erosion and
sedimentation from the site at levels closely approxi-
mating, or less than pre-conversion levels. In the
absence of such plans, Critical Erosion Areas shall be
retained in natural vegetation or grazing uses in
order to minimize erosion.

b. Development of Critical Erosion Areas may be permitted
within areas designated for Medium or High Density
Residential Use or Industrial Use upon approval of
erosion control plans described in Policy 6.C on pages
31 and 32.

C. Structures accessory to existing uses may be sited in
Critical Erosion Areas only where alternative locatons
of structures would interfere with ongoing commercial
agricultural operations in areas designated for
exclusive agricultural use, or where the distance from
the main structure would render the accessory use
infeasible or impractical.

4. Development in Watershed Restoration Areas

In addition to the Siting Policies above, the following
policies shall apply in designated Watershed Restoration
Areas (W.R.A.'s).

a. Watershed. restoration. areas shall be designated by a
combining or overlay zoning district. Land distur-
bance in- these areas shall be maintained below the
LDT, and maximum reduction of erosion and sedimenta-
tion from these areas shall be the highest priority.

b. In cooperation with property owners and managers,
develop restoration plans for each watershed restora-
tion area which establishes overall improvement needs
to reduce the area's erosion and sedimentation to a
sufficient level (such as .50% of the LDT) which will
remove the . respective subwatershed from the
"Restoration" category on a long-term basis and reduce
overall sedimentation of the sloughs.

C. Require each development, including conversion to
cropland in a W.R.A., to contribute no more than its
proportional share-of the erosion reduction identified
in the restoration plan.

d. The County Shall periodically review overall develop-
ment within each Watershed Restoration Area to deter-
mine if the Restoration Area designation should be
removed. This review shall be made by tabulating
current total land disturbance within each subwater-
shed as described in Appendix A, and comparing :it to
the LDT's in.Table 1. When bareground falls below the
restoration plan target for a consecutive three year
period, the County shall remove the area from the WRA
description.

e. Permit conversion"of. agricultural uses on prime lands
in WRA's to residential use only if methods of
reducing erosion to acceptable (targeted) levels are
not feasible, and only to the extent that surrounding
prime lands are protected and the minimum necessary
lands are converted to non-agricultural uses.

f. New cultivation, or conversion to cultivation of lands
designated Agricultural Preservation or Agricultural
Conservation on the land use plan map shall be permit-
ted in Watershed Restoration Areas provided
conformance to specific policy 3(a) on page 26 is
achieved. The LDT may be exceeded if the agricultural
management plan demonstrates that maximum erosion
control shall be achieved.

5. Densities for New Development

Maximum permissible densities for the various areas of the
plan are shown on the land use plan map and in Section
4.3.1 of the text and range from .10 acres per residence in
the High Density Residential areas to 5 acres per residence
in the Rural Residential areas. These densities are
maximum, that may be approved under ideal conditions where
all resource considerations of the plan can be fully met.
In order to minimize erosion and consequent sedimentation
of Elkhorn and Moro Cojo Sloughs, reductions in maximum
permissible densities shall be made as follows:

a. In areas designated for Rural and Low Density Residen-
tial development:

Densities shall be reduced as necessary in order
to site all development in Non-Critical Erosion
Areas and to maintain cumulative development
within the LDT for the subwatershed.

Existing parcels containing no land suitable for
development within the Non-Critical Erosion
classification shall be limited to a single
residence or to the existing development on the
parcel or if there is none, a single residence.
Division of the parcel shall not be permitted
that creates an additional vacant parcel(s)
intended for development.

b. In areas planned for Medium and High Density Residen-
tial development or in Industrial areas, maximum
densities shall be reduced as necessary to implement
erosion control measures that may be required for the
proposed development.

6. Erosion Control Measures

a. Existing sources of erosion. shall be reduced through
diligent enforcement of the County's most current
Erosion Control Ordinance. The County shall institute
a system of fines sufficiently large or shall take
other actions to compell compliance by landowners or
farm operators in violation of the ordinance.

b. Agricultural management plans, which shall incorporate
erosion control measures, shall be prepared and
approved consistent with Section 2.6.3.8 of this plan
before the following uncultivated lands are brought
into cultivation:

Lands containing slopes between 10 and 25
percent.

In areas designated for exclusive agricultural

use, -any lands also designated as Critical
Erosion -Areas or as Watershed Restoration Areas.

C. Erosion control plans shall be required for all new
development as set forth in the Erosion Control
Ordinance. These plans shall incorporate measures for
on-site reduction of bare ground and maximum retention
of storm water runoff resulting from impervious
surfaces. The plans shall be reviewed by the Soil
Conservation Service, and shall be approved by the
Director of Building Inspection or by the Planning or
Public Works Director prior to issuance of any
permits. In reviewing plans in the Coastal Zone,
certification will be made for the following, in
addition to other requirements of the Erosion Control
Ordinance:

That the amount of bare ground in the proposed
development, is zero, or when combined with the
bare ground from existing and committed land use,
shall not exceed the Land. Disturbance Targets
shown on Table 1.

That measures incorporated in the site plan to
retain storm water runoff shall be designed to
contain runoff resulting from a 20 year recur-
rence interval storm.

That measures designed to reduce the amount of
bare ground shall maintain a continuous vegeta-
tion cover throughout the year. Other types of
ground cover may be used. where it can be shown
that vegetation is not suitable.

d., All land clearing shall be consistent with the provi-
sions of the County's Erosion Control Ordinance. No
land clearing or grading shall take place between
October 15 and April 15 in Watershed Restoration Areas
or Critical Erosion Areas or other high erosion hazard
areas unless specifically authorized by the Director
of Building Inspection. Such authorizations shall
generally be confined to agricultural operations in
areas designated in this', plan for Agricultural
Preservation or Agricultural Conservation uses.

e. Maximum retention of vegetation cover shall be re-
quired for all new development. .In particular,
natural vegetation should be retained to the fullest
extent possible through careful siting and construc-
tion of new development.

f. Property owners are encouraged to cooperate with the
County in establishing Conservation Easements over
areas of natural vegetation and on Critical Erosion
Areas.

9- Livestock enclosures shall be sited and designed to
minimize erosion. specific erosion control measures
shall be required to adequately retain sedimentation
from livestock enclosures on-site.

7. Watershed Restoration Program

a. The County encourages the long range restoration of
watersheds experiencing excessive erosion or water-
sheds in which the cumulative amount of bare ground
has exceeded the LDT. As a minimum objective the
County shall seek to reduce the amount of bare ground
in subwatersheds exceeding the LDT that are designated
for Rural and Low Density development to a level that
is within the LDT for that subwatershed.

The County shall undertake a restoration program that
.contains the following elements:

Give favorable consideration to development pro-
posals or agricultural management plans that
effectively reduce bare ground and erosion
potential.

Abate existing erosion problems by diligently
enforcing the Erosion Control Ordinance.

Work with other agencies such as the Soil
conservation Service and Agricultural Advisor and
with farmers in the preparation of agricultural
management plans that effectively reduce bare
ground and erosion potential.

work in cooperation with other agencies to
provide technical guidance to individuals during
the preparation of development proposals.

Support the Monterey County Resource Conservation
District or other entities capable of the
restoration of degraded North County Watersheds.

b. The County will, as part of the development permit
process, evaluate and review all new development in
order to maintain up-to-date information on the 'amount
of bare ground in each subwatershed and as a means of
controlling the cumulative erosion impacts of develop-
ment. For each proposed new development, the County
will verify the amount of bare ground resulting and
will consider this in light of the cumulative total
for the subwatershed. New development will be
regulated so that it does not cause the LDT for the
subwatershed to be exceeded.

2.5.4 Recommended Actions

1. The County Flood Control and Water Conservation District,
in cooperation with the County Planning Department should
develop a system of monitoring the effects of increasing
development an the groundwater resources. The County
should establish a fee as part of permit applications (or

TABLE 1
LAND DISTURBANCE TARGETS BY SUBWATERSHED

Subwatershed Total Sub watershed Existing Bare Ground Land Disturbance Balance2 In
In Acres (1981) In Acresl Target (Bare Acres
Ground) In Acres

1. 2460.2 151.5 250.9 + 99.4
2. 1617.9 120.6 140.8 + 20.2
3. 2879.4 159.0 302.3 +144.3
4. 1744.6 148.1 158.8 + 10.7
5. 1816.3 160.7 292.4 +131.7
6. 884.5 64.6 122.1 + 57.5
7. 760.3 181.3 107.2 - 74.1
8. 682.3 111.4 82.5 - 28.9
9. 1013.8 167.2 191.6 + 24.4
10. 1002.9 169.2 197.6 + 27.7
11. 943.4 255.0 175.5 - 79.5
12. 610.6 130.6 63.5 - 67.1
13. 617.0 85.5 100.6 + 15.1
14. 920.9 165.0 149.2 - 15 ' 8
15. 457.6 88.8 86.0 - 2.8
16. 380.2 57.5 87.6 - 19.9
17. 1403.5 757.8 501.0 -256.8
18. 1005.4 91.9 128.7 + 36.8
19. 528.0 50.9 66.0 + 15.1
20. 432.0 50.6 96.3 + 45.9
21. 679.7 102.8 170.6 + 67.8
22. 664.3 245.2 298.9 + 53.7
23. 1143.7 282.9 189.9 - 93.0
24. 396.8 58.7 113.9 + 55.2
25. 1629.4 221.2 272.1 + 50 9
26. 666.2 70.3 134.6 + 64:2
27. 1129.6 52.2 84.7 + 32.5
28. 2140.2 287.3 361.7 + 74.4
29, 2338.6 291.3 406.9 +115.6
30. 1390.1 172.5 262.7 + 90.2
31. 1749.8 631.6 339.5 -292.1
32. 2432.0 885.0 788.0 - 97.1
33. 2486.4 572.8 753.4 +180 :16
34. 495.4 48.0 93.1 + 115
35. 565.1 142.1 115.8 26.3
36. 1937.9 757.5 695.7 61.8
37. 908.2 51.2 91.7 + 40.5

Existing Bare Ground plus Committed Bare Ground. Committeed Bare Ground is a projection of
bare ground resulting from construction of 1 dwelling on each parcel vacant as of March, 1982.
Coefficients of land disturbance contained in Appendix A were used in this calculation.

2 A Positive Balance is the result of adding Existing Bare Ground and Committed Bare Ground
and subtracting the result from the Land Disturbance Target. A positive balance represents
additional acceptable amount of Bare Ground resulting from development or agricultural
activities. A Negative balance indicates Restoration Watersheds where the objective is
to reduce the existing amount of Bare Ground.

some other financial arrangement) in order to provide a
fund to support monitoring of groundwater use and to
support further studies of groundwater resources or poten-
tial surface water projects that could serve the North
County.

2. County growth mana gement studies now in progress should
recognize the water supply limitations in the North County
Coastal Zone as a chief factor and resource constraint in
determining an appropriate annual-growth rate for the area.
An ordinance. should be drafted by the County to phase
development at a level compatible with the availability of
groundwater supplies.

3. The septic tank ordinance and regulations should be amended
to require dual leach fields in areas with a history of
septic system failures and septic tank and drainfield
risers for any new development in areas which are not
expected to be served.by sewers. other amendments should
require a prohibition of new on-site systems on slopes over
30 percent.

4. An on-site wastewater management program should be
initiated by the County according to the guidelines of
Senate Bill 430, 1977, to provide for public or private
monitoring, maintenance, repair, and replacement services.

5. The County's Grading Ordinance should be amended to incor-
porate a specific section dealing with management practices
to control sediment and erosion as recommended in the 208
Plan. the Grading Ordinance should also be amended to
.prohibit the dumping of spoils in riparian corridors and
other drainage courses.

2.6 AGRICULTURE

Agriculture is a traditional coastal activity that has contri-
buted substantially to the region's economy, pattern of
employment, quality of life, open s 'pace, and scenic quality.
The Coastal Act requires that the maximum amount of prime
agricultural land shall be maintained in production to assure
the protection of the area's economy. Agri*culture shall be
protected by establishing stable boundaries separating urban and
rural areas, by locating new development contiguous to existing
developed area, and by minimizing conversions or divisions of
productive agricultural land.

Agricultural lands may be evaluated in two ways. The actual
fertility of the soil is the basis for the land use capability
classification system. Soils are assigned to classes which are
rated by Physical and. scientific criteria; generally,
agricultural soils are classified I through IV, with I and II
being considered "Prime soils" because they have few limitations

to product ivity. Farmland may also be highly productive for
specific crops and livestodk grazing. . A combination of soil
quality, location, growing season, moisture supply, and
technology may produce yields as great as those from prime
soils. Many specialty crops in North County, such as straw-
berries, are grown on productive non-prime soils.

The contemporary agricultural economy of North County may be
divided into three major geographic zones. To the east of
Elkhorn Slough--in the Elkhorn Valley--strawberries, nursery
crops, and mushrooms are the significant crops. Lands to the
west (Springfield Terrace) and north (Pajaro Valley) contain
considerable areas of prime soil and are devoted to the
production of artichokes, broccoli, cauliflower, brussel
sprouts, and fruit. South of Elkhorn Slough the farmland is
taken up by artichokes, livestock grazing, and dairy farms.
Additionally, nearly one-half of the Elkhorn marshlands and most
of the former wetlands such as Moro Cojo are in various stages
of reclamation, primarily for livestock grazing.

Several economic and environmental management issues are
involved in preserving the economic viability of agriculture in
North County. In the Salinas and Pajaro Valleys, agriculture
has remained economically viable due to the rich soils, moderate
climate and large parcel size found in these areas. At the
present time, however, agricultural lands face threats from
continued urban expansion in Castroville, Pajaro, Las Lomas,
Prunedale, Moss Landing, Elkhorn, Oak Hills, and from other
proposed developments. Residential development and speculation
for future development raise the property value and tax of
farmland adjacent to urban areas. Residential development also
breaks up large farmland areas and competes with.agriculture for
high quality water.

One mechanism for combating high taxes and land speculation is
the Williamson Act contract. The Williamson Act was passed by
the State in 1965 for the purpose of alleviating these burdens
on agricultural land. Williamson Act contracts offer tax incen-
tives for agricultural land preservation by ensuring that land
will be assessed for its agricultural productivity rather than
for its "highest and best use." A landowner must agree to
dedicate productive land in agricultural use for twenty years.
There are currently 14 Williamson Act contracts in effect in
North County, covering approximately 9,000 acres.

In North County other agricultural problems include water runoff
and topsoil erosion from slope farming. North County is also
facing water quality problems from groundwater overdraft and
saltwater intrusion. In the Castroville area seawater has been
intruding progressively further inland in the two major
aquifers.-Another aspect of water quality has to do with nitrate
contamination of wells from septic tank effluent and -from
irrigation runoff.

2.6.1 Key Policy

The County shall support the permanent preservation of prime
agricultural soils exclusively for agAcultural use. The County
shall also protect productive farmland not on prime soils if it
meets State productivity criteria and does not contribute to
degradation of water quality. Development adjacent to prime and
productive farmland shall be planned to be compatible with
agriculture.

2.6.2 General Policies

1. Prime and'productive farmland designated for Agricultural
Preservation and Agricultural. Conservation land use shall
be preserved for agricultural use to the fullest extent
possible as consistent with the protection of environmen-
tally sensitive habitats and the concentration of develop-
ment.

2. Divisions of prime and productive farmland, designated as
Agricultural Preservation, or Agricultural Conservation
shall be permitted only when -such division does not
adversely affect the land's long-term agricultural
viability. During the subdivision review process the
applicant shall be required to demonstrate that the
proposed division will not diminish the economic viability
of the agricultural land. All subdivided agricultural
parcels must be of a size that agricultural use is not
diminished. All divisions of agricultural land shall be
conditioned to ensure continued long term agricultural use
by requiring recording easements, Williamson Act contracts
or other suitable instruments. Subdivision or conversion
of Agriculture Preservation or Agricultural Conservation
farmland for non-agricultural use shall be permitted only
where there is an overriding need to protect the public
health and safety or where, the land is needed to infill
existing "developed" areas.

3. Conversion of uncultivated lands on steep and erodible
soils to croplands shall be regulated by t@e County on a
permit basis. Conversion shall be preceded by a.detailed
management plan.

4. The County should continue its agricultural preserve
(Williamson Act) program and promote the inclusion of prime
and productive land. Eligible landowners should be
assisted by the County in becoming aware of Williamson Act
'benefits, preparing contracts, and securing tax benefits.
Scenic or resource conservation easements will be encour-
aged as a suitable means for protecting agricultural lands
of high scenic value adjacent to populated areas and where
agricultural land does not qualify for the agricultural
preserve program.

2.6.3, Specific Policies

1. A three-level system of land use categories shall be
applied to prime and productive agricultural lands:

a. An agricultural land use designation for prime and
productive agricultural lands, Agriculture Preserva-
tion, shall be applied to all parcels containing prime
and productive agricultural soils (SCS Class I-IV),
and other lands in cultivated agriculture of less than
10 percent average slope. Emphasis is placed on
including large contiguous areas in this designation
in order to restrict the encroachment of land uses
that may threaten the agricultural viability of these
lands.

b. An agricultural land use designation, Agricultural
Conservation, shall be applied to: 1) relatively
small pockets of prime agricultural soils (SCS Class I
and II) that are not within or adjacent to the more
extensive agricultural areas designated under the
Agriculture Preservation land use category, 2) other
productive agricultural lands generally characterized
by slopes over 10 percent with erodible soils once an
agricultural management plan has been approved, and 3)
grazing lands where such a low-intensity agricultural
use is the most compatible use of an area. The
Agricultural Conservation category shall also be
applied to lands not in areas designated under the
Agriculture Preservation land use category that are
placed into Williamson Act agricultural preserve
contracts. Emphasis shall be placed on preserving the
most viable agricultural areas of a parcel for
agricultural use.

C. A very low-density residential land use designation
that encourages agricultural use,- Rural Residential,
shall be applied to areas of mixed residential and
agricultural uses and areas suitable for very low-
density residential use and characterized by
topographical and soil conditions generally posing
greater erosion, water quality, and public safety
hazards when under cultivation. Agricultural manage-
ment plans as described in Specific Recommendations
shall be encouraged for existing cultivated
agriculture uses and required for new or expanded
cultivation. Upon application and approval Pf an
agricultural management plan and agricultural preserve
contract, lands will be recategorized for Agricultural
Conservation land use.

2. Development of Agriculture Preservation lands shall be
limited to accessory buildings, including farm residences,
and uses required for agricultural activities on that
parcel. Subdivision shall be allowed for agricultural use

only with a minimum parcel size of 40 acres.

3. Development of Agricultural Conservation lands shall be
allowed for agriculture-related facilities and very low-
density residential use at a density of one unit per 40
acres. These uses shall be located, where possible, on the
least agriculturally viable area of the parcel. The
minimum parcel size for land divisions is 40 acres.

4. Development of Rural Residential lands shall be allowed for
agriculture-related facilities and very low density
resi 'dential use. These uses shall be located, where
feasible, to conserve lands suitable for culti 'vation. The
minimum density and parcel size is one unit per 40 acres or
more to one unit per 5 acres as determined upon application
and evaluation of site and area conditions.

5. conversion of Agricultural Conservation,,, lands to non-
agricultural uses shall be allowed only -if such conversion
is necessary to:

a) establish a stable boundary between agriculture and
adjacent urban uses or sensitive habitats; or

b) *accommodate.agriculture-related or other permitted
uses which would economically enable continuation of
farming on the parcel and adjacent lands.

6. For new development adjacent to-agricultural areas, well-
defined buffer zones shall be established within the area
to be developed to.protect agriculture from impacts of new
residential or other incompatible development and mitigate
against th e effects,of agricultural operations on the pro-,
posed uses. Subdivisions, rezoning, and use permit
application for land adjacent to areas designated on the
plan map for Agricultural Preservation or Agricultural
Conservation shall be conditioned to. require dedication of
a 200 foot wide open space easement, or such wider easement
as may. be necessary, to avoid conflicts between the
proposed use and the adjacent agricultural lands. For
development adjacent to agricultural areas not designated
for exclusive agricultural use, a reduced easement of not
less than 501 shall be required. These easements shall
extend the full length of the boundaries between the
property to be developed and adjacent agricultural lands.
Permanent. roads may serve as part of this easement. Land
within the easement shall be m*aintained in open space.
minor storage buildings or sheds associated with the
residential uses, may be permitted as a conditioned use.
The open space. easement shall not be used for recreational
areas as part of housing projects or public facilities.

7. Greenhouses and other agriculture-related operations that
are not on-site soil-dependent or which degrade soil
capabilities shall not be located on prime and productive

agricultural soils in the areas designated for Agricultural
Preservation land use. Greenhouses that are on-site soil-
dependent shall be located to allow the fullest use of the
land for agricultural production. Greenhouses and other
agriculture-related operations that do not require on-site
soils may be located on Agriculture Conservation and Rural
Residential lands on the less agriculturally viable areas
of the parcel or in Light Industrial areas.

8. Conversi on of uncultivated lands to crop lands shall not be
permitted on slopes in excess of 25% except as specified in
policy 2.5.3(4) of this plan and shall require preparation
and approval of an Agricultural Managment Plan. Conversion
of uncultivated lands to crop lands on lands where 50% or
more of the parcel has a slope of 10% or greater shall
require a use permit. Approval of the use permit shall
follow the submission of an adequate management plan.
These plans should include analysis of soils, erosion
potential and control, water demand and availability,
proposed methods of water conservation and water quality
protection, protection of important vegetation and wildlife
habitats, rotation schedules, and such other means
appropriate to ensure the long-term viability of agricul-
ture on that parcel.

2.6.4 Recommended Actions

1. Monterey County shall develop a comprehensive agricultural
management plan for existing and future agricultural uses
in North Monterey County, in coordination with other appro-
priate public and private agencies, including but not
limited to the County Agricultural commissioner,
Agricultural Extension, Soil Conservation Service, Monterey
Coast Resource Conservation District, and the Farm Bureau.
The goal of this plan would be the protection of long-term
agricultural production, groundwater availability, water
quality, and public welfare.

2. Monterey County should support the completion of the
Castroville agricultural irrigation project currently
underway, and should evaluate the potential applications of
wastewater as needed to guarantee an adequate supply of
high quality water. However, local funds shall not be
spent on such projects not directly or indirectly supplying
local benefits.

3. A program should be initiated to advi se farmers on the
availability of alternative (i.e., non-fossil* fuel) energy
generating equipment, including the use for energy produc-
tion of agricultural wastes not otherwise usable for fodder
or on-site soil fertilization.

2,7 AQUACULTURE

Aquaculture, the culture of aquatic plants and animals for human
use, is an agricultural industry that in an aquatic medium, is a
preferred use of: appropriate coastal areas. Moss Landing and
Elkhorn Slough have been the site of aquaculture use since 1923
when the Consolidated Oyster Company of San Francisco made
experimental plantings of eastern oysters,in the slough. Today,
a number of aquacultural enterprises are active in Moss Landing
and the Elkhorn Slough. These industries have become a valuable
part of the North County, contributing to the area's economic
growth and to the general research and development' of an
important industry.,

Assistance and encouragement to aquaculture can be provided by
ensuring that there is adequate physical area established for
the growth of both shore-based facilities and for use by
aquaculture of the waters of Elkhorn Slough.and other suitable
natural habitats. . Protection of marine water quality is vital
to the success of this industry..

Aquacultural activities also need to be compatible with other
uses of the wetlands. Public access to, and recreational use of,
Elkhorn Slough and adjacent' intertidal areas must be considered
while -responding to the requirements of the aquaculture
industry.

2.7.1 Key Policy

Monterey County encourages the further growth and development of
aquaculture as a priority economic, research, and educational
activity within the North County coastal zone, consistent with
the need to provide for other activities, such as commercial
fishing and recreational boating and fishing, and the need to
protect wildlife and water resources.

2.7.2 General Policies

1. Aquaculture is enc'ourag ed in areas on the land use plan
maps shown with an aquaculture overlay (Elkhorn Slough, the
Salt Pond area, Moro Cojo Slough, and Old Salinas River)
subject to the following criteria:

All necessary permits are obtained from agencies such
as the Moss Landing Harbor District and the California
Department of Fish and Game.

Aquaculture activities shall not be permitted that
require major dredging, filling, or other significant
alteration of coastal wetlands, streams,. or shore-
lines, or conflict with other environmental or land
use policies of the Local Coastal Program.

Aquaculture activities shall not be permitted in

established public shellfish gathering grounds or in
areas with important stands of submerged vegetation
(i.e. eel grass) , and shall otherwise conform to
Department of Fish and Game standards.

Aquaculture shall not interfere with routes of estab-
lished public access to the shoreline or with
navigation in the main channel of Elkhorn Slough. To
protect aquaculture facilities and the public, it may
be necessary to construct fences or other devices
around sites adjacent to public access areas and to
clearly mark all structures in public waterways.

2. On-shore aquaculture facilities are encouraged as a desir-
able and permitted use in the areas designated Light
Industry on the land use plan maps, consistent with other
LUP resource protection policies.

3. On-shore aquaculture facilities shall be permitted as a
conditional use, consistent with resource protection
policies, within existing structure in areas designated
Resource Conservation on the land use plan maps.

2.7.3 Recommended Actions

1 . Monterey County should support the formation of a State
Aquaculture Advisory Committee.

2. The County Environmental Health Department is encouraged to
resume its water quality monitoring program, and to adapt
it as necessary to provide an assessment of public health
considerations regarding consumption of shellfish from
local coastal waters.

2.8 HAZARDS

n
to life and property in areas of high geologic, flood, and fire
A principal objective of Coastal Act policy is to mi imize risks

hazards. Therefore, new development should assure stability and
structural integrity, and neither create nor contribute to
erosion and landslide hazards.

The North County coastal area is located entirely within a
seismically active portion of the Salinian Block. The most
prominent geological feature in the vicinity is the San Andreas
Fault which passes through San Benito County adjacent to North
Monterey County. Other faults known to be active in the area
include Vergeles, Pinecate, and Monterey Bay Faults. Seismic
hazards are characterized by ground rupture, shaking, and
failure. Ground shaking produces secondary effects such as
structural damage, falling trees, power lines, fires, blocked
roads, and broken water lines. Slope failures include rock
falls, landslides, and mud debris flows.

Structures in flood plains, particularly 100-year flood plains,
and adjacent to drainage channels pose severe hazards to
occupants during storms. Flood-associated hazards also include
road washouts, and loss of utilities, septic tanks, and leach
fields. Damage to and contamination of water and sewage systems
may result from high water levels, septic system failure, or
flood-carried debris. Flood prone areas are those adjacent to
the Pajarof Old Salinas, and Salinas Rivers and Elkhorn,
McClusky, Moro Cojo, and Tembladero Sloughs.

Due to the amounts of vegetation, steep slopes and prevailing
weather conditions, moderate to severe wildland fire potential
exists for much of North County. As an.example, in 1978 the
California Department of Forestry was called in to extinguish 68
wildland fires in this.area. Wildland fires are a danger to
lives and property, and continued residential development in
North County increases the risk of fire.

The Department oflorestry's fire hazard severity classification
system is used in determining wildland fire potential. Weather,
slope, and vegetation-are the principal factors in area classi-
fica *tion. Although a significant portion of North County
contains slopes .greater than*30%, there are very few slopes in
excess of 61% which is the critical upper. limit of hazard
ity. Most of North County has a moderate to high f ire
severl
potential because of its vegetation or "heavy." fuel loading.
Fire hazard severity has been determined to be low for the most
intensely developed urban areas in Prunedale, Castroville, Moss
Landing, Pajaro, Las Lomas, and Aromas; a moderate f ire hazard
exists for areas of North County with grassland or scrub vegeta-
tion;.areas of oak woodland are high in fire potential.

For the purpose of applying the hazard protection policies of
this plan, the following areas are defined as high hazard areas:

seismic and Geologic HazArds

zones 1/8 mile each side of active or potentially
active faults areas of Tsunami Hazard
areas indicated as "Underlain by Recent Alluvium" and
"Relatively Unstable Upland Areas" in the County
Seismic Safety Element
Geotechnical Evaluation Zones IV, V, and VI on the
County Seismic-Safety Element maps
Geotechnical Evaluation Zones V and VI on the Monterey
Peninsula Map of the County Seismic Safety Element

Flood Hazard

the 100-year floodplain

Fire Hazard

areas classified as having a high to extreme fire
hazard through application of the Department of

Forestry criteria

2.8.1 Key Policy

Land uses and development in areas of high geologic, flood,
tsunami, and f ire hazard shall be carefully regulated through
the best available planning practices in order to minimize risks
to life and property and damage to the natural environment.

2.8.2 General Policies

1. All development shall be sited and designed to minimize
risk from geologic, f lood, tsunami or f ire 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. Any proposed
development in high hazard areas shall require the prepara-
tion of an environmental or geotechnical report prior to
County review of the project.

2. In high hazard areas, low intensity or open space uses will
be encouraged as the -most appropriate land uses. Critical
facilities (fire, police, hospitals, emergency communica-
tion facilities, bridges And overpasses, public utilities,
dams), shall generally be prohibited in high hazard areas.

3. New land divisions which create commitment to new or
intensified development shall be approved only where it can
be demonstrated that development of each proposed parcel
and construction of the proposed access roads will neither
create nor significantly contribute to erosion, geologic
instability, flooding, or fire hazard, nor require
construction of protective devices which would substantial-
ly alter natural landforms.

4. As part of the development review process, all proposed
development, including single-family residences on lots of
record, shall be evaluated for conformance and be required
to comply with adopted hazard policies applicable to the
site in question.

5. Those portions of parcels which are unsuitable for develop-
ment due to the presence of geologic, flood, or fire
hazards, shall not be included in computations of density
for proposed developments.
6. In locations determined to have significant hazards,
development permits shall 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, where appropriate, long-term
maintenance requirements.

2.8.3 ST)ecific 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.

2. All structures, with the exception of utility lines where
no alternative route is feasible, shall be sited a minimum
of 50 feet from an active fault or potentially active
f aul.t.- Greater setbacks may be required where it is
warranted by local geologic conditions.

3. New roads across slopes of 30 percent or greater shall be
allowed only where. potential erosion and *geologic impacts
can be adequately mitigated, (i.e., the proposed construc-
tion will not induce landsliding or significant soil creep,
nor increase the existing rates of erosion). Mitigation
measures shall not include massive grading or excavation or
the construction of protective devices that would substan-
tially alter natural landforms.

4. Soils and geologic reports shall be required for all new
land divisions and for construction of structures and roads
on slopes exceeding 30 percent or in areas of known or
suspected geologic hazards. Evaluations of potential on-
site and offsite impacts shall be included in the report.
Where geotechnical evaluation determines that the hazard is
unlikely to lead to property damage or injury, roads and
low density single-story construction is permissible if
certified by a registered geologist/soils engineer that the
proposed development will not result in an unacceptable
risk of injury or structural damage and the County concurs.,
Such certification will be recorded with a copy of the deed
at the County Recorder's office.

5. Where soils and geologic reports are required, they should
include a description and analysis of the following items:

a. geologic conditions, including soil, sediment, and
rock types and characteristics in addition to struc-
tural features, such as bedding, joint.@-., and faults;

b. 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;

C. impact of construction activity on the stability of
the site and adjacent area;

d. ground and surface water conditions and variations,
including hydrologic changes caused by the development
(i.e., introduction of sewage effluent and irrigation

water to the ground water system; alterations in
surface drainage);

e. potential erodibility of site and mitigating measures
to be used to minimize erosion problems during and
after construction (i.e., landscaping and drainage
design).

f. potential effects of seismic forces resulting from a
maximum credible earthquakes;

9- any other factors that might affect slope stability.

6. Where there is a dispute over the adequacy of a geotechni-
cal report, the County will request that the report be
reviewed by a registered geologist from either the U. S.
Geological Survey or the California Division of Mines and
Geology., The costs of such review are to be borne by the
applicant.

7. As new soils and geologic investigations are completed and
received by the County, the information contained therein
shall be recorded and become part of the public record.
Where appropriate, the results of such studies will be
incorporated into the environment review or planning
process, as supplements or supercedures to -the more general
information found in the Seismic Safety Element.

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 flood prone areas. The
development of flood control projects to protect new
development in the natural floodplain is not permitted.

2. All new development, including filling, grading, and
construction, with exception of necessary utility lines and
appurtenant facilities, shall be prohibited within the 100-
year floodway. Where the location of the floodway has not
been determined, it shall be considered to be the same as
the floodplain until definitive studies demonstrate other-
wise. Acceptable land uses will be limited to agriculture
or to uses permitted in the Resource Conservation land use
category.

3. All new development shall be located outside the 100-year
floodplain to a maximum extent feasible. New.development
within designated 100-year floodplain areas shall conform
to the guidelines of the National Flood Insurance Program.
At a minimum, the lowest finished floor of new residential
structures must be at least one foot above the 100-year
flood level. New or more intensive development, including
major flood control measures shall be allowed only if
located outside the zone of riparian vegetation and only

where it has been conclusively' demonstrated that the
cumulative effect of the project in combination with all
other existing and anticipated development will not cause
an increase in the water surface elevation of the 100-year
flood.

4. All residential, commercial, or industrial development
proposed within designated f loodplains shall re Iquire
submission of a written assessment prepared by a qualified
hydrologist or engineer as to whether it will significantly
cause or contribute to the existing flood hazard as defined
by Flood Hazard Policy No. 3. The assessment will be
deemed adequate if the County Flood Control and Water
Conservation District concurs.

5 Where developement or flood control measures are permitted,
the restoration of waterway banks and disturbed areas to a
natural vegetated appearance should be required.
Landscaping themes should emphasize the use of native
plants which are appropriate to riparian corridors.
Revegetation of disturbed riparian corridors by planting of
native -trees should be encouraged due to their role in
absorbing and channelling the force of floods away from
adjacent banks.

6. Continued agricultural use of the floodplains outside
stream channels in the Pajaro and . Salinas Valleys
(including lands adjacent to the Old Salinas River), should
be encouraged as the most appropriate land use compatible
with the objectives of floodplain management and hazard
mitigation.

7. All obstacles to effective drainage of coastal streams and
sloughs,. including faulty or. inoperative tidegates, flood-
gates, or culverts, shall be eliminated through removal or
repair of the drainage facilities consistent-with policies
of Section 2.3.

C. Fire Hazard

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

2. New subdivisions. shall be avoided in very high wildfire
hazard areas as. determined by site-specific assessment.

3. Portions of a parcel(s) proposed for development which are
characterized by a high to very high fire hazard shall only
be developed if no less hazardous portion of the site is
suitable for development and the development will not
increase the threat of fire to the public.

4. Where development is approved within or immediately
adjacent to areas of high to very high fire hazard, the
County shall require the use of fire resistant materials in
the construction of exterior walls and fire-retardant
(tile, asphalt, treated fire-retardant shingles) materials
in the construction of roofs.

5. Roads serving residential development in high fire hazard
areas shall be adequate to serve emergency equipment.

6. Fire protection agencies are encouraged to establish educa-
tional programs in order to improve public recognition of
citizens' responsibilities in fire prevention.

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

2.8.4 Recommended Actions

1. Monterey County should continue to update and develop a
more accurate and adequate data base for use in a regional
geologic hazard plan. The study should ' include an
investigation of existing critical facilities in moderate
to high hazard areas and identify appropriate means for
mitigating the level of risk involved (e.g., redesign or
relocate the structures in question) . This shall not apply
to linear utility facilities and appurtenances.

2. For the purpose of review under the requirements of the
California Environmental Quality Act (CEQA), the following
action should be adopted:

Projects in hazardous areas should be made exceptions to
the categorical exemption allowances of CEQA by designating
such areas "of critical concern" where the cumulative
impacts of successive projects may be significant.

3. 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.

4. The guidelines contained in the cooperative federal/state
FIRE SAFE, GUIDE FOR RESIDENTIAL DEVELOPMENT IN CALIFORNIA
should be adopted by the County and form a basis for build-
ing standards in areas of moderate to high wildland fire
hazard potential.

5. A cooperative flood control management plan for the Pajaro
River Basin should be developed and implemented by the
Counties of Santa Cruz and Monterey.

6. Floodgates or culverts should be renovated or expanded at
the following locations: the Highway 1 crossings over the

Moro Cojo and Tembladero Sloughs, and the Potrero Road
crossing over the Salinas River Channel.

2*9 ARCHAEOLOGICAL RESOURCES

2.9.1 Key Policy

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

2.9.2 General-Policies

1. Monterey County shall encourage the timely identification
and evaluation of archaeological, historical, and paleon-
tological resources, in order that these resources be given
consideration during the. conceptual design phase of land
use planning or project development'.

2. Whenever development is to occur in the coastal zone,
including any .proposed grading or .excavation activity or
removal of vegetation for agricultural use, the Archae'olog-
ical Site Survey Office or other appropriate authority
shall be contacted to determine whether the property has
received an archaeological survey. If not, the parcel(s)
on which the proposed development will take place shall be
required to have an archaelogical survey made if located:

a) within 100 yards of the floodways of the Pajaro or
Salinas Rivers McCluskey, Bennett, Elkhorn, Moro Cojo,
or Tembladero, Sloughs, the Old Salinas River Channel
or Moss Landing Harbor;-

b) within 100 yards of any known archeological site (un-
less the area has been previously surveyed and
recorded).

The archaeological survey should decribe the sensitivity of
the site and appropriate levels of development and devel-
opment mitigation consistent with the' site's need for
protection.

3. All available measures, including purchase of archaeologi-
cal easements, dedication to the County, tax relief,
purchase of development rights, etc., shall be explored to
avoid development on sensitive prehistoric or archaeologi-
cal sites.

4. When developments are proposed for parcels where archaeo-
logical 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 placed on preserving the entire site rather than
on excavation of the resource, particularly where the site
has potential religious significance.

2.9.3 Specific Policies

1. No development proposals in archaeologically sensitive
areas or in areas described in policy 2.9.2(2) above shall
be categorically exempt from environmental review. , 1

2. When sufficient planning flexibility does not permit
avoiding construction on archaeological or other types of
cultural sites, adequate preservation measures shall be
required. Mitigation shall be designed in accordance with
guidelines of the State office of Historic Preservation and
the State of California Native American Heritage Commis-
sion. Any adverse impacts of development on archaelogical
or paleontological resources will be mitigated to the
maximum extent feasible.

3. off-road vehicle use, unauthorized collecting of artifacts,
and other activities which-could destroy or damage archaeo-
logical or cultural sites shall be prohibited.

4. Public access to or over known archaeological or paleonto-
logical sites should be limited, and concentrated in areas
where supervision and interpretive facilities are
available.

-92

3. PUBLIC SERVICE -SYSTEM

3.1 TRANSPORTATION

The prime transportation emphasis of the Coastal Act is to pre-
serve.highway capacity for coastal access and coastal -dependent
land uses. Of primary concern in North County is the improve-
ment of Highway 1 for safety and efficiency in carrying the
increasingly large volumes of traffic using this corridor.
Other transportation issues in the area include the adequacy of
Highway 156 and other County roads which occasionally operate at
capacity, the development of bicycle paths, and the improvement
of the public transit system.

The status of the North County segment of Highway 1 as the
primary transportation link for the major Monterey Bay cities
and as the highway access along the coastline has induced growth
in the numbers of motorists travelling on this corridor. Since
1955, the volume of traffic has resulted in increased
congestion. Many proposals for highway improvement and realign-
ment have been developed over the years, but actual highway
improvement has been piecemeal. The capacity of the two-lane
highway is limited by the numerous slow-moving trucks and
agricultural vehicles, the amount and proximity of intersections
and commercial *entrances. (especially in Moss Landing),,
restricted passing sight distances, and the lack of passing
lanes.

Problems delaying the upgrading of Hig 'hway 1 are lack of state
funding and the environmental concerns and loss of prime
agricultural land associated with building a new alignment.
Considering these constraints in view of the seriousness of the
current traffic problems, the best alternative may be the
construction of a four lane, divided highway on the existing
alignment.

Upgrading of other highways and roads is needed to keep pace
with increasing traffic volumes. In considering future develop-
ment in North County, the capacity of the roads burdened by
traffic generated by new development should be a -major concern..
Major arterials will need to be.upgraded to provide a reasonable
level of service and traffic safety. This is particularly true
for Highway 156 which connects the Prunedale and Castroville
communities and for the County roads which carry heavy volumes
of traffic between Highway 1 and Highway 101.

If public transit is to address the problems of traffic
congestion in North County, a much more comprehensive service
network must be developed. major recreation and employment
destinations on the coast are not being served by the existing
bus routes which link Watsonville to Salinas. Improvement of
bicycle paths through clearer route markings, 'separation from
heavy traffic, and connection of major . recreation areas along

the coast is also desirable.

3.1.1 Key Policy

State highways within the North County coastal area should be
upgraded to provide for a safe and uncongested flow of traffic.
Major County roads should be expanded or managed to accommodate
traffic volumes at Level of Service C. Public transit should be
expanded to provide a viable transportation alternative.

3.1.2 General Policies

1. Highway 1 should be widened on the existing alignment to
four lanes of traffic with necessary left-turn lanes as
soon as possible to serve increasing traffic volumes and
provide safer and less congested travelling conditions.
Barriers should be constructed between the northbound and
southbound lanes where necessary to control traffic turns
and increase traffic safety. The following criteria shall
be met before approval of a permit for highway expansion:

a) added lanes are needed to alleviate existing inade-
quate capacity and to facilitate safe access to
developments with connections to the Highway and/or to
Jetty or Moss Landing Roads.

b) any reconfiguration of the Elkhorn Slough highway
bridge includes in its design the improvements
identified in Table 2, item 12 as well as accommodat-
ing oil spill containment equipment.

C) mitigation for any adverse wetland impacts, approved
by the Department of Fish & Game, has been included in
the project and will be completed in conjunction with
road construction such that the design does not
require wetland fill.

2. Highway 156 should be expanded to four lanes of traffic on
the current alignment as soon as funds are available.

3. Construction of access roads to Highway 1 and Highway 156
should be limited due to impacts on the safe and free flow
of traffic on these highways. Wherever feasible, access
roads should be consolidated to provide fewer points where
vehicles can turn onto or off of the highway.

4. Improvements to Highway 1 and 156 and the design of access
points, turnoffs, and intersections shall be consistent
with the objectives and standards of a designated State
Scenic Highway.

5. The major arterial roads in North County should be upgraded
as necessary to serve the planned growth of North County.
other local, rural roads should be upgraded only as neces-
sary to serve local traffic and not through-traffic demand.

6. New development in rural areas should be located in areas
with sufficient road capacity to accommodate additional
transportation demand. Where necessary, the capacities of
roads and public transit systems should -be expanded to
serve the transportation demand of areas specifically
planned for concentrated development. In areas with highly
congested traffic conditions, coastal-dependent development
generating low volumes of traffic shall be preferred.

3.1.3 SRecific Policies

1. Due to the limited capacity of Highway 1 until the time it
is expanded, development of coastal dependent industrial,
agricultural, commercial, and recreational uses shall be
given priority over non-coastal-dependent development in
areas where Highway 1 provides the major transportation
access.

2. Salinas Road, San Miguel Canyon Road, Hall Road, and San
Juan Road should be designated as major arterial roads
serving the North County coastal area. These should be
upgraded as necessary to maintain Level of Service C
traffic conditions. Wherever feasible, through traffic on
these roads should be routed,to State highways.

3. New access roads or commercial entrances on Highway 1 shall
not be allowed unless it can be demonstrated that use of
existing consol.idated access points is not feasible or that
easements for their use cannot be obtained. Consolidated
access points with adequate lanes for acceleration,
deceleration, and, if appropriate, left turns shall be
required for expansion o f roadside commercial uses
resulting in significant increases in traffic exiting and
re-entering State highways and major County roads. New
roadside commercial uses on these roads shall be discour-
aged unless traffic can be regulated to cause no increase
in safety hazards to the travelling public.

4. Access to new development at the Highway 156-Castroville
Blvd. intersection should be via Castroville Blvd. only.

5. A program should be undertaken to provide public transit
service to Royal Oaks Park, Manzanita Park, the North
County State beaches, and Moss Landing when feasible.
Service should be at a level that is adequate to attract
ridership and provide an. alternative to automobile
transpoirtaton.

6.. Bicycle shoulders should be provided and routes signed
along Maher Road, Castroville Boulevard, and Dolan Road.

7. The Bicentennial Bicycle Route should be improved by
separating the bicycle path from Highway 1 traffic between
the Pajaro River and Molera Road.

3.1.4 Recommended Actions

1. The State Department of Transportation shall initiate a
study for the widening of the existing Highway 1 alignment.
During evaluation of alignment adjustments for expansion,
attention should be given to minimizing encroachment on
agricultural uses, environmentally sensitive habitats and
commercial uses. Alternative' alignments for the Bicenten-
nial Bicycle Route in this area should be considered in the
study.

2. The County shall evaluate options for providing bicycle
shoulders along Maher Road, Castroville Boulevard, and
Dolan Road.

3.2 WASTEWATER MANAGEMENT FACILITIES

Policies of the California Coastal Act which address issues
related to wastewater management focus on limiting construction
of public works projects to accommodate only levels of growth
consistent with Coastal Act provision? defining areas
appropriate for new growth, and maintaining healthy and safe
coastal waters and inland water resources.

In North County, wastewater is generally treated using
individual or community septic systems. Two private wastewater
treatment facilities currently operate in the North County
Coastal Zone, one serving the Oak Hills Subdivision, and the
other serving the Monte del Lago Mobile Home Park. Projects
extending service into coastal zone areas from the Watsonville
and Castroville wastewater treatment plants have been proposed
and are in various stages of completion. The Monterey Peninsula
Water Pollution Control Agency has proposed a regional waste-
water collection, treatment, and disposal system. The future of
the regional system is uncertain, but if completed as proposed,
it would serve the Castroville and Moss Landing areas and would
have the capacity to serve other North County areas as well.

communities which are currently experiencing the greatest septic
system failure rates include Las Lomas, Moss Landing, and to a
lesser degree, Fruitland. The Monte del Lago Mobile Home Park
and the North County High School have temporary treatment
systems and are required by the State to connect to public
sewers when they become available. Oak Hills is included in the
Casiroville Sanitation District expansion plan. These areas are'
considered most appropriate for high density development and are
targets for proposed sewer extensions from the Watsonville and
Castroville wastewater treatment systems. The proposed
collection systems have limited, capacities which must be
allocated according to Coastal Act priorities for service of
existing uses and development of coast-dependent uses before
additional non-coast-dependent uses are developed.

To assist in the maintenance of stable boundaries separating
urban and rural areas, urban services lines are shown on Figure
1 around areas of existing or planned Medium and High Density
Residential development. It is generally assumed that prior to
full buildout in these areas that public or community services,
especially wastewater, will be needed. In areas which are to be
maintained in a generally rural character (Rural and Low Density
Residential, and Agricultural Preservation and Conservation
areaIs) densities have been set sufficiently low so that urban
services will not be necessary. Commercial and industrial uses
shown outside the urban service boundaries are limited to
intensities which will not require urban services.

In summary, wastewater issues in the North County Coastal Zone
are: (1) the viability of environmentally sensitive habitats in
the area, many of 'which are dependent on relatively clean
surface water; (2) the public health; (3)- the escalating costs
of providing sewer service, particularly to low density or
remote areas; and (4) the long range planning questions which
depend heavily on accurate information , regarding the area's
carrying capacity and the timing of sewer system development.

3.2.1 Key Policy

The rural areas of North County should continue to be served by
septic or other high technology on-site wastewater management
systems at appropriate densities to avoid individual or cumula-
tive effects to public health and natural resources. Centralized
sewers and treatment service, should be provided for areas
designated for high density development concentration and
infilling, and areas which present significant public health
hazards due to continued failure of on-site systems which cannot
be corrected by on-site wastewater management programs.

3.2.2 General Policies

1. Capacity for a wastewater management service area shall be
reserved according to the following ranking of priorities,
especially in areas where the capacity of wastewater
collection and treatment facilities are limited:

(1) Existing uses within the service area; (2) New or
expanded coastal -dependent industries within the service.
area; (3) New.or expanded essential public services, basic
industries and recreational uses, or minimum other uses on
vacant parcels within the service area; (4) all other-uses.
If additional capacity is available after the above uses
are served, and infilling has occurred, then the service
area may be expanded to adjacent areas according to the
same ranking of priorities. specific service priorities for
the Moss Landing wastewater collection system are described
in Chapter 5.

2- New public sewer services shall not be extended outside of
the urban service lines shown in Figure 1. Exceptions to

this policy shall be considered only when necessary to
resolve public health problems. Capacities of wastewater
collection or treatment facilities should be limited to
levels necessary to serve those areas contained within the
urban service lines shown in Figure 1.

3. Agricultural lands shall not be included in any future
expansion or adjustment of service areas unless the site is
specifically designated as necessary to accommodate the
infilling of a developed area. Sewer lines shall locate
away from agricultural lands where possible. Where sewer
lines are required to run through agricultural lands, such
lands shall not be served by sewer.

4. A wetland restoration program for degraded wetlands now
used as sewage treatment ponds shall be required in the
event that Oak Hills or Monte del Lago connect to the
Castroville or regional wastewater treatment plant. The
wetland restoration program must be consistent with the
resource protection policies of this plan.

5. No wastewater collection and, treatment assessment of
properties outside a designated wastewater district service
area should be levied. In addition, parcels within a
service area that cannot support development due to site
constraints should not be assessed beyond its current use.

3.2.3 SRecific Policies

1. Expansion and development of coast-dependent uses in Moss
Landing shall have priority for wastewater collection and
treatment service over non-coast-dependent development in
the proposed Castroville service annexation area which will
be served by the same wastewater treatment system.

2. The Fruitland area should be considered as a future
concentration of development area to be served by the
Pajaro Sanitation District.

3. The expanded Castroville county Sanitation District service
area in the vicinity of Oak Hills shall be limited to the
north of Highway 156, east of Castroville Boulevard and
south of Meridian Road and the adjacent agriculture, in
order not to conflict with the preservation of large' areas
of agricultural land adjacent to the boundaries and to
concentrate development.

4. Prunedale and Castroville should be considered as an area
for future extension of the proposed regional wastewater
management system in order to support residential develop-
ment and regional commercial development serving areas
within the North County coastal zone.

5. Wastewater collection and treatment systems shall be
constructed in a manner to minimize impacts to natural and

visual resources.

6. Appropriate odor controls should be included in construc-
ting new wastewater transport and treatment facilities.

3.2.4 Recommended Actions

1. The County should support wastewater reclamation research
and projects that could contribute to the solution of the
problem of in-creasing saltwater intrusion in North County.
Reclamation opportunities to be pursued should include
retention of the Castroville plant until an alternative
reclamation project is in effect; allowing reclaimed waste-
water pipelines as a permitted use in agricultural areas
(citing a preference to locate outside of cultivated
fields) ; and requiring reclamation to the maximum extent
feasible.

2. New development especially that served by sewers should
have water conservation devices installed in the plumbing
system to minimize the rate of groundwater withdrawal and
potential overdraft. This should be required on permits
issued by the Building Department.

3. The State Water Resources Control Board should reevaluate
their funding level of wastewater management projects on
the coastal zone to account for levels of development,
especially coast-dependent development, designated in the
Local Coastal Plan.

4. LAND USE AND- DEVELOPMENT

4.1 INTRODUCTION

The majority of land in North County is in open space, agricul-
tural, or low density rural residential use. The overall
character of the North County coastal zone is decidedly rural;
extensive areas are uncultivated or undeveloped. The coastline
of North Monterey County along Monterey Bay is composed of sand
beaches and dunes. An extensive estuarine area is found in
North County which has received national attention. The wetland
area of Elkhorn Slough has been designated as a National
Estuarine Sanctuary and the remainder a proposed National Wild-
lif e Refuge. Other estuarine areas include: Bennett Slough,
McClusky Slough, Moro Cojo Slough, and the Old Salinas River
Channel. Two rivers, the Pajaro and the Salinas, flow through
the coastal zone and Carneros Creek forms the major freshwater
contributary to Elkhorn Slough. These estuarine and freshwater
wetlands support a diversity of vegetation and wildlife and are
important breeding areas for fish.and birds.

The North County area was once extensively covered with oak
trees and chaparral. These areas are now mostly confined to the
slopes and ridgetops east of Elkhorn Slough. Grazing areas
ranging from a few acres to a couple hundred acres are scattered
throughout the area.

Agriculture is the main economic activity in the area. The
Pajaro Valley, Salinas Valley, and Springfield Terrace are
extensively farmed in row crops. The cool, moist maritime
climate is particularly conducive to their cultivation. Agricul-
ture, mostly artichokes or strawberries, is also found in the
upland areas of Moro Cojo Slough, Elkhorn Slough, and the sandy
hill areas east of Elkhorn Slough.

4.1.1 Recreational Land Use

Recreation and visitor-serving facilities of North Monterey
County are concentrated in the vicinity of Moss Landing and
along the sandy coastline. Developed facilities consist of docks
and piers used for fishing, numerous antique shops, shoreline
restaurants, and Moss Landing Harbor. Natural recreation
resources, some of which''are devoid of any facilities or
substantial access, include miles of beaches and dunes, an
extensive estuary and tidal wetland system, the Paj aro -and
Salinas Rivers, and the wooded hills and ridges inland from the
coast.

A moderate level of recreational use with limited facility
development could be supported in areas including beaches, the
wooded inland hills, and the Salinas. and Pajaro Rivers. An,
extensive and coordinated management program for these natural
resources may be a, first step in encouraging increased

recreational use in these under-utilized areas. A strong
management program may also mitigate some of the problems
pervasive in the shoreline areas such as 'vandalism, littering
and dumping, fire, theft, off-road vehicle traffic, and damage
to coastal dune vegetation.

Notable among facilities which are lacking in North Count y
coastal areas are overnight accommodations and camping facili-
ties. There is a need in the area for these facilities, but
appropriate sites for development are limited due to extensive
presence of agriculture and environmentally sensitive habitats.
Due to the sensitivity of many of the North County natural
resources and the lack of a substantial park management and
supervision program at this time, development of new
recreational facilities must be approached cautiously. Develop-
ment sensitive to the fragility of the resources of the area and
to the recreational needs of the community and region is
appropriate and timely.

4.1.2 Residential Land Use

The majority of residences in North County are spread out at low
densities. The area along the coast has few residences outside
of Moss Landing as much of the area contains wetlands, dunes,
and agriculture. The hill area to the west of Elkhorn Slough
contains about 6% of the housing. very low density residential
development occurs in the more rural agricultural areas. Low
density residential development on parcels of 1 to 10 acres is
prevalent in the coastal zone boundary. Low density residential
development also occurs along Maher Road and San Miguel Canyon
Road. Higher density residential development is found in Las
Lomas, Fruitland, Oak Hills, and other scattered locations.

There are currently about 3,820 parcels in the coastal zone of
which 25% are vacant. About 57%, or 21,900 acres, are currently
zoned for residential use. The residential buildout of the
coastal zone under existing zoning is 9,240 units. An area of
about 6,850 acres is zoned "Unclassified". An additional 2,750
units could potentially be developed in this area at the 2.5
acres per building site criteria of this zoning district.
However, most of the Unclassified ar 'ea is in agricultural use
and would not be builtout for residential use.

The overall average parcel size for the North County Coastal
area is 9.5 acres. Excluding the "developed areas" of Moss
Landing, Las Lomas, and Oak Hills/Monte Del Lago, which have
water systems and will have sewers, the average parcel size of
the Coastal Zone is about 15 acres. This "undeveloped areal"can
be divided between the predominantly agricultural land west of
Castroville Boulevard and Elkhorn Slough and the mixed agricul-
tural and residential land to the east. The western area has an
average 9 acres per parcel. The predominantly residential
"undeveloped area" east of Elkhorn Slough and Castroville
Boulevard has an average parcel size of 3 acres. The residen-

tial areas are designated for low-density residential use in the
proposed land use map.

4.1.3 Housing

The Mid-Decade Census, 1976, reported 3,214 housing units in the
North County segment. "It is now estimated that @here are 3,820
units. Of the 291 vacancies recorded by the Mid-Decade Census,
69 were for sale or rent and 42 were second hom es. Of the 51
units available for salef 32 were in Oak Hills Subdivision and
not affordable to low and moderate income families. The
effective vacancy was 2.15% slightly above the 1.95% figure for
the County's unincorporated area. Three-fourths of the housing
units were of the single family type, and of these, one-third
were mobile homes. Homeownership was at 56%, a slight m *ajority
over renters. There were only. 55 multiple family units in the
area, reflective of its rural character. The 1970 windshield
survey of housing condition revealed 27% of the existing houses
were substandard. The estimated median income for the area is
$12,980, with half the responding households classified as low
and moderate income. This implies difficulty in -acquiring and
maintaining affordable housing. The census found that less than
four percent of the 620 persons listed as farm workers listed
their main residence as being outside Monterey County. - This
finding is significant because it indicates the presence of a
permanent farm labor work force compared to the migrant work
force of recent years. Housing condition, low vacancy, low
income, and the special conditions of farm workers appear to be
the key housing problems in the area.

4.1.4 Commercial Uaes

North County contains a low level of commercial development
which is generally consistent with its rural character. Many of
the commercial uses within the coastal zone are concentrated in
Moss Landing. Restaurants, antique shops, marine supply, and
service facilities are found here. Small-scale commercial uses;
stores, restaurants, and gas stations, are also located on
Salinas Road, Hall Road, Elkhorn Road, Maher Road, and Highways
1 and 156. The major commercial centers serving the coastal
area are in Castroville, Marina, Prunedale, Salinas and Watson-
ville.

4.1.5 Industry

Industrial uses are also concentrated in Moss Landing. These
uses include fish and shellfish processing, boat building,
PG&E's power plant, and Kaiser's magnesia and refractory brick
factory. Aquaculture is an expanding industry with high growth
potential due to the adjacent estuaries. Cochran Airport
Industries assembly plant is located on Meridian Road. Agricul-
tural packing plants, mushroom farms, chicken farms, and
greenhouses are scattered throughout North County. A few auto
wrecking areas are f ound in the coastal zone; one is in the
midst.of cultivated agriculture. The land adjacent to Highway 1

north of Marina is a potential industrial expansion area for the
city.

4.1.6 Public Facilities

Public uses include three State beaches, two County parks, a
wildlife management area at Salinas River Lagoon, an estuarine
sanctuary adjacent to Elkhorn Slough, Elkhorn Slough, a harbor
in Moss Landing, a small Harbor- District park off Elkhorn
Slough, four elementary schools and a high school, the Moss
Landing Marine Laboratory, the Moss Landing Post Office, and
several churches, cemeteries, administrative buildings, and
County and State roadwork yards.

4.2 LAND USE PLANNING ISSUES

The North County coastal area is faced with several key issues
that directly affect future planning and development. The
preservation of coastal resources including agricultural soils;
environmentally sensitive habitat areas of estuaries and other
wetlands, dunes, riparian areas, and oak woodland/maritime
chaparral areas; water quality as impacted by point and non-
point pollution, circulation and sedimentation from erosiont
recreation and access opportunities; and the visual resources
characteristic of the coast are prime issues of importance. The
availability and quality of groundwater related to overdraft,
nitrate contamination, and saltwater intrusion problems is also
a major issue. North County is affected by a range of geologic,
flood, and fire hazards that must be taken into account while
planning for land use and development.

The limited capacities of roads, highways, schools, and public
wastewater treatment systems is an issue affecting potential
growth in the area. The need for additional, affordable housing
is becoming an increasing concern. A related issue is the need
to determine' appropriate areas to concentrate development to
offer the potential for provision of affordable housing while
retaining the overall rural character of North County.

The protection and expansion of the commercial fishing harbor
and support facilities in Moss Landing is an issue that is
addressed along with* development of coastal dependent energy
facilities in the Moss Landing Community Plan.

4.3 LAND USE PLAN AND DEVELOPMENT POLICIES

The prime objective of the North County Local Coastal Program is
to plan for appropriate levels of land use and development in
the. coastal zone while protecting coastal resources and
providing or maintaining coastal access and recreation opportu-
nities. A second objective is to maintain the rural character

of North County with its predominant agricultural, low density
residential and open space uses while clustering medium and high
density residential development in areas where water, sewer, and
transportation services are available. No commercial centers
are recommended for the coastal zone except for the coastal-
dependent commercial development of Moss Landing. Commercial
growth should be concentrated in existing population centers of
Castroville, Prunedale, Watsonville, and Salinas. ' Small-scale
commercial facilities such as grocery stores and laundromats are
recommended in residential areas to reduce 'transportation
distances for frequently needed goods and services 'that can be
provided at a, local level. Industrial uses should be located
near major transportation facilities and population centers.
The only industrial facilities particularly appropriate for
North County are ones which are coast.or agriculture dependent.

The capabilities and constraints of areas of North County to
support various types and densities of land uses are reflected
in the proposed land use map. Land uses are designated on the.
proposed land use map according to an evaluation of existing,
uses, appropriate levels of use to protect coastal resources,
and levels of development that can be accommodated by public
works systems, such as wastewater collection and treatment, and
roadways. Final determinations of densities and land use
locations on a parcel will be made during the project review
process.

4.-3.1 Land Use Categories

Land use categories recommended for the North County Coastal
Zone are listed below. The Moss Landing Community Plan-will
have additional categories for commercial and industrial uses.
The proposed land uses reflect both existing and traditional
land uses and the priorities of the Coastal Act.

A. Resource Conservation

Protection of sensitive resources, plant communities, and animal
habitats is emphasized. This land use is applied to wetlands,
dunes, and riparian corridors under the Wetlands and Coastal
Strand Category, and to sensitive forest and upland habitats --
under 'the 'Forest and Upland Habitat Category. Only very low
intensity uses and supporting facilities compatible with
protection of the resource are allowed. Uses would include low
intensity recreation, education, and research, and where no
feasible alternative existsi essential public utility lines
outside of Elkhorn Slough. Public utility lines shall be under-
grounded unless environmentally unfeasible. Forest and Upland
Habitat areas generally can support moderately higher
intensities of use then Wetland and Coastal Strand areas. In
appropriate wetland areas, aquaculture would also be encouraged,
Agricultural uses which would destroy or disrupt the habitat
area are not allowed.

B., Scenic and Natural Resource Recreation

Low intensity recreational and educational uses that are
compatible with the natural resources of the area and require a
minimum level of development accommodating basic user needs and
necessitating minimal alteration of the natural environment are
appropriate. Uses may include hiking, fishing, picnicking,
nature study, backpacking, horse riding, and walk-in camping.

C. Outdoor Recreation

Moderate intensity recreational use with accompanying facilities
compatible with the recreational and natural resources of the
site are appropriate for these areas. Facilities may include
parks, tent and recreation vehicle campgrounds, stables, bicycle
paths, improved restrooms, and launching ramps.

D. Golf Courses

Golf courses and related clubhouse facilities are appropriate in
this category.

E. Agriculture Preservation

Preservation of agricultural land for exclusive agricultural u se
is required. The designation is applied to the prime and
productive agricultural lands where the area does not generally
exceed an average 10 percent slope. major importance is given
to the preservation of large, continuous areas of agricultural
land capable of long term productivity in order to protect its
viability from encroaching conflicting land uses. Development
of residences, accessory buildings and uses requied for agricul-
tural activities on the parcel is allowed. Development of non-
agricultural facil 'ities is not allowed. A minimum parcel size
of 40 acres is allowed for land divisions for agricultural
purposes.

F. Aciricultural Conservation

Conservation of viable agricultural land is emphasized. The
Agricultural Conservation land use is applied to: a) relatively
small pockets of prime agricultural soils (SCS Class I and II)
that are not within or adjacent to the more extensive agricul-
tural areas designated under the Agriculture Preservation cate-
gory; b) upon application, other productive agricultural lands
generally characterized by slopes over 10% and erodible soils
once an agricultural management plan has been approved; and c)
grazing lands where such a low intensity agricultural use is the
most compatible use of an area. The Agricultural Conservation
category is also applied to lands not in areas designated' under
the Agriculture Preservation land use category that are placed
into agricultural preserve contracts. Agriculture-related uses
and very low density residential use at one unit per 40 acres are
allowed on the less agriculturally viable areas of the parcel. A
minimum parcel size of 40 acres is required for subdivision.

G. Rural Residential

Low density residential and agricultural development is the
primary use of this category. Development densities from 1 unit
on 40 or more acres to a maximum of 1 unit per 5 acres would be
allowed according to an evaluation of existing resource and
public facilities constraints, and the residential character of
the area. Site densities will be determined upon application
review.

H. Low Density Residential

Low density residential development is the primary use of this
category. Agricultural land use is limited in order to decrease
cumulative erosion and water availability impacts. Agricultural
management plans will be required to clear land for cultivation.
Bare land will be limited to a set percent of the parcel.
Development densities from 1 unit to 10 or more acres to a
maximum of 1 unit per 2-1/2 acres would be allowed according to
site evaluation of.resource and public facility constraints.

I. Medium Density Residential

Medium density residential use at.1 unit or more per acre to 4
units per acre is allowed according to site-specific evaluation
of resource and public facility constraints.

J. Hi:cih Density Residential

High density residential use at 5 to iO units per acre is
allowed according to site-specific evaluation of resource and
public facility constraints. New development in these areas are
designated for Special Treatment in order to fa 'cilitate a
comprehensively planned project. Small-scale commercial uses
serving residents of the development are encouraged at those
locations indicated on the plan map.

K. General Commercial

A wide range of commercial uses including merchandise and
service facilities are allowed in this category. Small-scale
commercial uses serving local neighborhoods are shown, at
specific locations on the plan map.

L. Light Industry

This includes such industries as fish processing, aquaculture
processing, limited-scale boat building, boat repair, agricul-
ture processing, and other agriculture-related or coastal
dependent operationd not engaged in heavy manufacturing or
requiring extensive plants for operation.

M. Heavy Industry

This includes such industries as PG&E Is power plant and Kaiser
Refractories in Moss Landing.

N. Public/Quasi Public

A range of uses including administrative, management, and main-
tenance facilities for public agencies, community halls,
churches, post office, libraries, and schools are allowed. Many
of these uses are appropriate in areas designated for residen-
tial use.

4.3.2 Land Use Locations

The preliminary proposed land uses for the North County coastal
zone are shown on the proposed land use map. The wetland areas
of Elkhorn Slough, Bennett Slough, Moro Cojo Slough, Castroville
Slough, and the Salinas River are designated Resource Conserva-
tion, Wetlands and Coastal Strand. This designation is also
given to the Marina Dunes area between the Salinas River and
Marina which is recommended for a wildlife reserve in this plan,
a small lowlands area of Armstrong Ranch adjacent to the Marina
Dunes, and the Salinas Wildlife Area which is a national wild-
life refuge. The steep undeveloped slopes immediately adjacent
to the west bank of Elkhorn Slough and the upland area of the
Elkhorn Slough Estuarine Sanctuary which has recently been
purchased by the State Department of Fish and Game is
recommended for Resource Conservation, Forest and Upland
Habitat. This category is also applied to the Nature
Conservancy lands in the Las Lomas area. These applications are
consistent with protecting the major sensitive habitat and
resource areas in North County.

The beaches of the coast north of the Salinas River, including
Salinas River State Beach and Zmudowski State Beach are desig-
nated for Scenic and Natural Resource Recreation. The
recreation areas in North County that currently have or are
planned for facilities supporting moderate to intense outdoor
recreational activity are recommended for Outdoor Recreation
land use. This includes Royal Oaks County Park, Manzanita
County Park, Kirby Park, and the northern area of Salinas River
State Beach by the parking lots. Other recreation areas will be
included in the Moss Landing Community Plan Area. The Pajaro
Golf Course is designated for Intense Recreation.
V
The Agriculture Preservation designation is recommended for the
prime and productive agricultural lands of the Pajaro Valley,
Springfield Terrace, Salinas Valley, and Moro Cojo Slough up-
lands area. Virtually all of this land is currently under
cultivation. In some instances where grazing is the primary
existing agricultural use, large areas of these properties have
soil capabilities simi-lar to adjacent cultivated land and
capable of supporting productive cultivated agriculture.

Scattered areas of prime agricultural land along Carneros Creek
and lands in agricultural preserve contracts not included under
the Agriculture Preservation category are designated for
Agricultural Conservation. The slopes and ridges above the
Pajaro Valley was also designated for this use. other grazing
lands on.the slopes of Elkhorn Slough are also included under
Agricultural Conservation. A small area of land south of the
Salinas River ip also included in this category.

The majority of land in North County that is no t agriculture,
wetlands, ordunes is currently in low density rural residential
use. Rural Residential and Low Density Residential land use is
recommended for virtually all the non-prime land and land not in
agricultural preserve contracts in the east half of the coastal
zone. In much of this hilly, sandy area, low density residen-
tial use would likely result in lower erosion, water availabili-
ty, and habitat impacts than the expansion of cultivated
agriculture. Rural Residential areas are designated for the
more undeveloped and agricultural areas. Areas that have a
pronounced residential character and have experienced extensive
land -divisions are designated for Low Density Residential land
use. This includes areas adjacent to Paradise Canyon Road,
Hudson Landing Road, San Miguel Canyon and Maher Roads, and
between Meridian Road and Castroville Boulevard.

Medium density residential use is recommended for the existing
development in the Monterey Dunes Colony, Struve Road area, Las
Lomas/Fruitland area and the Oak Hills area.

High density residential development is recommended under a
special treatment designation for Villa Nueva east of Castro-
ville Boulevard, the Barcasa/Monte Del Lago Area, the land by
Hall School in the LasCanyon Road, Hudson Landing Road, San
Miguel Canyon and Maher Roads, and between Meridian Road and
Castroville Boulevard.

Medium "density residential use is recommended for the existing
development in the Monterey Dunes Colony, Struve Road area, Las
Lomas/Fruitland area and the Oak Hills area.

High density residential development is recommended under a
special treatment designation for Villa Nueva east of Castro-
ville Boulevard, the Barcasa/Monte Del Lago Area, the land by
Hall School in the Las Lomas area, and.the parcel in the Pajaro
Golf Course. A planned mix of densities and housing types are
encouraged for these areas.

Also under a special treatment designation is the "Trails End
Mobile Manor" property on Dolan Road. The sole intent of this
designation is to provide for a 10 space addition to the
existing 30 space mobile -home park. The designation would
provide an opportunity to complete the development as originally
approved by the County. Inherent in this designation is the
requirement that the additional development be consistent with
the applicable policies of this plan and the Coastal Act. The

additional development will be subject to the land use permit
process (i.e. use permit, coastal development permit, etc.)
applicable at the time the additional development is proposed.
Any alternate development proposed for the land will be subject
to the densities and policies of the "Rural Residential" desig-
nation of this plan.

The existing commercial uses along Highway 1 outside of Moss
Landing and at several other locations are designated for
General Commercial land use. Any expansion of these facilities
will require improved parking and Highway 1 access designed to
minimize traffic conflict and hazards. No large-scale commer-
cial areas or shopping centers are recommended for the area
covered in the proposed land use map.

Industrial development in the rural areas of the coastal zone is
generally not appropriate. However, there is a coastal-
dependent industry, PG&E, in the planning area on Dolan Road.
An oil tank farm is located on this property. This site and a
portion of an adjacent property containing auto wrecking yards
is recommended for Heavy Industry and Light Industry Categories.
The industrial uses allowed must be compatible with agriculture
and the preservation of the resources of Elkhorn Slough. The
Armstrong Ranch area east of Highway 1 is designated for Light
Industry. Special Treatment Areas are designated for the Dolan
property and the Armstrong Ranch. Agriculture-related or coast-
dependent industries are recommended for these light industrial
special treatment areas. In the case of the Dolan property,
this designation is not intended to prohibit the wrecking yards
from continued operation. Renewal of use permits for these
operations will be based on the merits of the specific proposal
and feasible mitigation measures to offset any adverse impacts
of continued operation.

Special Treatment areas are intended to facilitate a comprehen-
sive planned approach towards developing- industrial and high
density residential uses. Special attention is to be given
towards siting and planning for compatibility of the facilities
with existing resources and adjacent land uses. These areas are
designated for intense levels of development so that other rural
areas may experience lower development concentrations; therefore
maximum use of the site should be made while protecting against-
adverse impacts. Where appropriate in residential development,
areas of prime soils should be planned for-integrated open space
use such as community gardens, landscaping, and other uses
utilizing the soil.

4.3.3 Potential Buildout

The proposed 1 and use plan allows significant increases in
housing units. The exact amount will be determined as proposals
are submitted for individual properties. The densities allowed
under residential land use categories are set as a range. The
amount of development within this range will be determined by
the site characteristics of the property.

There are now about 3,750 housing units in the North County
coastal zone outside of the Moss Landing planning area. The
North County land use plan would allow a buildout ranging from
6,165 to 7,835 housing units. This is respectively a 64% and a
109% increase in available housing. The true buildout based on
site considerations and the requirements of resource protection
and development policies will be within the described range.
Appreciable increases in housing in the future could be made by
designating additional areas for high de nsity development.

4.3.4 Key Policy

All future development within the North County coastal segment
must be clearly consistent with the, protection of the- area's
significant human and cultural resources, agriculture, natural
resources, and water quality.

4.3.5 General Policies

1. The 'rural character of the coastal area of N orth County
with its predominant agricultural, low-density residential
and open space land uses shall be retained. Prime and
-productive agricultural soils shall be protected for agri-
cultural use.

2. Residential development at medium to high densities shall
be concentrated in areas with adequate sewer, water, and
transportation services. The Las Lomas/Fruitland area, Oak
Hills, and Moss Landing areas are appropriate for concen-
trated development. These areas shall be developed within
established urban/rural boundaries before additional land
is designated for concentrated development.

3. The provision of recreational opportunities and facilities
shall be compatible with the preservation of the natural
resources of the coast. Low to moderate intensity outdoor
recreational use shall be emphasized within the State
beaches and wildlife refuges. Higher intensity use ' shall
be emphasized in Moss Landing and inland recreation areas.

4. Where there is limited land, water, or public facilities to
support development, coastal-dependent agriculture, recrea-
tion, commercial and industrial uses shall have priority
over residential and other non-coastal-dependent uses.

5. Development of non-coastal -dependent commercial facilities
shall be limited to that necessary to 'serve local neighbor-
hoods and communities. Strip commercial development shall
be prohibited. Area-wide shopping facilities should be
centrally located in areas of urban development that are
easily accessible. Potential areas for such uses are
adjacent to the coastal zone at Castroville and Prunedale.

6. Industrial uses shall be located near major transportation
facilities and population centers. The only industrial
facilities appropriate for the area are coastal or
agriculture-dependent industries which do not demand large
quantities of fresh water and contribute low levels of air
and water pollution. Industries not compatible with the
high air quality needed for the protection of agriculture
shall be restricted.

7. New subdivision and development dependent upon groundwater
shall be limited and phased over time until an adequate
supply of water to meet long-term needs can be assured. In
order to minimize the additional overdraft of groundwater
accompanying new development, water conservation and on-
site recharge methods shall be incorporated into site and
structure design.

8. Development within the North County coastal zone shall be
consistent with the land uses shown on the plan map and as
described in the text of this plan.

9. Development and use of the.land, whether public or private,
must conform to the policies of the plan, must be consis-
tent with the availability of public services and with
established urban service lines, and must meet resource
protection standards set forth in the plan.

4.3.6 SRecific Policies

A. Resource Conservation

1. Only the minimum level of facilities essential to the
support of recreational, educational, scientific, or aqua-
cultural use of Resource Conservation areas shall be
permitted. Facilities shall be sited so as to avoid
adverse impacts to environmentally sensitive habitats and
wildlife.

2. Development that would threaten rare and endangered plant
and animal species in the Resource Conservation areas shall
not be allowed.

B. Agriculture

1. The agricultural resource policies presented in Chapter 2
provide the basic criteria to protect agriculture and guide
agricultural activities. These will be considered in all
development applications.

2. Agricultural use and development shall conform to the
resource protection policies of Chapter 2. Management of
agricultural operations should be particularly sensitive to
the protection of water quality and biological life in
wetland and riparian areas.

3. Development of agriculture-related uses such as f arm labor
housing, greenhouses, warehouses, packing sheds, mushroom
farms, etc., that are not on-site soil dependent shall be
located in Light Industrial areas, or as a conditional use
in Rural Residential and AGricultural Conservation areas.
In Agricultural Conservation or Rural Residential areas,
such uses shall be permitted only on. the portions of the
property that do not contain viable prime or productive
soils. The existing mushroom farms and egg farm on Trafton
and Bluff Roads are non-conforming uses that, if destroyed
by fire or natural disaster, may be rebuilt on the same
site. Three commercial agricultural uses (sales stands at
the Highway One corners of Jensen and Molera Roads, and a
packing operation between Struve and Jetty Road) are
necessary adjuncts to agricultural lands surrounding them,
and.will be permitted uses under this plan. -

4. :On parcels- of 40 aCcres. in Agricultural Preservation and
Agricultural Conservation areas shown on the Land Use Plan
Map, a second family residence may be developed in addition
to one existing family residence without requiring a land
division if no division of interest in the land results.
The development of an additional family residence shall not
diminish the agricultural viability of the land.

C. Recreation

1. The North County beaches and dunes, with the exception of
the Moss Landing State Beach, the beach adjacent to the
developed area of the Moss Landing "Island" and the
existing parking lot areas of the Salinas River State Beach
shall be maintained at a low level of development to
protect dune habitats and preserve the natural character of
the Monterey Bay coastline. These areas are designated as
Scenic and Natural Resource Recreation Areas. Only uses
dependent on the resource shall be permitted. The State
should acquire privately owned dune areas which are offered
for sale.

2. Coastal estuary and wetland areas designated as Resource
Conservation on the plan map are suitable for conditional
development of recreational uses defined in the Scenic and
Natural Resource Recreation Areas category of the plan.
Use and development shall be consistent with the findings
and recommendations of specific management plans to be.
prepared for the areas by the agencies that manage or
operate them. Optimum carrying capacities should be deter-
mined in the plans and not exceeded. Management
responsibility for recreational use of the Elkhorn
Slough/Bennett Slough area shall be actively assumed by an
agency or agencies with recreation management capabilities.

3. Upland areas shown on the plan map as Rural Residential are
suitable locations for conditional development of recrea-
tional uses permitted under the at Scenic and Natural

Resource Recreation Areas category of the plan. This
@designation will not preclude other uses of the area such
as agriculture or residential development. Upon further
evaluation of soil conditions and resource constraints,
some hill areas may be re-designated as outdoor Recreation
Areas.

4. A system of recreational hiking and equestrian trails
should be developed in accordance with Figure 6.

5. Rivers and their immediate shorelines are designated
Resource Conservation on the land use plan map and shall be
kept in open space for passive, low-intensity recreation,
for wildlife habitat, and to minimize potential flood
hazard.

6. overnight camping facilities should be located in areas
protected from the wind and buffered from surrounding and
potentially conflicting uses.

7. The Sandholdt Pier and the soon to be replaced Highway 1
Bridge over Elkhorn Slough should be considered for renova-
tion as fish ing piers and docks.

Recreation M_anagement

1. Recreation in environmentally sensitive areas such as
dunes, wetlands, riverbanks, and areas with rare,
endangered, or threatened plant or animal communities shall
be limited to passive, low-intensity recreation use depen-
dent on the resource and compatible with. its long term
protection.

2. Recreation management and facility development plans for
all public recreational areas and facilities shall be
adopted by the managing agency whose duties shall include
minimizing damage to property and natural resources. New
recreational facilities shall not be opened to public use
until adequate management is assured.

3. Funding of recreational areas should seriously consider
user fees in development, maintenance, and supervision of
these areas.

4. Adequate supervision and maintenance of beach and dune
recreation areas shall be provided as necessary to protect
visitor safety and the natural resources of the area.
Damaged dunes shall be restored, replanted with native
vegetation, and closed to use during the period of
recovery.

Recommended Actions

1. The State Department of Parks and Recreation should upgrade
recreational facilities at Moss Landing State Beach. This
would permit increased visitation and diversity of use.
Improvements may include restrooms, firepits, fish cleaning
facilities, increased parking space, bus stop and shelter,
and camping areas. Improvements should not infringe upon
dune or wetland areas. The area of land in private owner-
ship between Zmudowski State Beach and Moss Landing State
Beach should be acquired by the State and,incorporated into
an overall recreation management and development plan.

2. A dune restoration program should be initiated by the State
Department of Parks and Recreation for the State beaches
along the North County Coast.

3. Increased supervision of the North-County beaches should be
ided by the State Department of Parks and Recreation
provi
and the Monterey County Sheriff Is Department. The poten-
tial for a resident ranger in North County should be
investigated. If the Department of Parks and Recreation is
unable to fulfill its management, options such as leasing
property to the County Parks Department or other organiza-
tions capable of providing adequate maintenance, improve-
ments, and supervision should be considered.

4. A management plan for the Salinas Wildlife Area should be
developed by the State Department of Fish and Game and the
U. S. Wildlife Service. The area should continue to be
managed as a low use intensity recreational and educational
facility. The area should be patrolled more often by the
Department.of Fish and Game. The dune area north of Marina
to the mouth of the Salinas River should be acquired by the
U. S. Fish and Wildlife Service or the State Department of
Fish and Game and managed as a wildlife reserve and for low
intensity recreation opportunities4

5. Recreation management plans should be coordinated with
wetland management plans for Moro Cojo, Bennett, and
Elkhorn Sloughs. The California Department of Fish and
Game and the Moss Landing Harbor District should be lead
agencies for the plans. Within the plans, the. removal of
obstructions to navigation of shallow draft boats on Moro
Cojo Slough, and the development of a hiking trail on the
abandoned railroad levee through Bennett Slough should be
investigated.

6. A comprehensive management plan for Manzanita Park should
@e completed by the County Parks Department before the park
is opened to public use. Trails should be constructed to
minimize erosion. - Sensitive habitat areas and maritime
chaparral communities should be protected. Recreational
uses conflicting with preservation of the natural resources
of the area should be restricted.

7. The Long Valley area should be reinvestigated by the County
Parks Department for acquisition or lease as a wildlife
preserve and low intensity recreation area. A hiking trail.
connecting this area to the Elkhorn Slough Estuarine
Sanctuary should be considered. A trailhead could be
established at the intersection of San Miguel Canyon and
Long Valley Roads.

D. Residential

1 . Land divisions for residential purposes shall be approved
at a density determined by evaluation of site and
cumulative impact criteria set f orth in this plan. These
include geologic, f lood, and fire hazard, slope, vegeta-
tion, environmentally sensitive habitat, water quality,
water availability, erosion, septic tank suitability,
adjacent land use compatibility, public service and facili-
ty, and where appropriate, coastal access and visual
resource opportunities and constraints.

2. Medium and high density residential areas shall be located
only where urban services; water, sewers, roads, transit,
f ire protection, etc. are available. A mix of residence
types and price ranges should be made available through the
development of these areas. These areas should be fully
developed before new areas are designated for medium and
high density development.

3. Low density residential areas should be located in rural
areas where an essentially residential character exists.
These areas should be developed and infilled to the extent
that site and cumulative impact constraints allow before
Rural Residential areas are' designated for low density
residential development. Housing densities and lot sizes
shall be consistent with the ability of septic systems to
dispose of waste without contamination of groundwater or
the creation of hazards to public health on an individual
site and cumulative basis.

4. A mix of agricultural and residential use is encouraged in
Rural Residential areas. Residential subdivision and
development in these areas shall be located according to
site constraints. The most viable agricultural areas of
the parcel should remain open for agricultural use.

5. Where public fa cilities or water supply necessary to
support residential development are limited, residential
growth should be phased to allow sufficient time for these
essential elements to be provided.

6. An area of high density residential development is planned
at Las Lomas between Hall and Sill roads in order to
encourage the provision of low and moderate income housing
consistent with the Las Lomas Development Incentive Zone of
the Monterey County Housing Element. The area designated

f or High Density Residential development contains approxi-
mately 44 acres and may, consistent with the availability
of public services and other resource considerations, be
developed at a gross density of 7 to 7.5 dwellings per
acre, or a total of about 320 units. The Special Treatment
Area designation is applied in order to encourage planned
development th at will ensure retention of the site's
natural amenities, particularily its mature oaks and also
to provide for community needs such as a meeting hall or
recreation area, and convenience shopping.

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 in the North County coastal zone.

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

a) Discourage demolitions, but, require replacement on a
one by one basis of all demolished or converted units
which were affordable, to or occupied by low and
moderate income persons.

b) Promote housing improvement and rehabilitation
programs for low and moderate income persons in both
owner-occupied and renter-occupied units.

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.

a) Re-evaluate ordinanc es and policies which impose con-
straints to low,and moderate income housing opportuni-
ties.

b) Require employee housing as a condition of all permits
related to additions to existing visitor facilities or
the construction of new facilities. 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.

3. The County shall provide where feasible, affordable housing
through the continuing good faith and the diligent efforts
by the public sector. The County will:

a) Establish a fund, from in-lieu fees, sales of land,
and transfer payments, for direct assistance to low
and moderate income proposals.

b) Protect the rights of both tenants and landlords with
regard to housing issues.

C) Provide means to expedite projects which demonstrate
innovative ways to implement housing policy.

4. Consider adopting comprehensive guidelines for farm labor
housing in Monterey county including the North County
coastal zone as a separate entity. This should include an
analysis of existing conditions, i.e., social, economic,
cumulative impacts, public health concerns, environmental
impacts, etc., and programs for alleviating these problems
and establishing acceptable housing. Annual inspections
should be required by Health and Building Departments of
all units approved, by the Planning Commission and Building
Departments, as farm labor housing.

5. Development of farmworker and non-farmworker cooperatives
should be encouraged at appropriate locations and at site
densities designated in the plan for residential use of an
area.

6. The trailer and mobile home exclusion districts in the
County Zoning Ordinance should be repealed to increase
affordable housing opportunities and increase access to the
Coastal Area for low and moderate income families.

E. Commercial and Vistor-Serving Facilities

1. New general commercial uses shall be provided only at
locations designated on the land use plan map. Limited
expansion or improvements to existing commercial uses shown
on the plan map will be considered on an individual basis.

2. New or expanded general commercial facilities in the North
County Coastal Zone and visitor-serving commercial facili-
ties in Moss Landing shall provide adequate parking, either
on or off site, and safe access, including necessary
turning lanes, acceleration lanes, and signing. Wherever
possible, access to commercial facilities from major roads
and highways should be consolidated. Strip commercial
development shall not be allowed.

3. Renewal of use permits for existing commercial uses shall
require careful consideration of the impact of use on M

surrounding land, and traffic safety and congestion.

4. Recreation and Visitor-Serving Commercial and General
Commercial uses shall be developed in the Moss Landing
Community Plan area in accordance with the following
policies and guidelines and with Section 5.2.1.B.

Permit a total of up to 150 hotel/motel units based on
available land and wastewater collection system
capacity. These shall generally be provided by
several smaller establishments not exceeding 30 units
each.

Encourage the expansion and improvement of existing
recreation and visitor-se .rving facilities.

Design and locate new commercial visitor-serving
facilities to minimize trat f ic and natural resource
impacts.

Encourage the development of low and moderate-cost
commercial recreation and visitor-serving facilities
in preference'to high cost facilities.

Encourage mixed use commercial development that
includes housing units.

Encourage development of commercial uses proving
@.necessary service to coastal-dependent industries such
as commercial fishing, aquaculture, and energy
production, and commercial facilities providing goods
and services, related to the use of local recreational
opportunities.

F. -Industry.

1. Lands designated for Heavy and Light industrial use in the
North County Coasral Zone, shall be reserved for coastal
dependent industry as defined in Sections 4.3.1. L and M.,
and in the glossary of this plan. New heavy. or light
Industrial manufacturing or energy related facilities shall
be located only in areas designated for these uses in this
plan.

2* Existing industrial uses outside the designated industrial
areas, are non-conforming uses under the plan. Expansion
of such uses shall not be permitted. The County's general
policy is to encourage these uses to relocate to
appropriate industrial areas. Remaining vacant parcels
within the Dolan Industrial Park shall be reserved for
coastal-dependent industries.

3. Development of new agricultural facilities of an industrial
nature shall be located in areas designated f or Light
Industry, or as a conditional use in Rural Residential and
Agricultural Conservation areas. In Agricultural Conserva-
tion or Rural Residential areas, such uses shall be
permitted only in the portions of the property that do not
contain viable prime or productive farm lands.

4. A basic standard for all new or expanded industrial uses is
the protection of North County's natural resources. Only
those industries determined to be compatible with the
limited availability of fresh water and the high air
quality required by agriculture shall be allowed. New or
expanded industrial facilities shall be sited to avoid
impacts to agriculture or environmentally sensitive
habitats.

5. The Light Industrial Area north of the City of Marina is
designated as a Special Treatment Area in order to encour-
age planned development of agricultural -related or coastal
dependent industries. Development proposals for this area
should emphasize protection of the site's vernal ponds and
adjacent agricultural lands, and should be designed and
landscaped to be aesthetically pleasing to travelers on
Highway one.

G. Other Uses

1. Schools and other educational facilities should be expanded
to accommodate anticipated population increases in North
County.

2. Areas designated for intense industrial, commercial, and
residential development should receive special project
planning in order to facilitate efficient use of the land
while minimizing adverse impacts.

3. Public and quasi-public uses should be located in areas
where they will be compatible with adjacent land uses and
local traffic conditions.

5. MOSS*. LANDING. COMMUNITY PLAN

5.1 BACKGROUND

The findings, policies and recommendations contained in this
chapter are the result of a cooperative land use planning effort
between the Monterey' County Planning Department, the consulting
firm of Jefferson Associates, various public agencies and
members of the.community. The,key products of this effort have
been: a technical memorandum on wastewater facilities, three
technical background Ireports, and the, Community Plan. The three
background reports, completed in August, 1980,. include: Harbor
Development: Commercial and Recreational Facilities; Visual
Resource and Special 'Communities; Energy and IndustriaL Expan-
sion Alternatives.

An integral part of the community planning process was a program
of public participation. This included, general public work-
shops and meetings, North County Citizens Advisory Committee
(CAC).meetings, CAC Harbor and Industry Development Sub-
Committee meetings, And Technical Advisory Committee meetings on
specialized topics. A particularly high degree of public
involvement was acheived at- several major public meetings held
during the planning period. One of these meetings was devoted
primarily to a mapping workshop in which attendants were asked
to draw their own plans for the community. A total of 10 plans
were mapped and no fewer than 275 comments were tabulated. A
great number of the ideas and comments articulated at this
workshop were used in developing the Community Plan for Moss
Landing.

5.21 LAND USE, CIRCULATION, AND WASTE WATER TREAT14ENT

5.2.1 Land Use Proposa ls

@.The land use plan for the Moss Landing Community shown on Figure
2 illustrates the arrangement of land uses at the-time when the
community will be fully developed. The boundaries between land
uses shown on the recommended' p 1 an are intended to be exact in
most locations, particularly where land is developed now. In
undeveloped or unsubdivided areas, boundaries are approximate.

A. Coastal Dependent Industry

The industries located in Moss Landing are generally dependent
for their existence upon a location near the coastline, and as
such are considered "coastal dependent". These industries in-
clude commercial fishing, aquaculture, energy facilities and
manufacturing activities. Coastal dependent industries are
given priority by the Coastal Act over other.land uses on or
near the coast. The intent of this plan is that these coastal

dependent industrial facilities shall be en couraged to expand
within existing sites, and shall be allowed reasonable growth
consistent with the protection of the area's natural resources.
If impacts to sensitive natural habitats cannot be avoided by
future expansion of these facilities, then impacts must be
mitigated to the maximum extent feasible. Policies that support
this basic objective are contained in Sections 5.5 and 5.7.

1. Light Industry

Commerical fishing industries include canneries and fish
processing companies, boat storage and repair facilities,
marine supply stores, and other related facilities (i.e.
fueling stations, private launching ramps, used boat sales
businesses) located on the Island. Consolidation and up-
grading of some of these enterprises is currently planned,
and should contribute to improving the efficiency and site
economics of existing facilities. If such improvements are
encouraged, Moss Landing should be able to maintain a
reasonably strong commercial fishing base on the Island.
The plan also recognizes an existing need for some limited
c'ommercial development of uses such as a fishermen's
dormitory, cafe, etc., and flexibility in the plan is
envisioned to allow these uses. Long-term economic
uncertainties about commercial fishing make rapid future
growth of the industry seem unlikely. Because of this and
because most facility modernization can be accommodated on-
site, the land designated for Light Industrial use north of
the Moss Landing Marine Lab is considered adequate to meet
the needs of the commercial fishing industry until the
harbor is expanded. At such time, there may be need for
additional facilities to support the commercial fishing
industry. An area of land between the extension of Sand-
holdt Road and the channel is shown on the plan map as
"Light Industry" to provide for support facilities in the
event that the Old Salinas River Channel is ultimately
approved as the site for expansion of the harbor. The
development of industrial uses in this area shall not take
place until the harbor is extended into the Old Salinas
River Channel. This extention must be made consistent with
the provisions and requirements of section 5.3.

Currently, several companies engaged in commercial aquacul-
ture base their operations on the Island and use the
Elkhorn Slough as a propogation area. These companies have
located their buildings, which house offices, laboratories,
indoor growing tanks and other processing equipment, on the
Island. The plan encourages these uses by including them
among the uses appropriate in the "Light Industry" designa-
tion applied to the Island.

Due to the continued erosion of the shoreline of the
"Island" a comprehensive shoreline erosion plan for the
area should be developed to protect existing and future
development. This plan should be based on engineering

studies that address the stabilization of the entire length
of' the Moss Landing spit shoreline from the Moss Landing
Marine Lab to the South Jetty. It should involve the
cooperation of property owners, the Moss Landing Harbor
District, the County, the State, and other governmental
bodies, in the planning, financing, and construction
phases.

2. Heavy Industry

The only existing energy production facility in the Moss
Landing area is the PG&E thermal electric plant located on
the south bank of Elkhorn Slough and across Highway One
from Moss Landing Harbor. This plant has two cooling water
intake structures in the east branch of the harbor (outlet
of Moro Cojo Slough), with thermal discharges into Elkhorn
Slough north of the plant, and the ocean west of the@plant
and beyond Moss Landing Island.

There are seven steam turbine units With a total capacity
of about 2,113 Megawatts (MWe) at the PG&E Moss Landing
Power Plant. Units 1-5 are fueled by either natural gas,
or by fuel oil which is offloaded from tankers three-
fourths of a mile offshore, and employ six boilers for
powering. Units 6 and 7, activated in 1968, have a gross
capacity of 1,500 MWe and are similarly fueled and
equipped.

An assessment of options for upgrading and expanding the
PG&E power plant presented in, the Background Report on
Energy and Industrial Expansion Alternatives indicated that
future plans for modernization of the plant can be
accommodated on-site. Future use of coal or nuclear fuel is
not likely and not recommended in the plan. Minor modifica-
@ions of on-site parking facilities and circulation systems
is a future possibility. Utilization of an additional
transmission line easement is possible in the future, but
should be discouraged in favor of using the existing
transmission corridor due to undesirable impacts to
agricultural operations and to the scenic beauty of the
area. Recommended policies for upgrading energy facilities
and minor on-site land se and circulation changes consis-
tent with the preservation of adjacent wetlands habitats
and sensitive atural resources are presented in Section
5.7.

The major existing manufacturing industry is Kaiser
Refractories, located south of PG&E off Dolan Road and
Highway One. The Moss Landing plants produce magnesia and
refractory brick, using as raw material sea water from the
ocean and dolomite from the Natividad Quarry near Salinas,
thirteen miles away. The refractory brick production is a
coastal-related industry while magnesia production is
coastal-dependent.

As with the PG&E facility, major changes in the next twenty
years at Kaiser can be accommodated on-site. A primary
option available to Kaiser is the replacement of the
present gas and fuel oil as furnace fuels by refinery coke.
In addition, increased pressurized filtering of products
before firing would remove further water and decrease the
fuel requirement per pound of finished product. on-site
circulation system and land use changes are planned, and
primary access from Highway One will be closed and shifted
to Dolan Road. Major changes in primary access to PG&E and
Kaiser shall be approved only upon the condition that
comprehensive landscaping programs are completed around the
perimeter of all properties fronting on public roads.
Policy recommendations for the modernization proposals are
presented in Section 5.7.

B. Commercial

Two types of commercial land uses are designated on the plan
map. These are Recreation and Visitor-Serving Commercial and
General Commercial uses. The Coastal Act gives priority to
visitor-serving commercial uses, although this priority is lower
than that afforded coastal dependent industry. In addition to
the following discussion, section 4.3.6.E.4 of the plan should
be consulted.

1. Recreation and Visitor-serving commercial

This term is used to describe businesses that se'rve
primarily visitors rather than residents. Although an
absolute distinction between visitor-serving and neighbor-
hood type commercial uses is difficult to make, visitor-
serving uses would include businesses such as restaurants,
motels, service stations and antique shops.

The plan designates four areas strictly for visitor-serving
commercial uses. In the north harbor, visitor-serving
commercial uses are shown north of the Elkhorn Yacht Club
and harbor office. Appropriate uses for this area could
include restaurants and/or motels, with adequate on-site
parking, controlled access from Highway one, and appropri-
ate design controls to ensure that public views of the
north harbor are not obstructed. The plan permits up to
150 hotel/motel units based on available land and waste-
water collection system capacity. These shall generally be
provided by several smaller establishments not exceeding 30
units each. The area from what is now known as Skipper's
Seafood and the Harbor Inn north to Little Baja is also
designated for visitor-serving commercial uses, with
controlled access from Highway one and a frontage road.

In the South Harbor area, three visitor-serving commercial
areas are shown. The currently undeveloped area south of
the antique shops on the east side of Moss Landing Road is
designated visitor-serving commercial. The area at the

corner of Potrero Road and Moss Landing Road, which
includes a restaurant, antique, shop, liquor store and
fishermen's supply store, and the property fronting on
Highway One between Moss Landing Road and Moro Cojo Slough
are also designated for visitor-serving commercial use.

2. General Commercial

General Commercial uses are shown on the plan map on both
sides of Moss Landing Road. This designation-provides the
opportunity to combine commercial and residential uses.
Antique shops, the Moss Landing Post Office and historical
buildings such as the Pacific Coast Steamship Company, lend
a special character to this area and should be preserved
and upgradedi opportunities for providing a motel, a small
neighborhood grocery store and low-cost rental housing
units exist on undeveloped or underdeveloped parcels in
this area. Appropriate design and setback standards should
be applied as a means of providing relief from "strip"-
development that can be an aesthetic nuisance to the commu-
nity. Design standard suggestions are presented in Section
5.6.

C. Residential

Very little residential development exists in Moss Landing.
Although a significant market exists for lower priced rental
units, available locations without environmental or topographi-
cal constraints are limited. ' Low density and medium density
housing- are the two residential categories shown on the plan
map.

1. Low Density (0.1 to 0.4 uni ts per gross acre)

Low density housing development is shown for the undevel-
oped areas near the end of Potrero Road and on the hillside
overlooking the old Salinas.River Channel. Such development
should be clustered to maximize .preservation of trees and
open areas and minimize,negative effects of heavy grading.

2. Medium'Density (1 to 4 units per gross acre)

Medium density housing is shown for the developed residen-
tial area on Potrero Road, and f or an area on Moss Landing
Road north-of the cemetery.

3. High Density (5 to 15 units per gross acre)

No high density residential, development is shown on the
plan. However, the general commercial use areas shown on
Moss Landing Road provide opportunities to combine commer-
cial uses and high density residential development.

D. Resource Conservation

Protection of sensitive resources, plant communities and animal
habitats is emphasized. This land use is applied to wetlands
and dunes and the old Salinas River under the Wetlands and
Coastal Strnad category. Only very low intensity uses and
supporting facilities compatible with protection of the resource
are allowed. Uses would include low-intensity recreation, edu-
cation and research. In designated wetland areas, aquaculture
is permitted.

E. Agriculture

Preservation of agricultural lands is a major priority of the
Coastal Act and is ensured in this plan by designating all lands
in agricultural production, or suitable for such use, as "Agri-
cultural Conservation" and by setting aside considerable other
lands for aquacultural use.

1. Agricultural Conservation

Agricultural Conservation areas designated on the map are
lands north of Bennett Slough and areas between Elkhorn
Slough and the PG&E property. These areas should be pro-
vided maximum protection against development to maintain
consistency with the agricultural policies of Section 2.6.

2. AgRaculture

Aquaculture, defined in the California Aquaculture Develop-
ment Act as, 11 ... The culture and husbandry of aquatic
organisms, including but not limited to, fish, shellfish?
mollusks, crustaceans, kelp, and algae" is an agricultural
industry that is growing rapidly in many parts of the
world.

Aquaculture is shown as an appropriate use for certain
areas of Elkhorn Slough., Aquaculture facilities in these
areas are limited to non-structural development such as
ponds or basins, piers, walkways, or minor storage facili-
ties for tools. Aquaculture processing buildings are to be
located in Light Industrial areas. Reasonable growth of
aquaculture .operations with appropriate mitigation to
prevent disturbance of marsh and Clapper Rail habitat is
compatible with the basic Resource Conservation designation
of this area.

F. Recreation

1. Scenic and Natural Resourge Recreation

Low-intensity recreational and educational uses that are
compatible with the natural resources of the area and
require a minimum level of development, accommodate basic
user needs, and necessitate minimal alteration of the

natural environment are appropriate. uses may include
general beach use, hiking, fishing, picnicking, nature
studies and horseback 'riding. The only facilities contem-
plated are improved parking and restrooms at Moss Landing
and Salinas River State Beach, and at fish cleaning
facilities at Moss Landing State Beach.

2. Outdoor Recreation

Moderate-intensity recreational use with accompanying
facilities compatible with the recreational and natural
resources of the site are appropriate. , In addition to the
uses permitted in the Scenic and Natural Resource
Recreation category, facilities may include tent and
recreation vehicle campgrounds, improved restrooms, and
fish cleaning facilities.

G. Special Treatment

The "Special Treatment" designation is intended to facilitate a
comprehensive planned approach towards developing specifically
designated properties. Particular attention is to be given
towards siting and planning development to be compatible with
existing resources and adjacent land uses.

The property on the north side of Potrero Road bordering the
east bank of the Old Salinas River is designated for Outdoor
Recreation special Treatment. The primary land use f or this
property is Outdoor Recreation with an emphasis on a recreation
vehicle park. A secondary, alternative use for this property is
medium-density housing. An open space buffer strip not to
exceed 201 in width shall' be established on the property 'along
the north'side of Potrero Road to protect adjacent agricultural
operations. When combined with the County road right-of-way and
the agricultural service road this will result in a total buffer
width of 1101.

The "Special Treatment" designation is also used to indicate the
area of the Old Salinas River Channel proposed for development
for harbor purposes and adjacent land proposed- for Light Indus-
trial uses and Harbor Facilities. This "Special Treatment" area
is one of four locations. that will be considered as a potential
site for harbor expansion. Prior to any development of the
harbor in'the Old Salinas River Channel certain interim uses may
be permitted as described in H.4. below.

H. Public/ouasi-Public

Three public/quasi public uses are shown.. These include educa-
tional/scientific, harbor facility and cemetery designations.

Education/Scientific

Two facilities given this designation are the Moss Landing'
Marine Lab and the school district of f ice building on Moss
Landing Road. Future redesign and expansion of Moss
Landing Marine Labs shall not be permitted to encroach upon
sensitive dune habitats south of the existing site.

Cemetery

The Moss Landing Cemetery is shown on the plan map on Moss
Landing Road.

3. Harbor Facilities

This designation applies to the Harbor District office
area, land south of the Sandholdt Bridge, and land in the
North Harbor proposed for harbor support facilities.
Facilities in the South Harbor adjacent to the new berths
would include a parking lot, restrooms and staging areas.
If enough space exists, a harbor maintenance facility would
be developed in this area. Unused lands near the Harbor
District office would be used for additional dry storage,
possible overnight parking, and the harbor maintenance
facility if space constraints prohibit its development in
the harbor support area south of the bridge. Public
facilities in the North Harbor would include a boat
launching ramp, additional dry storage areas, and restroom
facilities for non-yacht club members. Policies pertaining
to harbor support facilities are contained in Section 5.3.

4. Plan Alternatives for South-Harbor Area

It should be kept in mind that the future expansion of Moss
Landing Harbor into the old Salinas River Channel discussed
in Section 5.3 is an important factor in determining the
kinds of land uses that would be appropriate adjacent to
the channel. Accordingly, properties on the west bank of
the channel have been designated for Light Industrial use
to support the harbor, and Harbor District property along
the east side of the channel has been designated for
parking and restrooms. The replacement of Sandholdt Bridge
with a new crossing is also based upon future expansion of
the Harbor into the Old Salinas River Channel.

If ultimately the Old Salinas River Channel is not used for
harbor expansion then changes ini the proposed circulation
system and the land use plan will be needed. The new
crossing over Old Salinas River channel shown on Figure 2,
would not be necessary, and would not be constructed. The
existing circulation system that provides access to the
Island via Sandholdt Bridge would be retained unless Sand-
holdt Bridge is too expensive to repair or reconstruct. in
this case an alternative access route to the Island would
need to be developed.

Land on the west bank of the channel, south of the Marine
Lab and designated Light Industrial in order to support
harbor expansion into the channel, would not be appropriate
for Light Industrial use and would need to be changed to
other designations. A combination of Resource Conservation
and Scenic and Natural Resource Recreation may be most
appropriate uses for the area and would be consistent with
similar properties adjacent to the south. These are also
.considered -appropriate interim uses for private beach pro-
perties until the South Harbor is expanded south of Sand-
holdt Bridge.

Any change in the Plan, however, concerning either harbor
expansion, related land uses, or the circulation system can
only be made through public hearings before the Monterey
County Planning Commission and Board of Supervisors and
with approval of the California Coastal commission. , The
community, property owners, and affected agencies will
participate in the process of revising the plan if this
bebomes necessary.

5.2.2 Circulation

The primary transportation emphasis of the Coastal Act is to
preserve highway capacity for coastal access and coastal depen-
dent -land uses. In this context the plan shows improvements to
Highway One and recommends' a reduction in the number access
points from the highway to minimize hazardous and congested
conditions. Needed parking facilities are also proposed.
Pedestrian access is discussed in. item E. below 'and in section
5.4.

A. Hicrhway One

Highway One should be improved as a four lane divided scenic
,highway. Access points to Highway One shall be consolidated and
limited to Jetty Road, Dolan Road, Moss Landing Road and Potrero
Road.

B. County Roads

The County roads shown on the land use plan map are Jetty Road,
Moss Landing, Dolan Road and Potrero Road. These are shown as
two-lane roadways with the access improvements to Highway one
discussed above. In order to minimize the access points to
Highway One in the North Harbor area, a frontage road with a
single access point should be developed to serve the yacht club
and present and future commercial uses.

C. Sandholdt. Bri!;Lge

As part of the long-term expansion plan for the harbor, Sand-
holdt Road would be extended about 1,000 feet south of the
Sandholt Bridge on the west side of the Old Salinas River
Channel by purchase of private property. The bridge would be

89.

removed. A new embankment cross ing of the river would be
constructed with access provided from Moss Landing Road, and
from Sandholdt Road to the -north just west of the existing
bridge. These are shown as proposed circulation system improve-
ments on Figure 2.

Should the planned harbor expansion into the Old Salinas River
not be implemented, access to the spit will remain dependent
upon the existing one-lane Sandholdt Bridge, the maintenance of
which is becoming an increasingly expensive problem. Replace-
ment of the bridge would be even more expensive barring
assistance from some federal program or some other outside
source. The plan recognizes the economic problems of retaining
a bridge at the existing location and further recognizes that
such pressures on public funding may eventually force abandon-
ment of the bridge crossing. New access would then need to be
provided to the Island, consistent with other LCP policies.

D. Parking Facilities

Locations for improved parking facilities are shown on Figure 4
for the North Harbor area. It is recommended that the improved
parking area to be located between the Sand dunes and Bennett
Slough at the curve of Jetty Road be, limited to not more than
100 spaces. Consistent with access policies in Chapter 6,
parking improvements shall be made only upon completion of more
detailed management plans for. the area by the State Department
of Parks and Recreation. Care should be taken during develop-
ment of parking at the Jetty Road curve, to avoid filling the
Bennett Slough wetlands or disrupting wildlife and shorebird
habitat.

The potential for parking improvements should be studied at "the
opening" a popular parking area mid-way along Jetty Road where
there are no longer any dunes remaining and where there is easy
beach access.

Up to 150 improved parking space should be provided at the end
of Jetty Road where there is ample area for a paved turnaround,
or loop t 'o assist circulation. When these improvements have
been made it will be desirable to limit parking along the
shoulder of the road.

Parking improvements are proposed for the. South Harbor area.
The existing Cal Trans Park and Ride facility is shown on the
west side of Highway One near Dolan Road. Future parking is
also shown at the South West corner of Moss Landing Road North
and Highway One, and near the South intersection of'Moss Landing
Road and Highway One. General upgrading of the existing parking
area at Salinas River State Beach is also needed.

E. Pedestrian Access

Access improvements to and along the Shoreline within the Moss
Landing Community Plan area are described in Chapter 6 and are

shown on Figure 6. Figure 3 and 4 provide additional illustra-
tion of existing and proposed access opportunities. The small
scale of the central community area generally encourages
walking, although the lack of sidewalks on Moss Landing Road or
Sandholdt Road require caution on the part of pedestrians and
drivers. It will be desirable to require sidewalks to be
installed on Moss Landing Road as part of future development,
because this will continue to be the primary focal point @of
visitor oriented commercial development. If in the future Sand-
holdt Bridge is replaced a pedestrian walkway should be provided
separate from the roadway.

F. Public Transit

Public transit stops are shown on the west side of Highway one
near Dolan Road, and at the Jetty Road/Highway One and Potrero
Road/Highway One intersections. Public transit is provided in
the North County by Greyhound and Monterey-Salinas'Transit, and
a new route is planned between Watsonville and Salinas via
Highway One. Commercial, recreational and industrial facilities
are not currently served in Moss Landing. Designation of new
stops and improved scheduling would provide better service to
the beaches and to the island.

5.2.3 Wagtewater Treatment
The California Coastal Act of 1916 sets criteria for expansion
of urban areas and allocations of the capacities of public works
facilites such as wastewater collection and treatment facilites.

The Moss Landing County Sanitation District was formed in
response to the ban on installation of additional septic systems
ordered by Monterey County and construction of wastewater
collection lines and a main transport line from Moss Landing to
Castroville are planned. The wastewater collection project will
collect effluent from the residences and commercial establish-
ments in Moss Landing and transport it to the Castroville waste-
water treatment plant or the proposed regional plant in Marina.
Collection service will include the Moss Landing Mobile Manor
and the residential area along Struve Road in addition to the
central Moss Landing Community. The industrial facilites of
Kaiser and PG&E are not included in the service area. These
facilites have adequate wastewater treatment and disposal
systems. While all domestic wastewater would be collected in,
Moss Landing, aquaculture and fish processing industries would
probably continue to discharge their processing wastewater in
other manners.

The design capacity of the Moss Landing wastewater collection
system is about 105,000 GPD average daily flow. The current
amount of wastewater generated in Moss Landing that would be
collected is estimated to be about 66,500 GPD. This leaves a
potential remaining capacity of 38,500 GPD to serve all new
uses. However, no capacity is presently available at the
Castroville treatment facility to treat effluent from Moss

MOSS LANDING
STATE BEACH

..... ...... .1 . . . . . . . . . . . . . . . .

MOSS LANDING

JO
MORQ_@@rcl

INDUSTRIAL- PUBLIC/
Coast Dependent OUASI-PUBLIC RECREATIONAL
If LIGHT HARBORS SCENIC &NATURAL
FACILITIE RESOURCE RECREATION
HEAVY EDUCATIONAL- OUTDOOR RECREATION
El SCIENTIFIC
RESIDENTIAL CEMETERY RESOURCE CONSERVATION
[) SITY WETLANDS & COASTAL
LOW EN
2.5 _10 ACRES/UNIT AGRICULTURAL/ STRAND
MEDIU AGUACULTURAL
COM _4 UNITS/ACRE AGRICULTURAL ........ SPECIAL TREATMENT
MERCIAL CONSERVATION r .....
RECREATION AQUACULTURE
VISITOR SERVING
MOSS LANDING COMMUNITY PLAN GENERAL ------ = PROPOSED - - - URBAN SERVICE LINE
L ROAD
nt Adopted by the Monterey PROPOSED 4 ........ COMMUNITY PLAN
FIGURE 2 County Board of Supervisors LANE SCENIC BOUNDARY
April 28,19B2.
HIGHWAY
LAND USE PLAN IEET Amended May 19,1987.

Landing. A regional system is not yet functioning. Until the
Castroville facility is expanded or the regional system begins
operation, the wastewater collection system will not be able to
begin operation. Further, the planned expansion of the Castro-
ville treatment plant is sufficient to serve existing uses only.
Additional treatment capacity for Moss Landing will not be
available until the Castroville plant is expanded beyond
proposed levels, or a regional facility With higher capacity is
placed in operation.

Finally, the California Coastal'Commission, in approving permits
for the collection system, set conditions allocating capacity in
the collection line based on the priorities of the Coastal Act.
These priorities for wastewater service are as follows:

a) Existing uses within the service area.
b) Moss Landing State Beach,@ Salinas River State Beach.
C) New or expanded coastal-dependent industries within
the service area.
d) New or expanded essential public' services, basic
industries or recreational uses excluding the Struve
Road area, or minimum other uses'on vacant parcels in
the service area.
e) All other uses.

5.3 60MERCIAL FISHING & RECREATIONAL BOATING FACILITIES

The intent of the Coastal Act with regard to commercial fishing
and recreational boating is that-increased use of coastal waters
for these purposes shall be encouraged. As a coastal dependent
industry, commercial fishing facilities are given the highest
priority for development on or near the coastline. Similarly,
development of land-ba8ed facilities., to' support recreational
boating is f avored over non-water. dependent land uses near the
coastline. However, Section 30233 of The Coastal Act is
specific concerning conditions under which the development or
expansion of harbors can occur when, it states: "The diking,
filling, or dredging of open coastal waters, wetlands,
estuaries, and lakes, shall be permitted . . . where' there is no
feasible@ less environmentally damaging alternative, and where
feasible, mitigation measures have been provided to minimize
adverse environmental effects, and' shall be limited to the
following: (1) New or expanded port, energy, and coastal-
dependent industrial facilities, including commercial fishing
facilities; (2) Maintaining'existing ' or restoring previously
dredged, depths in existing navigational channels, turning
basins, vessel berthing and mooring areas, and boat launching
ramps; (3) In wetland areas only, entrance channels for new or
expanded boating facilities; and in a degraded wetland,
identified by the Department of Fish and Game . . . for boating
facilities if, in conjunction with such boating facilities, a
substantial portion of the degraded wetland is restored and
.maintained as a biologically productive, wetland; provided,

however' that in no event shall the size of the wetland area
used for such boating facility, including berthing space,
turning basins, necessary navigation channels, and any necessary
support service facilities, be greater than 25 percent of the
total wetland area to be restored." Thus, the legislative
intent is to allow reasonable expansion of commercial fishing
and recreational boating facilities consistent with maximum
preservation of sensitive natural resource areas and wetland
habitats.

For the entire Moss Landing harbor, demand for commercial and
recreational boat berths and related facilities far exceeds the
available supply in the existing harbor area. Even maximum
expansion of the South Harbor would not entirely satisfy this
demand. Efforts to make optimal year round use of available
berthing and support facilities particularily in the South
Harbor are constrained by peaks created by the cyclical nature
of the fishing industry upon which the planning process can have
little effect.

Nonetheless, some of the physical constraints on maximizing the
use of existing facilities can be addressed by land use planning
and harbor management measures. In the South Harbor for
example, the ability to intensify boat repair and fish
processing activities will be considerably improved when bulk-
heading work along the western shoreline of the south harbor is
completed. Similarly, optimal processing of fish catches is
limited by the lack of adequate unloading and work docks and the
capacity of some fish handling facilities. When dredging work
is completed, fish processing capabilities of certain docks will
increase. The limited supply of dry storage areas and under-
utilization of other areas that could be used for dry storage is
a further constraint on efficient use of existing facilities.

Another problem constraining efficient use of available
resources involves utilization of boat berthing space and slips
by inactive or unseaworthy vessels. This limits potential for
future use of space by vessels on the waiting list for berths in
the South Harbor.

Other problems in the South Harbor include:

- Adequacy of boat launching ramps or hoists for sport
fishing and recreational boats.
- Adequacy of boat fueling facilities.
- Compatibility of commercial fishing industry support
requirements with the increasing demand for sport fishing
and recreational boating berths and facilities.
- Adequacy of parking facilities, traffic conflicts and con-
gestion on "the Island'.
- The one lane Sandholdt Bridge limits efficient access to
and from the island.

In addition to these factors, Highway One capacity constraints
and hazardous traffic conditions, as well as limited future
sewer capacity, will have an effect on the degree to which
commercial fishing support facilities and industries in the
South Harbor can expand. It is expected that upgrading of
existing uses can be accommodated by the proposed sewer pipeline
facilities for Moss Landing. The proposed sewer facilities may
not be able to support development of a new fish processing
company or some other intensive water user. Private financing
for sewer expansion may be possible.

The most significant opportunity for increasing the number of
commercial boat berths is the eventual expansion of the South
Harbor. The Moss Landing Harbor District, with assistance from
the U.S. Army Corps of Engineers has studied a variety of
alternatives for harbor expansion and has. concluded the only
financially feasible option is to extend the existing South
Harbor approximately 1000 feet south of the Sandholdt Bridge -in
the Old Salinas River Channel. This will require removal of
Sandholdt Bridge and the construction of a new crossing over the
channel at the south end, of the extended harbor, as shown on
Figure 2. Extensive dredging will also be required in the
wetlands,of the Old Salinas River Channel. Before this work can
be undertaken, the Coastal Act requires that the State Depart-
ment of Fish and Game make the finding that the area is a
degraded wetland. Considerable wetland restoration will be
required to serve as mitigation for the use of the Old Salinas
River.Channel. The resolution of the environmental issues
involved and successful expansion of the harbor will necessitate
a cooperative effort by the Moss Landing Harbor District, the
Department of Fish and Game, the U.S. Fish and Wildlife Service,
the Corps of Engineers, and the California Coastal C ommission.

Constraints in the North Harbor include a lack of restroom
facilities for non-yacht club members; lack of a boat ramp
and/or hoist for use by recreational boaters without berths;
limited dry storage andparking areas; and uses of property for
purposes that may conflict with recreational and visitor-serving
uses dependent on locations adjacent to the harbor. Bank
erosion adjacent to the North Harbor 'master Office, has prevented
maximum utilization of this area for harbor-related purposes.
Expansion is limited ultimately by basin dimensions. However,
when retaining walls are developed and dredging is completed
along the shoreline, additional slips or other harbor support
uses may be possible.

5.3.1 Key Policy

The County encourages the maximum development of commercial
fishing and recreational boating facilities at Moss Landing;
consistent with the conservation of the area's wetlands, dunes
and other natural resources.

Phase I Marsh Restoratio
SPECIFIC POLICY 14

Phase 1:
Maximize
Use of
ExIstIng SLGU6H
Harbor Argo
SPECIFIC
POLICIES 1-13 0,@

)VOWEREY
SAY

Phase R:
Expand Harbor
Phase 1:
Marsh Restoration
SPECIFIC POLICIES
5 &16 SPECIFIC POLJCY@14
X1.
5toIJ6

cu@ PHASEI AREA

PHASE U AREA

NEW ROAD

MOSS LANDING COMMUNITY PLAN
Proposed Harbor Development Phasing 0 ont
Program
FIgure3

5.3.2 General Policies

1. Commercial fishing facilities shall be protected and, where
feasible, upgraded. Commercial fishing shall have priority
f or berthing space in the South Harbor, and recreational
boating facilities shall not interfere with the needs of
the commercial fishing industry.

2. optimum use of the exi.4ting harbor area and expansion of
the harbor should be compatible with conservation of the
-most sensitive and viable wetlands.

3. Due tolimited capacity of Highway One and Sandholdt Roadf
priority should be given on the island to expansion of
commercial fishing industries and facilities that generate
low volumes of traffic. Some flexibility should be main-
tained for other development on the island that directly
serves people engaged in those above industries and would
not be suitably located in other areas of Moss Landing.

4. Use of existing land-based facilities that support commer-
cial boating should not jeopardize the protection of public
access to the shoreline.

Use of existing piers for access and recreational purposes
should be encouraged when compatible with commercial
fishing uses.

5.3.3 Specific Policies

The specific policies that follow set forth a two phase harbor
improvement program that stresses maximizing the use of existing
resources and restoring wetlands habitats before expansion
occurs. Figure 3 illustrates the location of improvement
measures discussed in the following policies.

Harbor DevelORment - Phase 1

1. Encourage the conversion of underutilized or unused parcels
on the island to land uses that are supportive of the
commercial fishing industry and aquaculture.

2. Legal remedies should be investigated to prevent berthing
of unseaworthy boats in the harbor and abandonment of boats
in dry storage areas.
3. Bulkheading to prevent 4@rosion* and to maximize use, of
available shoreline should be provided along the west bank
of the South Harbor.

4. The capacity of dry dock storage areas should be increased
when needed and new dry storage areas should be developed.
Measures should be taken to ensure that grading and
surfacing work performed to provide additional capacity
will not adversely affect water quality in the harbor.

5. Provision of an additional boat fueling facility should be
considered.

6. The Sandholdt. Pier should be considered for renovation as a
fishing pier.

7. An additional boat launching ramp or hoist should be
provided. A possible location would be in the North Harbor
just south of the Elkhorn Yacht Club.

8. Develop a retaining wall or bulkhead along the eastern bank
of the North Habor adjacent to the Harbor offices as a
means of preventing further erosion and improving berthing
capacity.

9. On-site parking facilities shall be provided by private
developers to satisfy demand generated by upgrading land
uses on the island. Development of a public facility
parking should be considered for a location near the north-
west end of the island.

10. Methods to improve tidal flow and sediment transport from
the North Harbor as a means of improving capacity of the
North Harbor to accommodate additional berthing facilities
and minimize the need for dredging should be studied. One
possible method would be expansion of the existing culvert
under Jetty Road.

11. Priority shall be given to developing recreation and
visitor-serving commercial uses in the North Harbor area
and improving public recreational boating facilities.

12. Upgrading and development of recreational boating support
facilities should not jeapardize conservation of sensitive
mudflat habitats in the North Harbor.

13. Additional restroom facilities should be provided in the
North Harbor area.

14. A comprehensive wetland restoration program shall be under-
taken as mitigation for the expansion of the harbor area
(phase 2) as required by Sections 30233 and 30411 of the
Coastal Act. Designation of the wetland areas to be
restored and the extent of restoration necessary, has not
been determined by the affected agencies at the time of the
certification of this plan. However, Bennett Slough, Moro
Cojo Slough, and Old Salinas River are potential restora-
tion areas. The State Department of Fish and Game, U. S.
Fish and Wildlife Service, the Coastal Conservancy and the
U. S. Army Corps of Engineers should be consulted and a
habitat evaluation conducted, if necessary, to determine
the measures required to implement this program.
Mitigation measures might include such things as a new tide
gate to control tidal flushing under Moss Landing Road,
upstream Moro Cojo Slough flood control measures and

widening of the Bennett Slough culvert. Completion of the
wetland restoration program must be attained before harbor
expansion in the Old Salinas River is allowed. Former
wetlands that have been.diked off from tidal, influence but
not filled should generally receive priority for
restoration over diked and filled wetlands.

Harbor Development Phase 2

15. After optimal use of existing facilities is made and the
wetland. restoration program is completed, expansion of the
Harbor using the feasible least environmentally damaging
alternative should be encouraged. Environmental impacts of
harbor expansion must be mitigated to the maximum possible
extent. All feasible road construction measures should be
investigated to minimize damage to the sand dune habitat.
Prior to.extension of Sandholdt Road, a dune restoration
program should be developed in cooperation with appropriate
agencies and property owners. This program should under-
take the restoration of degraded dunes adjacent to the
extended road by replanting with native vegetation and the
installation of fences or other means of controlling public
access between the road and the dunes.

16. Additional land-based harbor support facilities should be
provided following any exp 'ansion of the harbor. Figure 2
designates-the Harbor Distric*t property on the east side of
the Old Salinas River Channel for the development of harbor
support facilities that will include. parking and restrooms.
On the west bank of the channel Light Industrial develop-
ment is proposed between Sandholdt Road and the bank.

5.4 RECREATION AND PUBLIC ACCESS

A major reason for the passage of the Coastal' Initiative
(Proposition 20) in 1972 was to ensure preservation of access to
the coast and,protection of coastal recreation resources. one
of the principal goals of the. Coastal Act of 1976 is to
"maximize public access to and along the coast and maximize
public recreational opportunities in the coastal zone consistent
with sound resource conservation principles and constitutionally
protected rights of private property owners".

At Moss Landing State Beach, problems with sand blowouts,
littering, fires 'in the dunes, crowded parking conditions,
congestion along Jetty Road, and illegal camping, limit the
aesthetic appreciation and quality of the recreational
experience. Uncontrolled access to fragile sand dunes are
resulting in trampling of dune vegetation and severe damage to
the dunes themselves. Similar problems exist at Salinas River
State Beach and the sand dunes south of the Marine Labs.

overall, the lack of adequate management and public facilities
at the two state beaches is a pressing problem in urgent-need of
correction. Improved parking facilities and restrooms are
needed at both beaches. other facilities needed at Moss Landing
State Beach include fish cleaning tables, fire pits and bicycle
racks. Finally, the lack of adequate public transit service to
the two state beaches limits the degree to which either facility
can be used and appreciated by those dependent upon public
transit services.

Opportunities for public access to the Island Beach are limited
by inadequate parking and capacity constraints of Sandholdt Road
and Bridge, as well as by the developed character of this area.
Other areas where opportunities for improved public access and
low intensity recreational use are Bennett and Elkhorn Sloughs.
The Moro Cojo Slough, by virtue of its proximity to Highway one,
represents a potential recreational opportunity that could be
appreciated by the'public in addition to the areas above.

5.4.1 Key Policy

The Moss Landing Community contains a variety of sandy beaches,
dunes, estuaries and wetland habitats which offer diverse
recreational opportunities. In the spirit of the Coastal Act,
public access to these areas shall be provided. However,
conservation of the sensitive natural resources of the coastline
is an even higher priority. It is the County's policy to
encourage an optimal level of development of recreation and
public access opportunties consistent with the conservation of
sensitive natural resources of Moss Landing.

5.4.2 General Policy

General policies on shoreline access and development of
recreation and visitor-serving facilities contained in other
chapters of this plan are incorporated by reference in the Moss
Landing Community Plan. These policies emphasize permanent
protection of major access points and property management by
appropriate public agencies. New access and recreation areas
should be guided by detailed management plans, and the rights of
residents and property owners should not be jeopardized by
irresponsible public access. Low and moderate cost recreation
and visitor-serving facilities are preferred to higher cost
facilities.

5.4. 3 Specific Policies

Specific public access and recreation policies that follow are
presented according to a priority system that emphasizes
improving existing facilities before new access and recreation
opportunities are opened. These priorities are illustrated on
Figure 4.

100

PRIORITY 2:
SPECIFIC POLICY 9

PRIORITY 2:
SPECIFIC
POLICIES
xj
5&7 PRIORITY 2:
SPECIFIC POLICIES:

6&8

100 SPACES (APPROX.)

50 SPACES
PRIORITY 1: (APPR SLOU6H
SPECIFIC
IL
POLICIES
1,3,4,5

ISO SPACES
2: C4
(APPROX.)
SPECIFIC POLICY
11

molvrcRry
RAY

PRIORITY 2-
SPECIFIC
PRIORITY 2:
POLICIES
9&10 SPECIFIC,/,--- -St.01jr,14
POLICIES
6&7

Restrictive Fencing
Y 1: CO & Replanting
.PRIORIT
FIC
SPECI . . . . . . . . . . . Parking Ai, Controlled
Pedestrian Access
POLICIES
%*Fire Rings
2-5 Fish Cleaning Table
Restrooms Transit Stop
Footpath Park & Ride

MOSS LANDING COMMUNITY PLAN
Public Access and Recreation

Figure 4

Prioritv 1

1. First priority should be given to improving recreational
facilities and reversing the degradation of sand dune
habitats at Moss Landing State Beach. To accomplish this
objective, a management program should be developed that
includes the, provision of restrooms, firepits, fish
cleaning facilities and improved parking areas with
controlled pedestrian walkways to and over the dunes.
Protective fencing and replanting of the dunes with native
vegetation should be instituted. This will be accomplished
by the California Department of Parks and Recreation
generally. as illustrated in Figure 4, and as further
discussed in Section 4.3.6 C and Chapter 6 of this plan.

2. A management and restoration plan similar to that for Moss
Landing State Beach, should be developed for Salinas River
State Beach. The parking area at the end of Potrero Road
should be improved to accommodate increased access to the
beach.

3. Increased -supervision of Moss Landing and Salinas River
State Beaches should be provided by the State Department of
Parks and Recreation and the Monterey County Sheriff's
Department.

4. Educational displays and signs alerting visitors to the
fragile nature of the dune environment and directing them
to controlled -accessways should be posted at major access
areas at the two state beaches.

5. Improved bus scheduling to allow more frequent transit
service to the state beaches and commercial center should
be provided.

Priority 2

6. Consistent with the General Policy, the second priority for
provision and improvement of public accessways should
include Bennett Slough, Elkhorn Slough, Moro Cojo Slough,
the Island beach, and the sand dunes south of the Moss
Landing Marine Labs.

7. Controlled public access to Moro Cojo Slough and Bennett
Slough should be provided after the wetlands restoration
programs for these areas have been successfully
implemented. Accessways should not infringe upon sensitive
natural habitats. Provision of boardwalks constructed of
permeable materials should be favored over foot trails
where the potential for damage to wetlands habitats exists.
Access to Moro Cojo Slough, including an improved parking
facility, should be provided via Moss Landing Road and from
the parking lot near the intersection of Moss Landing Road
North and Highway One. Access to Bennett Slough, with
education displays and viewing areas, should be provided

102

via Jetty Road. Visual access shall also be maintained to
these wetland areas.

8. Management responsibility for recreational use of the
Elkhorn Slough area should be actively assumed by an agency
or agencies with recreation management capabilities.

9. The State Department of Parks and Recreation is encouraged
to evaluate the desirability of acquiring dune and beach
properties at such time as they are offered for sale by the
owner. A dune restoration program should be established,
including protective fencing, replanting with native
vegetation, and boardwalks constructed of permeable
material to link parking areas, and access sites with the
shoreline. Controlled access points should be clearly
marked, and educational displays developed to inform the
general public about fragile dune habitats. The develop-
ment of a dune habitat interpretive center should also be
considered.

10. The potential' for coastal dependent, low intensity recrea-
tional and educational use of the Old Salinas River Channel
area should be studied.

11. Adequate on-site parking and public access to the beach
should be a condition of development permit approvals on
the Island.

5.5 ENERGY FACIL ITIES AND INDUSTRIAL DEVELOPMENT

Coastal. dependent industries are given priority by the Coastal
Act over other developments on or near the coastline. PG&E and
the Kaiser facilities may expand within their existing sites in
accordance with local air pollution control regulations and if
consistent with the preservation of natural resources and
sensitive wetland habitats. special protection against the
spillage of crude oil, gas, petroleum products, or other
hazardous substances related to coastal dependent facilities
must also be provided.

Reasonable options for upgrading and modernizing energy
production and industrial facilities at PG&E and Kaiser
Refractories, will not involve construction of off-site
facilities. Future changes may include installation of 135
employee parking spaces just north- of the main administration
building, and closing the main entrance gate on Highway one and
channeling all traffic to the access gate on Dolan Road.
Modernization plans for Kaiser call for relocation of the main
point of access to and from-the plant off Highway one to Dolan
Road.. Administration buildings and truck shipping/receiving
areas will be reloc iated to this area, and construction of
additional process waste storage ponds is anticipated. If PG&E
marine terminal expansion occurs, some short-term construction-

103

related impacts to Moss Landing State Beach and potential longer
term impacts from construction of terminal support facilities
could occur.

Conversion of the PG&E plant to alternative technologies such as
coal, nuclear, or biomass fuels is highly unlikely. However,
the California Energy Commission has identified this site as a
potential site for a 500 megawatt coal-fire power plant. Use of
natural gas and oil will continue as the main fuel source for
the@ plant. Kaiser has recently requested that gas and fuel oil
be replaced by refinery coke as furnace fuels. This will result
in increased particulate sulfur dioxide and nitrogen oxide
emissions.

Entrainmdnt and impingement impacts to marine organisms in
general are currently generated by the PG&E power plant cooling
system. Based on analysis contained in PG&E's reports to the
Regional Water Quality Control Board, these impacts by the
cooling system are considered insignificant in terms of overall
effect on the phytoplankton community in the Moss Landing
vicinity. However, the results of studies currently being
prepared for EPA will provide additional detail and analyses of
impingement and entrainment impacts.

Increased power generation from the older existing steam turbine
units 1-5 at PG&E, through replacement of boilers with higher
efficiency turbine units, for higher temperature and pressure
steam operation, would increase the rate of fuel consumption and
therefore of uncontrolled emissions of sulfur oxides and
nitrogen oxides. Although there are no firm plans for
construction of additional units at PG&E, if future gas turbine
units were added in a combined cycle configuration, the
resultant higher utilization rates for units 1-5 would be.
associated with increased entrainment and impingement of
organisms from Moss Landing Harbor and increased thermal
discharge to Elkhorn Slough.

If the sale of OCS Leases occurs in the future, the risk of oil
spills and their attendent biological impacts to Monterey Bay
will increase, and some growth inducement related to onshore
support facilities and crews may occur in Monterey County. OCS
Leases in the Santa Cruz basin will have the potential to create
significant adverse air quality impacts.
opportunities to use waste heat for-residential heating purposes
in Moss Land 'ing are limited. The two major potential uses are
for fish and shellfish processing and for the processing at
Kaiser Refractories. Short-run costs of developing insulated
waste heat lines from PG&E to Kaiser or the fish processing
plants may be prohibitive; however, long-term costs of this
alternative versus heat generation from other energy sources
should also be considered.

104

5.5.1 Key Policy

Existing coastal dependent industries in Moss Landing have
local, regional, statewide and, in some cases, national signifi-
cance. Accordingly, the county shall encourage maximum use and
efficiency of these facilities, and to allow for their
reasonable long-term growth consistent with maintaining the
environmental quality and character of the Moss Landing
Community and its natural resources.

5.5.2 General Policies

1. Coastal dependent industrial facilities should be encour-
aged to expand within existing sites before otf-site
expansion is considered. Commercial fishing activities and
aquaculture shall have priority over other types of coastal
dependent industrial uses in Industrial areas. The Kaiser
industrial facility at Moss Landing should be permitted to
expand within the existing site subject to conforming to
all other requirements of this plan, and other State and
Federal regulations.

2. Future expansion, improvement or other development includ-
ing fuels conversions at P.G.&E. or Kaiser Refractories,
and any other heavy industry in the area shall be@
considered in accordance with master plans for these
facilities. This master plan requirement shall not apply
to emergency or administratively approved developments
under section 30624 of the Coastal Act.' The master plans
shall be developed by the respective industries and
submitted to Monterey County for review and approval prior
to approval by the County of any required permits for these
industries. The master plans shall address the long range
development and operation of the facilities including
physical expansion and now construction, major operational
changes, changes in fuels or fuel delivery systems,
circulation or transportation improvements, electrical
power transmission, alternative development opportunities,
environmental considerations,- potential mitigation of
adverse environmental impacts and conformance to all other
policies of the North County LCP and other State and
Federal regulations. Subsequent to approval of these
master plans, permit requests not in conformity with the
master plans shall be considered only upon completion and
approval of necessary amendments to the master plan.

This general policy shall not be construed to require
disclosure in the master plans of trade secrets,
proprietary or confidential information, but only location
of buildings and other land use matters necessary for
planning purposes.

3. The least environmentally damaging alternative should be
selected for on-site modernization and upgrading' of
existing facilites. When selection of the least environ-

105

mentally damaging alternative is not possible for technical
reasons, adverse environmental ef fects of the preferred
alternative shall be mitigated to the maximum extent.

4. modernization and expansion of industrial facilities shall
be compatible with existing community land use patterns and
circulation system capacities, planning objectives, and
local air quality regulations in effect at the time of the
granting of such approval for said expansion by the
appropriate agencies.

5. Potentially hazardous industrial development shall not be
located adjacent to developed areas.

6. Any nuclear plants shall avoid disruption of environmental-
ly sensitive habitats and shall avoid seismic hazard areas.
conversion of heavy industries to coal technologies should
be highly discouraged. Use of coal as a fuel should be
considered only if other cleaner fuels become unavailable,
and there are no resultant adverse impacts on agriculture
and f ishing. Should this occur, the most effective air
pollution control technology available shall be utilized to
ensure minimum sulfur dioxide.

7. To reduce traf f ic hazards, Highway One access for PG&E and
Kaiser should be eliminated except in emergency. Major
access for each facility should be developed on Dolan Road.
This may require improvements to Dolan Road and Highway
One.

8. The responsible government agencies shall periodically
examine the effectiveness of PG&E's oil spill contingency
clean-up plans for both on shore and off shore areas. One
condition of possible future expansion of offshore tanker
terminal mooring facilities should be the demonstrated
effectiveness of oil spill contingency plans to minimize
the environmental effects of oil spills to the maximum
exent feasible. Maximum protection of Elkhorn Slough must
be provided.

9. The development of mariculture using existing warm water
discharge should be encouraged.
10. All new heavy industry shall be coastal dependent.

11. Due to sensitive agricultural, fishing, recreational and
environmental resources in the proximity of Moss Landing,
additional development of polluting heavy industry shall
not be permitted unless all adverse effects on these
resources are fully mitigated.

5.5.3 Specific Policies

1. 'Due to sensitive agricultural and environmental resources
in proximity of the PG&E and Kaiser plants which could be

106

damaged by coal conversion, the plant should continue
operation with the use of natural gas and oil fuels.

2. Methods should continue to be studied for improving
efficiency and air emission controls at the PG&E and Kaiser
plants by both the County and MBUAPCD.

3, In the event of future upgrading or modification of P G & E
generating units 1-5, consideration should be given to
continuing the cooling water discharge outfall for these
units into the slough at their historical discharge rate.
If the discharge rate is to be increased, environmental
studies should be undertaken to determine the effect.

4. Additional Kaiser process storage ponds shall be limited to
the area shown on Figure 5 and designed and located to
avoid any adverse effects to wetland areas and agriculture.
All feasible alternatives shall be examined to prevent loss
of wetlands.

5. In the event that conversion of the PG&E power plant to a
coal burning facility is necessary, effective mitigation
measures to minimize adverse effects to air quality, public
safety, agriculture, and acquaculture shall be required. A
safe disposal site for coal ash and collected air
pollutants shall be located away from inhabitated areas and
sensitive resources. Methods to reduce potentially signif-
icant environmental effects from runoff to an acceptable
level shall be incorporated into the power plant and
disposal site design.

6. Due to potential hazards related to geological conditions,
proximity to populated areas, land use conflicts, and
possible impacts on marine and, estuarine environments, the
PG&E site south of Potrero Road should not be considered a
suitable location for future development of a nuclear power
plant facility.

7. An atmospheric surveillance station shall be established in
the Moss Landing vicinity by the Monterey Bay Unified Air
Pollution Control District or the County. of Monterey to
monitor air pollution concentrations in addition to
pertinent meteorological parameters.

8. As a condition of issuance of development permits, to
industries with significant emissions, the County;of
Monterey shall require that an atmospheric surveillance
station be established in the Moss Landing vicinity. This
station should thereafter be operated by the MBUAPCD to
monitor air pollution concentrations in addition to
pertinent meteorlogical studies.

9. Further expansion of heavy industrial uses on the property
owned by PG&E west of Highway One and east of the Moss
Landing Harbor shall be limited to improvements or modifi-

107

S1. OJJGH

00
SPECIFIC POLICIES
1, 2, 4,6

P G.&
WkI

1,0
R
MONrEREY
8AY . . . . . . . . . . . . . . . .

0.
KAISER,

OLIGH
lamrigs
Pond
Proposed
expansion of
tailings pond
3
(aproximate)

SPECIFIC POLICY 5

SPECIFIC POLICY 7

. . . . . . . . . . . . . . New Main Entrance
. . . . . . . . . . . . .

MOSS LANDING COMMUNITY PLAN
Energy Facilities and'Industrial
Development
Figure 5

cations that are compatible with the road right-of -way and
visual policies of the plan.

10. Possible future development of a transmission line north
f rom the PG&E power plant shall be shown to be compatible
with research and educational use of the estuarine
sanctuary, and potential environmental effects shall be
reduced to an acceptable level before development is
allowed.

5.6 VISUAL RESOURCES AND COMMUNITY CHARACTER

The intent of the Coastal Act is that the scenic and visual
qualities of coastal areas should be considered and protected as
a resource of public importance with full consideration to
private property rights. Communities and neighborhoods that are
popular visitor destination points for recreational uses or have
highly scenic and historical features shall be protected and
enhanced by new development.

viewed from great distances, Moss Landing is one of the most
easily identifiable coastal communities in California. The 550-
foot PG&E stacks serve as a landmark 'feature that unmistakably
mark the location of the community from.any approach.

But the s ecial character and unique visual features of the
p
community are derived from more than its significant industrial
activities. Other factors also play a part, including its
status as an historical port and setting for cannery activities;
its cultural significance for scientific research; its striking
natural setting and abundance of marine life and shorebirds; and
its well-known collection of antique shops. The recreational
opportunities it affords make it a unique destination point for
an increasing number of visitors.

In summary, Moss Landing contains a diversity of natural and
man-made visual features that contribute to the . community's
strong vitality and special character. For the benefit of both
residents and those who come to work and play,, care should be
taken to preserve and enhance these important visual resources
as the community changes and grows over time.

@It is particularly important to recognize that the community
itself is composed of distinctly different areas that accomodate
the needs of different groups' of people pursuing 'varying
activities. The visual resources of these areas are different.
The policies that follow acknowledge this by giving protection
to specific natural and cultural resources as well as setting
forth some broad guidelines to be used by the County, when it
considers development proposals in the different areas of the
community.

109

The success of efforts to enhance the visual and scenic
qualities of the Moss Landing ultimately rest on the active
participation of the many public and private members of the
community and the support they can provide for the County. An
important recommendation, therefore, is that a design review
'committee be established to provide local guidance to the County
concerning the visual and aesthetic aspects of future develop-
ment of Moss Landing.

5.6.1 Key Policy

1. The County's objective shall be to conserve the unique
visual, cultural, and historic resources of Moss Landing to
the greatest extent possible while protecting private pro-
perty rights.

5.6.2 General Policies

1. To protect the visual resources of Moss Landing, develop-
ment should be limited wherever possible in scenic beach,
dune, estuary, and wetland areas consistent with the
resource protection policies of this plan.

2. The County should implement land use and zoning
designations to protect and enhance the unique natural and
cultural characteristics of the Moss Landing Community.

3. The County should maintain an identification survey and
inventory program of historical sites and should maintain a
registry program to protect and preserve historical land-
mark sites and districts.

4. As early as possible in the planning stage for a proposed
development project, the County shall identify any histori-
cal, architectural, archaeological or cultural resources
eligible for inclusion onhistorical registers which may be
located within the project's potential impact area. owners
of the properties containing those resources shall be
promptly notified. Guidelines for preservation,
restoration or adaptive use of designated historic sites
should be developed.

5. The IIHRII Zoning District Ordinance should be applied to
designated historical sites to ensure that new onsite
development is compatible with existing historical
resources and to maintain the special values and unique
character of.the historical properties.

5.6.3 Specific Policies

1. The highest priority should be given to preserving and
maintaining all fish handling and processing facilities on
the island. According to both the State Lands Commission
Charter for the Moss Landing Harbor District and the
Coastal Act mandate, it is imperative that commercial

110

fishing activities be protected.

2. Where the preservation of designated historical buildings
and landmarks is in jeopardy, the land, and resource should
be considered for acquisition by private or public
organizations with the capacity to properly manage and
supervise the property.

3. Design standards should be developed to address the most
essential factors in conserving the visual, historic, and
fishing port character of Moss Landing.

41. Scenic beaches, dunes, estuaries and wetlands should be
zoned with a district that only allows structures
associated with the recreational, educational and aquacul-
tural use of the areas. Procedures and standards should be
designated for review of the siting, design, landscaping,
and grading for any structures proposed in these areas,
including the proposed expansion of the harbor and its
associated public and private commercial development.

5. Elkhorn Slough s hould be officially designated as a State
Scenic Waterway, and its visual character should be
preserved.

6. Views of the Moss Landing community, harbor and dunes from
Highway 1 should be protected through regulation of land-
scaping and siting of new development adjacent to the
highway to minimize the loss of visual access.

7. A Moss Landing Community Design Review Committee shall be
formed to provide guidance to the County in the considera-
tion of development proposals. In cooperation with the
County, the committee should develop design review criteria
and standards to ensure that new development is visually
compatible with natural features,. historical resources, and
the unique character of - Moss Landing. Design standards
should include criteria regulating height, bulk, siting,
@tructural design, shape, color, texture and materials used
in new buildings, and should also address landscaping
requirements. Once developed, these criteria shall be used
by both the Committee and the County in reviewing develop-
ment proposals.

The following are suggestions to the Design Review
Committee in formulating design criteria for the various
areas of the community:

a) Recreational Boating/Visitor-Serving - Design stan-
'dards should enhance the recreational boating/visitor
serving/restaurant character of the North Harbor area.
To maximize views of the harbor, building heights
should be single and two story. Structures should be
small scale; the use of horizontal natural or painted
wood siding should be encouraged; if soil conditions

permit, utility lines for new structures should be
placed underground; unsightly storage areas should be
adequately screened and set back from the roadway; one
restricted point of access f rom Highway 1 should be
developed with a frontage road between the Highway and
commercial/restaurant facilities in this area; parking
areas should be upgraded.

b) The Island - Design standards should enhance the com-
mercial f ishing and historical cannery character of
this area. Building and bulk controls consistent with
the low-lying vertical character (1 and 2 stories) and
small scale of most of the buildings along the Island
should be developed. Wall material should be limited
to the use of natural wood for building facades near
the cannery buildings. The 11HR" Zoning District should
be applied to the canneries where feasible, and other
guidelines for preservation, should be applied as long
as they do not conflict with the use of the buildings
for commercial fishing purposes. Rehabilitation of
existing structures and new development should include
amenities for visitors such as pathways or boardwalks
to the shoreline; removal or screening of unsightly
storage areas. An off-street parking lot should be
considered at the end of the Island, and new develop-
ment proposals should provide off-street parking..

c) Moss Landing Road - Design standards should enhance
the antique shop and historical building character of
the Moss Landing Road area. Height and bulk controls
should be consistent with low vertical height (1 and 2
stories) and small scale of existing buildings. Wall
material should be limited to wood siding, and design
of new buildings should conform to the early American
character of existing buildings. Historical preserva-
tion status should be applied to the Pacific Coast
Steamship Company office. Utility lines should be
placed underground where feasible. Opportunities to
combine visitor serving commercial and residential
development (first floor commercial and second floor
residential) should be encouraged. Appropriate set-
back standards should also be developed.

112

6, PUBLIC ACCESS

6.1 INTRODUCTION

The public's right to shoreline access is ensured by the
provisions of the California Coastal Act. However, the Act
recognizes that public demand 'for access must be balanced
against the need for 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 residents and landowners. Finally, the Coastal Act
forbids new development from blocking public access to the
coast.

The most suitable 1 ocations for physical access along the North
County coast are already in public ownership or have been
traditionally used by the public. This area contains three
state beaches - Zmudowski,. Moss Landing, and Salinas River - and
the Salinas wildlife Area. The shorelines of the rivers,
sloughs, and estuaries are commonly adjoined by private lands in
agriculture or grazing. The only developed public access to
this type of shoreline is on Elkhorn Slough in Kirby Park.
Additional areas in private ownership that provide shoreline
access include sites along the Pajaro and Salinas Rivers and the
Bennett, Moro Cojo, and Tembladero Sloughs.

In general, adequate access points to the shoreline exist within
the North County area. There is a very real problem with the
quality of present access opportunities, however. Few developed
access sites or trails are to be f ound outside of the State
.beaches or Kirby Park. At many shoreline destinations parking
is available only at unpaved pullouts which vary in size and
degree of hazard to traf f ic. Many sites have experienced
degradation from unsupervised or excessive use; trampling of
vegetation, soil erosion, and litter are the results of unmain-
tained trails.

Environmental, land use, and management constraints can
complicate efforts to provide public access to the shoreline.

The steep terrain, extensive mudf lats, and strong currents
present dangers to visitors. Fire potential and Highway 1
vehicular traf f ic also add to 'hazardous conditions. Sensitive
habitat areas must be protected by directing access to specific
trails or to different *areas entirely. Parking areas and public
facilities can have negative impacts on the visual character of
the coast.

Many areas of the coast currently have little or no public.
access through agricultural land, due to the possibility of
disturbance to farms and livestock. The Coastal Act strongly
supports the protection of agricultural land and lists it as a
priority use which could preempt public access to the shoreline.

113

Pub lic access is also restricted through the PG&E and Kaiser
Refractories plants, certain residential lands, and aquaculture
operations.

There is a chronic lack of public funds at both the state and
local levels to finance acquisition, development, and mainten-
ance of shoreline access. Therefore, it is important that
priorities be established for public expenditures so that
limited funds be used efficiently. The emphasis should be
placed on improving existing access destinations with the
greatest capacity and the fewest conflicts.

6.2 Key Policy

Public access to the shoreline and along the coast shall be
protected and provided, and opportunitities for recreational
hiking access shall be enhanced. The provision of all future
access and improvements to existing access areas must be consis-
tent with the overriding objective of protecting coastal
agriculture, environmentally sensitive habitats and other
sensitive coastal resource areas. The beauty of the coast, its
tranquility, and the health of its environment must not be
marred by public overuse or carelessness. Visual access as well
as physical access should be emphasized as 'an appropriate
response to the needs of the public.

6.3 General Policies

1. major access areas, whether in public or private ownership
shall be permanently protected for long-term public use.
They shall be improved where necessary and managed proper-
ly. Major access locations are:; I
(1) Giberson Road - access to Zmudowski State Beach
(2) Jetty Road - access to Bennett Slough and Moss Landing
State Beach
(3) Sandholdt Road - access to "The Island" beaches and
North Harbor
(4) Moss Landing Marine Lab - access to beach
(5) Potrero Road - access to Salinas River State Beach
(6) Monterey Dunes Way access to Salinas River State
Beach
(7) Kirby Park access to Elkhorn Slough

2. Secondary access areas which, because of natural or man-
made constraints, are suitable for limited public use
shall also be protected for such use. When new access is
provided or existing access is formalized or expanded, an
appropriate public agency or private organization must
assume management responsibility for public use, or agree-
ments concerning such responsibility must be reached with
landowners. Secondary access areas are:

(8) McGowan Road - access to Pajaro River
(9) Trafton Road - access to Pajaro River

114

(10) Struve Road - access to Bennett Slough and Struve Pond
(11) Skippers - access to Elkhorn Slough and North Harbor
(12) Highway One Bridge-access to Elkhorn Slough
(13) Moss Landing Road - access to Moro Cojo Slough
(14) Twin Bridges - access to Salinas River
(15) Molera Road - access to Tembladero Slough and old
Salinas River
(16) Nature Conservancy - access to Elkhorn Slough
(17) Elkhorn Road Bridge.- access to Elkhorn Slough
(18) Hudson Landing Road - access to Elkhorn Slough
(19) Porter Ranch - access to Elkhorn Slough
(20) Elkhorn Slough Estuarine Sanctuary- access to Elkhorn
Slough
(21) Castroville Boulevard - access to Moro Cojo Slough
.(22) Salinas River Mouth - access to Salinas River State
Beach
(23) Salinas Wildlife Area - access to Salinas River lagoon
and beach

3. To provide public access to and along the shoreline and to
enhance general recreational opportunities, a system of
trails shall be established as shown in Figure 6. This
system shall include the existing Bicentenial Bike Route,
trails proposed in the County's Recreational Trails Plan,
and the use of public tidelands, recreational areas and
roads,-and easements across private properties.

4. The most active recreational use of the shoreline shall be
directed to the major access areas where public ownership,
public facilities, and management capabilities can best be
provided. The secondary access areas, and the trails pro-
posed in Figure 6, shall be limited to low intensities of
use and to passive recreation such as nature observation,
research and education.

6.4 Specific Policies

A. Provision and Protection of Access OPRortunities

1. -The County shall require that lateral or vertical access
easements be provided through private lands in those
locations planned for public shoreline access or for public
trails as shown in Figure 4 and 6 as a condition to issu-
ance of coastal development permits or other approvals
required from the County. In addition, the County may
require dedication of access easements on any lands between
the nearest public road and the shoreline as a condition of
permit approval in order to provide public access opportu-
nities to other potential shoreline destinations not shown
An this plan. In general, the'County will seek to arrange
that access dedications are made -from the property owner to
the agency, if other than the County, that will ultimately
have responsibility for improving and managing the access.

115

2. where specif ic accessway or trail alignments have not been
identified, but where the property in concern is in the
immediate vicinity of the trail or accessways shown or
proposed in Figure 4 and 6, a general of f er of dedication
will be required. Precise accessway or 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.

3. Siting and design of development proposals in order to
protect public access opportunities will be required in the
permit process. Modifications to a project may be required
if access cannot be otherwise protected. Existing access-
ways or trails can be rerouted or improved when formally
dedicated in order to provide flexibility to the property
owner in the use of his land, provided the rerouting does
not diminish reasonable public use, enjoyment, and is
consistent with policy D-1 and H-1 of this section.

4. The County shall monitor all dedicated public access ease-
ments on a continuing basis. A current detailed map of the
locations of all dedicated public access easements will be
maintained by the County.- The map will be reviewed during
consideration of applications for coastal permits or other
development approvals within the Coastal Zone in order to
ensure that new development does not result in the loss of
existing or potential public use of dedicated easements.
The County shall require modification of any development
proposal that would jeopardize existing or potential public
use of a dedicated access easement.

5. The County will work with local, state, and federal manage-
ment agencies and landowners to ensure that accessways
obtained through acquisition, dedications, and permit
conditions are adequately managed and maintained so as to
remain useable by the public.

B. Access Management Plans and Programs

1. Management plans or programs shall be prepared by the
appropriate managing agency and approved by the County
prior to improvement of existing accessways or trails or
intensification of their use, or provision of new access-
ways. These plans and proposals shall be coordinated,
where applicable, with the improvement and management of
shoreline destination areas or recreation areas. Manage-
ment plans and programs shall address the following points
as well as the site - specific recommendations of Table 2
and shall otherwise be consistent with policies in Sections
E through J below and with other applicable resource
protection policies of this plan:

116

types of uses to be encouraged, allowed, discouraged,
and prohibited, consistent with the protection of
coastal resources, agriculture and other
.considerations.

need for seasonal restrictions, if any

the improvements needed for trails, including board-
walks, signs, and gates and sanitary facilities.

proposed location, construction and capacity of
parking facilities.

2. The responsible agency is enc ouraged, during development
and implementation of access management plans, to consult
as often as necessary with other appropriate agencies for
general coordination purposes and in order to bring the
best expertise to the ultimate management of each access
location. it will be 'the County's policy during review and
approval of' access management plans to consult with other
agencies, property owners and interested members of the
community.

3. The managing agency shall limit the amount of public access
to a level that can be adequately managed and controlled
consistent with the objectives of an approved access plan,
or consistent with the levels of impact that can be
sustained by the natural resources of the site without
damage over the long-term. This may require reductions in
current levels of access at some locations.

4.. The provision of new accessways or trails I or formalization
of existing accessways or trails, is to be guided by
detai led management plans, including implementation
responsibilities.. These should incorporate community ideas
and desires to guarantee preservation of the coast's
natural resources and agriculture. The County shall work
closely with local citizen advisors and other agencies in
planning' for the provision and management of access.
Funding and initial implementation of the management plans
should precede the opening of new accessways or trails or
intensified use of existing accessways or trails.

5. Visual access from the nearest public road to the shoreline
of Elkhorn Slough and other wetlands shall 'be maintained
and enhanced for the enjoyment of the public in a manner
compatible with other land uses permitted in the plan.
.Visual access to Moss Landing Harbor shall be retained as
part of improvements to Highway 1 and adjacent properties.
The development of scenic viewpoi nts where physical access
is not appropriate is encouraged.

6. In providing for both accessways and trails, the County
seeks to insure that the rights of residents and property
owners, including their peace, privacy, safety, health and

117

property, are not jeopardized by unmanaged, inappropriate,
or irresponsible public use. The County and other public
agencies shall cooperate with landowners to develop effec-
tive methods for directing access to the locations
designated in this plan.

C. Priorities for the Improvement and Manacfement of Access
Areas (Recreation Facilitigs)

1. The County's overall policy shall be to require public
agencies responsible for the management and improvement of
coastal access areas and trails to maintain existing sites
under their jurisdiction at a reasonable standard before
opening new access areas to public use.

2. The State Department of Parks and Recreation shall direct
immediate attention to improving the facilities and
management at Jetty Road and Moss Landing State Beach.

3. Other major access areas at which improvements to manage-
ment and facilities are currently needed are: Zmudowski
State Beach, Salinas Rivet State Beach and Kirby Park. As
soon as the State Department of Parks and Recreation is
able to improve conditions at Jetty Road and Moss Landing
State Beach, it shall direct attention to Zmudowski and
Salinas River State Beaches. The Moss Landing Harbor
District shall improve facilities and management at Kirby
Park on Elkhorn Slough.

4. When increased access is made available to Elkhorn Slough
and other wetlands through the Elkhorn Slough Estuarine
Sanctuary, the Nature Conservancy property, or via proposed
trails, the need for effective access management will
become urgent because of the environmentally sensitive
nature of these areas and shall then be given top priority
by responsible agencies/organizations.

5. The County encourages public agencies and property owners
providing access to monitor public use, so that as shifts
in the patterns and levels of public use occur over time,
priorities for improvements in facilities and management
can be adjusted accordingly.

D. Providincr and Managing Trails.

1. Trails shown in Figure 6 are recommended as public access
routes. Where trails already exist, alignments should
remain the same, except where rerouting would be desireable
to reduce adverse environmental or visual impacts. The
siting of new trails shall require field inspection and
environmental review and shall meet the requirements of
this chapter and other policies of the plan.

2. In developing this trail system, lands already in public
ownership or proposed for public acquisition should be used

118

wherever possible in preference to private property.
Public roads should be used to bridge gaps.where a trail is
not f easible because of hazardous conditions, terrain, or
the complexity of private ownership.

3. The State Department of Parks and Recreation and the
Department of Fish and Game have major responsibilities in
the North 'County for trail planning, construction, mainten-
ance, management and liability through and between public
lands under their jurisdiction. These agencies are
encouraged to acquire full-legal rights-of-Rway across
private lands in accordance with the proposed Trails Map
where such rights-of-way do not presently exist. The
.County will assist by making easements obtained in the
development permit process available for use by these
agencies,, and will provide review and guidance to the
agencies .plans for trail construction, use and management.

E. Public Safety

.1. Public saf ety in the use of accessways should be ensured
wherever shoreline access is provided. In some locations,
warning signs and other improvements should be used to
reduce risks. Closure of access areas during periods of
potential danger such as extreme fire hazard or flooding
may also be appropriate.

2. North County beaches should be adequately posted to warn
potential users of the hazards associated with entering the
dangerous surf. Signs should includ.e the telephone number
of emergency rescue agencies. Agencies cap able of offering
emergency assistance should be coordinated through the
Monterey Bay Aquatic Safety Commission.

F. Habitat and Resource Protection

1. In-areas. of existing or potential access where habitat and
resource protection is identified as a major concern,
studies should be conducted by qualified individuals or
agencies 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 where highly sensitive plant or wildlife
habitats are found and conflicts between habitat protection
and public access cannot be adequately resolved, access may
be entirely inappropriate and should not be permitted.

3. Before the Elkhorn Slough Estuarine Sanctuary, the
National Wildlife Refuge,. Nature Conservancy Property, or
the proposed trail system along Elkhorn Slough are opened
to general public use, comprehensive management plans for
the areas should be completed by the Department of Fish and
Game, U. S. Fish and Wildlife Service, Moss Landing Harbor

119

District, and other interested agencies and individuals.
Access should be limited to areas compatible with resource
preservation. The shoreline of Elkhorn Slough should be
kept in as natural a state as possible except for a
launching ramp, minimal day use facilities, and facilities
necessary for aquaculture. The State waters under the
jurisdiction of the Moss Landing Harbor District should be
included in the plan.

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

5. Boardwalks or pathways constructed, of permeable materials
should be provided at all major shoreline access points
along the North County coast. These should be sited to link
existing parking areas or access sites with the immediate
beach or shore, channeling visitors through dunes or marsh
as needed to protect sensitive habitats. All other routes
through dune or marsh areas should be discouraged by the
appropriate agency.

6. Accessways to intertidal areas should be sited to spread
the zone of public use in appropriate areas, rather than
concentrate it in a small area.

7. Educational displays alerting visitors to the fragile
nature of dune and wetland environments should be posted at
major access areas to them. Public education should be
encouraged through communication media and programs in
schools.

8. Improvements to accessways should be compatible with the
character of the natural scenic environment and should be
limited to those necessary to ensure public safety, protect
natural resources of minimize land use conflicts.

9. New trails and access improvements, including boardwalks,
signs, gates, restrooms and parking facilities, should be
sited and designed or screened in a manner compatible with
the goal of" visual resource protection. Trails should be
located out of public view and should blend with the
surrounding environment and natural terrain features
wherever possible. The location of the trailheads,
however, should be apparent to the public and situated to
facilitate supervision.

10. Boardwalks, gates, and signs should be constructed of
natural materials or metal, where vandalism is a threat.
Paint should be avoided to reduce maintenance.

120

G. Visual Access

1. Future land use planning should be compatible with the goal
of providing visual access. . To this end, all new struc-
tures and ancillary facilities within the public viewshed
should be located and designed to be compatible with the
existing character of the natural and built environments as
specified in Section 2.2 of this plan, and to retain
existing visual access to the shoreline from major public
viewpoints and viewing corridors. Particular attention
should be given to.the 'location and design of new roads or
improvements to existing.roads.

2. Existing visua '1 access shall be retained, and where
appropriate, enhanced through the development of scenic
viewpoints, either in conjunction with accessway improve-
ments,. improvement of existing roads 'or development of new
roads and recreational facilities.

3. No new.stree tlights shall be installed unless specifically
approved as part of a development application by the Board
of Supervisors or its designer.

H. Land Use Compatibility

1. New development shall not encroach on well-established
accessways or preclude future provision of access.

2. New accessways or trails to the shoreline provided through
or adjacent to existing or new residential areas shall be
opened upon completion of.a management plan that adequately
resolves such problems as noise and visual buffering,
control, of trespass, general maintenance, minimization of
hazards, protection of public and private water supplies,
parking, and liability.

3. Where public agencies develop accessways or trails through
or adjacent to land in agricultural use, these uses should
be fully protected from disturbance. A full range of
mitigation measures as identified in a management plan
should be used including buffer strips, barns, fences, and
periodic closures.

I. Parking and Facilities

1. Improvements to existing parking and the provision of
additional parking should correspond to the capacity of the
shoreline destination point as determined by its size,
sensitivity of the resources, and by the type(s) and
intensity of uses appropriate for the area. The
appropriate parking improvements should be determined as
part of access management plans,for each access location.

121

2. The following criteria should be used in planning for.
parking improvements.

The provision of parking, including the access road to
the parking site, should not encroach upon a major
shoreline destination or access area.

Improvement for parking should entail minimum land
disturbance and should have minimal impact upon
environmentally sensitive habitats and other sensitive
resources.

Parking improvements should not degrade or obstruct
the'public viewshed.

The preferred parking areas should reflect the
requirements of specific major user groups.

Adequate and safe pedestrian access should be possible
from the proposed parking area to the destination
point.

The proposed parking area should entail minimum con-
flicts with surrounding land uses.

3. Any parking providing access to Elkhorn, Moro Cojo and
Bennett Sloughs must be carefully distributed in confor-
mance with wetlands management plans applicable to these
resource areas. In addition to meeting the criteria in
Policy H-2, the design and construction of parking sites
must include measures to retain all storm runoff on-site.
The number of spaces in any one lot must be compatible with
total levels of use determined to be appropriate for the
access destination.

4. Barriers should be constructed around parking lots and
along access roads to prevent off-road vehicles from
gaining entrance to dunes and beaches which would result in
serious damage to sand dune vegetation. The road behind
the dunes at Zmudowski State Beach should . be closed to
unauthorized vehicular use.

5. Parking sites and turnouts should be located in geological-
ly stable areas, i.e., areas where they would not cause or
contribute to slope failure or excessive erosion.
Potential degradation of water quality should be reduced
through the use of non-impervious materials and through on-
site control of storm runoff.

J. Signs and Maps

1. A uniform system of signs that identify public accessways.,
shoreline destinations, and areas where access is hazardous
or restricted should be provided. Natural or visually
compatible materials should be used, and signs should be of

122

an unobtrusive size.

2. All unimproved accessways made available to the public
should. have signs posted regarding possible saf ety risks.
This will serve to exempt public agencies from any liabili-
ty associated with accessways. Hazardous areas that are
closed to the public should be appropriately signed to
prohibit access.

3. An information booklet describing shoreline access sites,
resources, and restrictions should be developed by the
State Department of Parks and Recreation, the Coastal
Commission or other appropriate agencies and should be
available to the public. Public and private visitor-
serving facilities should be encouraged to help fund and
distribute these booklets. This booklet should not call
undue attention to areas capable of accommodating only a
limited number of people but, rather, should alert the
public to appropriate access sites.

123

CIO
River -1

Pajoro R.

Rd.

Le
Warner Rd. Aromos
Lake

Los LoMaS

1 11 Rd,
dd-t

Kirby
ark Royal Oaks
ZmudowskI C unty-Park-l- <-!e- -
State- Rd
Beach Slough
Rd

10
Rd. Rd
Rd. 10
sl-be'll R,
Elkhorn Elkhorn Slough 6
M 0 Estuarine Sonctuar 000,

0 Elkhorn
Moss Landl
ng
State Beac h 11 Sou
12
ass Landing
0 13
Mo'0
Co a onz n to
0 nt
5 - t7=Pork

21 Prunedole

Tern Rd.
Salinas River
State Beach sl- h S' r
Costroville 96

ef"

E, d

Salinas
Wildlife 2 E'spinol. Lake
Area A

SITES:
I GIBERSON ROAD 11 MOSS LANDING ROAD
2. JETTY ROAD 14, TWIN BRIDGES
3. SANDHOLDT ROAD 11 MOLERA ROAD
4. MOSS LANDING MARINE LAS I& NATURE CONSERVANCY
I POTRERO ROAD IZ ELKHORN ROAD BRIDGE
6L MONT
EREY DUNES WAY 18. HUDSON LANDING ROAD
7. KIRBY PARK 19. PORTER RANCH
Marina & MCGOWAN ROAD 20. ELKHORN SLOUGH ESTUARINE SANCTUARY
--A 9. TR 21. CASTROVILLE BOULEVARD
AFTON ROAD
)a S RUVE ROAD 22. SALINAS RIVER K40UTH
--V-0t1t 11. SKIPPER'S (DOCKS) 21 SALINAS WILDLIFE AREA
12. HIGHWAY ONE BRIDGE

Source: MAJOR ACCESS LOCATIONS
U S.G.S, 7.5 minute quads, May 1979 1 SECONDARY ACCESS LOCATIONS
NORTH COUNTY GENERAL PLAN
BICENTENNIAL BICYCLE ROUTE
Monterey
LJ91EjkVt67 -AL-PR County EXISTING TRAILS, ACCESSWAYS, OR 0000*0#*
I -A@ SHORELINE LATERAL ACCESS
Department LAND IN PUBLIC OVINERSHIFP-.
Planning
FIGURE 6 0 0 0 0 0 0 0 Existing Trails
SHORELINE ACCESS/ Proposed Trails I'a"wal
-==Won 'Allignment/Approgirnotg Localsonj
TRAILS
April t"2j

Table 2

SITE-SPECIFIC RECOMMENDATIONS FOR ACCESS AREAS

Access Area Provision/Acquisition Management Improvements Constraints/ Restrictions

1. Giberson Road- Consolidate parking at Increase management to reduce Moderate intensity. install Restrict access to dunes and
Zmudowski State end of Giberson Road. resource impact and potential a wildlife habitat. Discourage
Beach hazards. Emphasize resource to beach. Improve parking trespassing onto private lands.
protection and natural -char- area. Construct barriers to Discourage informal trails to
acteristics of State Beach prevent vehiclular access to shoreline or through dunes.
unit. This area requires con- dunes and beach - it is prob-
stant supervision to reduce able that logs or posts wi.11
problems of vandalism, camping have to be put in vertically
in dunes, uncontained fires, to make it more difficult for
and hunting. them to be removed. Vehicle
access to unimproved road run-
ning north of parking area
should be prevented. Signs
should be posted advising
users to minimize walking in
dune area and to warn of
potentially hazardous surf.

2a. Jetty Road- Ensure continued public ac- Provide management of roadside Ensure that adequate parking Restrict access to sensitive
Sennett Slough cess. hivestigare poten- parking area and access trails. area is available. Investi- habitats. Discourage in-
tial for incorporation Ensure resource protection. gate the feasibility of an formal trails.
into Moss Landing State Monitor visitor use and capa- access route over levee once
Ln Beach. city. Prohibit use of motor- used by the Pajaro Valley Con-
cycles and off-road vehicles soliclated Railroad. Post signs
(ORV). Management should be of an interpretive nature and
coordinated with that of pro- -to warn users to stay out of
posed, adjacent refuge. the dunes.

2b. Moss Landing Lands at the north end Increase supervision to reduce improve day-use facilities and Sensitive habitat: restrict
State Beach of the park currently resource degradation of dunes. parking areas. Provide rest- access to dunes. Use may
held by Moss Landing Har- Monitor visitor use and capa- rooms, fire pits, fish cleaning already be at capacity, though
bor District should be city. facilities. Post signs to en- this may be increased with
transferred to the Cali- courage visitor avoidance proper improvements in parking
fornia State Department of dune areas. A board- and facility capability. Dis-
of Parks and Recreation walk may be installed to chan- courage trails in dunes and
and formally incorporated nel movement through dunes to restrict camping.
within the State Beach. reduce impacts on vegetation.
Protective fencing should be
installed.

3. Sandholdt Road- N/A Retain existing access. Mon- Improve parking. Post signs N/A
the "Island" itor use and site conditions. for littering, resource im-
pacts, and hazards.

4. Moss Landing N/A Monitor visitor use and main- None at present. Access across the dunes
Marine Lab tain boardwalk should be limiteo.

Access Area Provision /Acquisition Management Improvements Constraints /Restrictions

5. Potrero Road- N/A Increase management and super- Barriers should be installed Sensitive habitats: dune,
Salinas River vision to reduce resource de- surrounding the parking area. wetland. Discourage trails
State Beach gradation, vandalism and haz- Lot needs re-surfacing. Day- through dunes and marsh. Re-
ards. Emphasize resource pro- use facilities (restroom and strict camping in dunes. Dis-
tection of the natural charac- garbage containers) could be courage trespass into private
ter of the area. Monitor visi- improved. Boardwalk should lands. Limit number of visi-
tor use and capacity. be installed connecting park- tors to capacity parking.
ing lot to beach. Signs need
to b6 posted warning visitors
to stay out of dunes. In-
terpretive signs may be
placed here.

6. Monterey Dunes
Way-Salinas River N/A Same as #5 Same as #5. 'Same as.#5.
State Beach

7. Kirby Park- N/A Provide for management in con- Repair boat launching ramp. Discourage informal trails
Elknorn Slough junction with proposed estuarine Improve day-use facilities. through the saltwater marsh.
sanctuary. Interpretive center may be
appropriate here.

8. McGowan Road- Provide improved parking Supervise pullout or parking Develop trail or path on N/A
FJ Pajaro River area capacity of 15-30 area and trail along levee. levee, principally for
hi vehicles, unless Trafton Restrict unauthorized motor- hikers (a bicycle path
Ch Road access point is de- cycle and dirthike use. Recom- already exists on the Santa
veloped for parking. mend preparation of a Pajaro Cruz County side).
River Trail management plan,
in cooperation with Santa Cruz
County. Facilitate regrowth
of riparian vegetation in area.

9. Trafton Road- Investigate acquisition of Provide supervision to reduce Designate, trail on levee. Bluff is highly erodible.
Pajaro River parking area for Pajaro existing impacts to wildlife, Monitor visitor use and Discourage informal trails on
River levee trail. vegetation, and bluff. Dis- capacity. Investigate bluff face. Restrict access
courage use of area by motor- provision of trail to bluff on private lands, especially
cycles. top. Post signs to mark adjacent to agricultural areas.
access and to warn visitors Prevent further abuse to
to stay on trails. archaeological site.

10. Struve Road- Proposed for acquisition Management should be provided Develop parking or develop Sensitive habitat: wetlands.
Sennett Slough as part of the Elkhorn along with that of the proposed trail along levee; connect Potential hazard to users
and Struve Pond Slough National Wildlife refuge in general. Resource with parking in nearby Moss with existing need to cross
Refuge. protection and the natural Landing State Beach. Post Highway One.
character of the marsh and signs to indicate nature of
waterways should be emphasized. wildlife refuge and condi-
Monitor use. Closure during tions of use. Development
breeding season of birds and of grade separation crossing
salamanders should be consi- of Highway One should be
dered. Supervision is neces- considered.
sary to curtail out-of-season
hunting. Consider management
of Slough area as possible
waterway for canoes and small
non-motorized boats.
M NON NOW MEN 10" UNIN NEW = M ONE M 0010-0001 VON NJ

Access Area Provision/ Acquisition Management Improvements Con straints/R est ri ct ions

11. Skipper's (Docks) N/A Monitor visitor use of Allow further private develop- Dangerous exposure of pedes-
parking area. ment of site for recreational trian to highway traffic.
use.

12. Highway One Bridoe Provide pullout area and Manage for public safety, to Establish accessway to shore- Hazard to visitors due to
at Elkhorn Slough accessway to shoreline. reduce resource degradation, line and possible undercross- highway traffic. Access to
Arrange with Caltrans to avoid trespassing. ing at Highway One Bridge. mudfiats can pose a potential
for formal public use. Parking area' should be hazard to inexperienced users.
developed, but existing site Provision of pullout area
is too small and dangerous. may conflict with protection
Parking area near PG&E, but of a known archaeological
on west side of highway, site.
would be preferable. Develop
trail to bridge and include
pedestrian path on the pro-
posed new Highway One
Bridge;

13. Mass Landing Road Provide parking and shore- manage as access for scientific, informal, small parking areas Conflicts with adjacent
-Moro Colo Slough line accessways to the birdwatching and fishing use. are needed for limited use of private property need
slough along Moss Land- the slough. Sign designating to be avoided.
ing Road (south) and access area. No other. im-
near the intersection provements - needed.
of Moss Landing Road
(north) and Higilway One
IQ as condition of development
permits.

14. Twin Bridaes- Provide for continued Provide for periodic maintenance Post signs. Investigate N/A
Salinas River access. and inspection to guarantee ade- foot trail along the Salinas
quacy of resource protection. River. Investigate feasi-
bility of developing public
launching ramp.

15. Malera Road- NIA Periodical ly evaluate visitor N/A Sensitive habitat: wetlands.
Temblaaero use. Discourage access to wildlife
Slough, Old habitat. Discourage informal
Salinas River trails and trespassing on pri-
vate lands.

16. Nature Conservancy It is expected that this Management should be provided Limited parking area should Sensitive habitat: wetlands
-Elkhorn Slouqn property will be acquired by and be compatible with the be established. Access trails and wildlife. This area has
as part of the proposed proposed wildlife refuge. Trail should be developed as part. become important to several
Elkhorn Slough National access should be carefully can- of the continuous trail pro- rare species - minimal clis-
Wildlife Refuge. Provi- trolled. Erosion scars exist on posed along the west side of turbance should be permitted.
sion may have to be made part of [tie property and ma ,y Elkhorn Slough.
for a permanent access have to be controlled. Empha-
route to the property. size natural character of the
area. Monitor use.

Access Area Prov is ion /A cq ui si tion Management Improvements Constraints/ Restrictions

17. Elkhorn Road- Most of this area is pro- Management should be provided A parking area should be de- Sensitive habitat: wetlands.
Elkhorn Slough posed for acquisition under in keeping with the nature veloped and an accessway to Informal trails should be dis-
either the refuge or sanctu- of the proposed refuge and the shoreline should be con- couraged. Restrict camping
ary plan. Provision should sanctuary. The natural char- structed. The grassland and unregulated hunting. No
be made for parking and ac- acter of the area should be and hilly character of the pets should be allowed here.
cess. emphasized, as well as pro- area east of Elkhorn Road Signs should be posted warning
tection of resources. could permit the develop- of potential hazard due to
ment of a hike-in viewpoint. railroad, and discouraging
This area has good potential trespass an to private property.
for development as part of
a canoe or small boat water-
way.

18. Hudson Landing Maintain existing access. Evaluate for development in None at present. Discourage trespass on to pri-
Road-Elkhorn the management plan for the vate lands. Discourage lit-
Slough Elkhorn Slough Wildlife Re- tering, vandalism, public
fuge. drinking, and use of firearm5.

19. Porter Ranch Evaluate acquisition for Manage for wildlife improve drainage system. Sensitive habitat: wetland
(The Nature incorporation into Elkhorn habitat. It is recommended The area is heavily over- (salt and freshwater marsh)
Conservancy)- Slough Estuarine Sanc- that this area not be opened grazed and has severe ero- Endangered species present.
Elkhorn Slough tuary. up to public at this time. sion problems which must Archaeological and historical
Ownership of the area controls be controlled. However, site(s) present. Discourage
certain water and drainage reduction or elimination general public use and tres-
rights which may be important of grazing must be balanced passing on private lands.
to restoration of the wetlands, against preservation of the Restrict access to wildlife
and should be managed with this Santa Cruz tarweed, an habitat.
in mind. Potential uses should endangered species which ap-
be investigated. pears to respond well to
400 light grazing.

20. Elkhorn Slough Proposed additions to Management must be provided in Trail development recommended. Sensitive habitat: wetlands.
Estuarine Elkhorn Slough Estua- accordance with sanctuary plan. Develop day-use and interpre- Access to mudflats should
Sanct@_ary rine Sanctuary. Other agencies should provide tive facilities. Parking be restricted, or have
trail to connect with Kirby Park areas should accommodate signs posted warning of
to the north and Long Valley management and approved re- potential hazard and
to the east. search and educational use. resource degradation.

21. Castroville N/A Provide periodic inspection Establish a trail along Separate possible trail from
Boulevard-Moro to ensure resource protection the slough. Assist regrowth agricultural and other pri-
Cojo Slough and safety. Monitor use. of native vegetation, and vate lands. Discourage in-
elimination of alien weeds. formal trails and trespassing
on private lands.

22. Salinas River The Department of Parks & Manage the Mulligan Hill area Clean up litter and debris. Sensitive habitat: dunes and
Mouth Recreation should investi- as an ecological preserve. Post signs. wetlands. Wildlife habitat.
gate the acquisition of Mul- Emphasis should be on natural Restrict access to these areas.
ligan Hill and additional character of the area, and Discourage trails, fires,
land-around the mouth and resource protection. camping, hunting, and tres-
lower course of the Salinas passing onto private lands.
River.

23. Salinas Wildlife N/A Maintain management of existing Post signs for resource im- Sensitive habitat: dunes,
Area access. Provide increased pact, litter, and hazards. wetlands and wildlife. No
supervision. Hunting should be further development should
discontinued. be undertaken.

Water Resources

Page 20-21, revise discussion of Erosion and Sedimentation to read: "The long
term maintenance of the natural resources of the ElkhorF-and Moro Cojo
Sloughs and other North County wetlands is a principal objectives of the
Local Coastal Program and is a requirement of the Coastal Act. The problem
of rapid erosion of soils in the slough's watersheds and the consequent siltation
and loss of the wetlands themselves has been a problem of growing public
concern. In order to develop a program to address this critical issue, the
County to employed the University of California as its consultant. A compre-
hensive study was completed' by the University that has provided the basis
for the policies and recommendations set forth in Section C below. Among the
major findings of the study are that.
Almost half of the Salicornia (45%) and other wet grasslands @48%) sur-
rounding the Slough have been converted to upland vegetation during
the last 50 years. Much of the early loss of wetland habitat is associated
with diking and drainage projects occurring between 1931 and 1956 on
the northern, eastern and southern Slough boundaries. However, at
least eighteen fans have been deposited on the western boundary of the
Slough due to present agricultural and residential development adjacent
to these areas.

Existing land use within the watershed of Elkhorn and Moro Cojo Sloughs
contributes a sediment load far in excess of the natural rate of deposi-
tion. Sediment activity values based on the combined rates of erosion
:
nd deposition at selected sites within the upland portions of the water-
had indicate that intensive agriculture has more than twice the distur-
bance potential of urban development, and nearly ten -times that of sites
with natural vegetation.

Significant volumes of sediment are presently_ carried by Carneros Creek
during storms of relatively low magnitude, high frequency (2-year recur-
rence interval), and moderate streamflows (100-300 cfs.). During such
times as much as 75% of the total sediment load is carried and delivered
to.the upper reaches of Elkhorn Slough.

Sites where the soil has been disturbed are more active sediment sources
than those where natural vegetation remains or where soil cover is
managed to limit erosion. Unvegetated sites on steep slopes are the
greatest contributors to the sedimentation of Elkhorn Slough,,and hence,
to the accelerated destrucfion of its natural values.

The most important factors in considering the relationship between the
intensity of land use on the watershed and impacts on estuarine processes
is the differential erosion and infiltration rates of soils on the watershed.
Large portions of the watersheds of Elkhorn and Moro Cojo Slough are
comprised of highly erodible soils, particularly the Aromas Sands.
Erosion and subsequent sedimentation in the estuaries varies based upon
the soil type, management practice, and physiographic conditions (e.g.
slope) within a particular area.

Water Resources

Page 23 , revise discussion of Erosion and Sedimentation to
read: "The long term maintenance of the natural resources of the
Elkhorn and Moro Cojo Sloughs and other North County wetlands is
a principal objectives of the Local Coastal Program and is a
requirement of the Coastal Act. The problem of rapid erosion of
soils in the slough's watersheds and the consequent siltation and
loss of the wetlands themselves has been a problem of growing
public concern. In order to develop a program to address this
critical issue, the County to employed the University of
California as its consultant. A comprehensive study was
completed by the University that has provided the basis for the
policies and recommendations set forth in Section C below. Among
the major finds of the study are that:

Almost half of the Salicornia (45%) and other wet grasslands
(48%) surrounding the Slough have been converted to upland
vegetation during the last 50 years. Much of the early loss
of wetland habitat is associated with diking and drainage
projects occurring betwen 1931 and 1956 on the northern,
eastern and southern Slough boundaries. However, at least
eighteen fans have been deposited on the western boundary of
the Slough due to, present agricultural and residential
development adjacent to these areas.

Existing land use within the watershed of Elkhorn and Moro
Cojo Sloughs contributes a sediment load far in excess of
the natural rate of deposition. Sediment activity values
based on the combined rates of erosion and deposition at
selected sites within the upland portions of the watershed
indicate that intensive agriculture has more than twice the
disturbance potential of urban development, and nearly ten
times that of sites with natural vegetation.

Significant volumes of s ediment are presently carried by
Carneros Creek during storms of relatively low magnitude,
high frequency (2-year recurrence interval), and moderate
streamflows, (100-300 cfs.). During such times as much as
75% of the total sediment load is carried and delivered to.
the upper reaches of Elkhorn Slough.

Sites where the soil has been disturbed are more active
sediment sources than those where natural vegetation remains
or where soil cover is managed to limit erosion.
Unvegetated sites on steep slopes are the greatest contribu-
tors to the sedimentation of Elkhorn Slough, and hence, to
the accelerated destruction of its natural values.

130

Aromas Sands. Erosion' and subsequent sedimentation in the
estuaries varies based upon the soil type, management
practice, and physiographic conditions (e.g. slope) within a
particular area.

131

7.. IMPLEMENTATION

7.1 INTRODUCTION

The Local Coastal Program Land Use Plan is the long-range guide
to the County and all State agencies in all decisions relating
to conservation, management, and development on the coast. The
plan will be administered by the County and, also, by State
agencies with jurisdiction in North County. The Federal Govern-
ment as well will have an important role in helping to
administer the plan through the Federal Coastal Zone Management
Act's consistency provisions.

The County assumes primary responsibility for implementing the
plan As it affects private land use. On a day-to-day basis the
County will use the plan as the standard for evaluating 'and
making decisions on land use proposals on the coast. Implemen-
tation of the Plan will require the county, and in some cases
other jurisdictions, to develop and adopt a series of
ordinances, procedures, or agreements in addition to the land
use plan itself in order to carry out the Land Use Plan's map
and policies. The major implementation measures that the'County
should adopt are outlined here. Details of these procedures and
ordinances may be obtained from the County Planning Department.

7.2 BASIC PROCEDURES

7.2.1 Title 19 Monterey County Code

Title 19 Monterey County Code (Zoning) and related zoning
district maps are a principal means of implementing this plan.
As required by State law, zoning being developed to carry out
this plan will be fully consistent with the kinds, locations,
and intensities of development permitted in the plan, and will
also reflect the policies and standards set forth by the plan.

New zoning districts being developed, such as the Agricultural
Preservation, Agricultural Conservation, Rural Residential,
Coastal Dependent Heavy Industry etc., are a direct reflection
of the land use categories contained in the text of the plan and
shown on the land use plan..map. Principal uses permitted in
each of these categories, will conform to those uses described
in Section 4.3 of the plan. In addition to new ordinances
devised to satisfy the plan, districts already contained in
Title 19 will be used where appropriate.. Design Control
Districts (Chapter 20.56) and Scenic conservation Districts
(Chapter 20.44), and provisions of the Title 20 Monterey.County
Code (Subdivision) for appeal and for enforcement (Chapter
20.104) are among the existing parts of the ordinance that will
be used to implement the plan.

132

Because of-the land use plan compliance provisions of State laws
zoning cannot be changed by the County unless these changes
remain consistent with the land use plan for the particular area
or use, or unless the land use plan is amended first.

7.2.2 Development Permits

Development in the coastal zone will be required to obtain
permits from the County that will be approved based on
demonstrated compliance with the plan and all its provisions.
Some forms of development, similar to those exempted in the
Coastal Act, may also be exempted from obtaining permits from
the County.

Projects applying for development permits will undergo a compre-
hensive site plan review to determine the consistency of the
proposed project with the, plan. Consistency requires three
basic tests.

1. The proposal must in conformance with the kinds of uses and
use intensities permitted for the specific geographical
area concerned. If a proposal does not meet this basic
requirement, it will not be processed further.

2. The area of review concerns conformance to the policies of
the plan contained in chapters 2 through 6. If the
proposal is not consistent'with policies contained in these
chapters it shall not be approved unless it is modified so
that it is consistent. Considerations that may be reviewed
for any given permit application-include:

- geologic, flood, and fire hazards
- erosion potential
- environmentally sensitive habitat protection
- vegetation
- water quality
- water availability
- septic tank suitability
- compatibility with adjacent land uses
- roads, transit, schools, and other public service and
facilities
- agricultural protection
- visual resources
- coastal access
- other necessary concerns to minimize site and cumulative
impacts of development.

3. All proposals must fully meet any additional zoning provi-
sions adopted to implement the plan.
Applicants.are expected to show a good faith effort by making
proposals that are consistent with the plan. Applicants are
responsible for providing all necessary information to support
proposals as described in the policies concerning development
and resources. Where information is questioned or contested by

133

the County, the burden of proof rests with the applicant. Where
additional information is requested by the County, applicants
are required to provide such information before the proposal is
considered further by the County.

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 interpreta-
tion of all provisions of the plan. County staff will prepare
written reports supporting all permit recommendations made by
staff. These reports will summarize the development proposal,
pertinent issues and informationj and will describe how the
proposal meets or does not meet all relevant provisions of the
plan. The report will contain a specific recommendation 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.

7.2.3 Appegls

Appeals to the Coastal commission may be made, consistent with
provisions of the Coastal Act, when an individual or group
believes the County is not acting in conformance with the plan.
The appeals procedure is described in the California Coastal
Act. Only certain kinds of developments can be appealed after a
local government's LCP has been certified; these include:

(1) Developments approved by the local government between t he
sea and the first public road paralleling the sea or within
300 feet of the inland extent of any beach or of the mean
high tide line of the sea where there is no beach, which-
ever is the greater distance.

(2) Developments approved by the local government not included
within paragraph (1) located on tidelands, submerg&d lands,
public trust lands, within 100 feet of any wetland,
estuary, stream, or within 300 feet of the top of the
seaward face of any coastal bluff.

(3) Developments approved by the local government not included
within paragraph (1) or (2) located in a sensitive coastal
resource area if the allegation on appeal is that the
development is not in conformity with the 'implementing
actions of the certified local coastal program.

(4) Any development approved by a coastal county that is not
designated as the principal permitted use under the zoning
ordinance or zoning district map.

(5) Any development which constitutes a major public works
project or a major energy facility.

134

7.2.4 subdivisions

Under the definition of development contained in the Coastal
Act, land divisions are a form of development. Accordingly
subdivisions will be required to obtain a development permit
based upon the process described in 7.2.2 above.

The minimum size of parcels pqrmitted in land divisions shall
not be less than the minimum established for the particular area
in the land use plan and related zoning. In some cases, the
minimum parcel sizes generally allowable for the area will not
suitable due to the constraints of the natural environment, the
availability of public services or other factors that become
apparent during review of the proposed subdivision. In this
case, larger minimum parcel sizes will be required.

Existing legal lots of record which are smaller than the stated
minimum size in the zoning district will generally be permitted
to develop in a use consistent with those included in the
district as long as the -proposed project meets ot Iher performance
standards of the land use plan.

7.2.5 Conservation Easements

Conservation and Scenic Easements and Williamson Act Contracts
in use by Monterey County for many years, may be required during
the -coastal permit process in order to assist - in carrying out
the resource protection policies of the plan. In such cases
specific finding will be made, upon which the*easement is based.
The'County will work cooperatively with property owners in
arranging for these easements.

Conservation and Scenic Easements will be used as the most
suitable instrument in ensuring maintainance of wildlife
habitats, wetlands, or other sensitive natural resource areas,
and in scenic areas. These easements are in perpetuity.
Williamson Act Contracts, which run for a self-renewing 20 year'
period, will be required the County where appropriate, to,
protect agricultural lands for long term agricultural use. All
of these easements, may in certain circumstances, provide tax
benef its for 'the grantor. Normally, the County will be the
grantee of the easement.

The County may permit the Coastal Conservancy, because of its
legislated resource protection role on the coast, to be named as
grantee of the open space easement. In the future the grantor
may be given a choice of grantees from-a list of nonprofit
organizations appropriate to receive'and enforce such easements.

7.2.6 North County Coast Data Base

The County will.use all availabl'e.informantion about the natural
and cultural resources of the North County coast developed in
the planning process in its review of development applications
and in other actions relating to the management of the coast.

135

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 founda-
tion 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 Resource Map Book, adopted as part of the Land
Use Plan will be the initial basis for determining the location
of mapped resources.

The information will be maintained in the County Planning
Department. Maintained as a collection of information in a
central location, the data will be readily available to the
publ ic, other agencies, and County officials. During review of
any projects or activities in the North County coastal area the
County staff is required to review available and pertinent
information and include it in recommendations that maybe made.
All existing information will integrated with the Planning
Department's data base.

7.2.7 Public and Agency Participation and Coordination

The County will cooperate with other government agencies on
matters of mutual interest concerning the North County coastal
zone. The County will provide technical or policy advice to
other agencies on request 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
long-range decisions affecting planning and management of the
area. The general public is encouraged to attend and partici-
pate in the public meetings and hearings concerning administra-
tion of the plan or processing of development applications.

7.2.8 Enforcement Program

Monterey County's Local Coastal Progra m will be only as
effective as its enforcement. Consequently, all County depart-
ments engaged in activities in the coastal area will be informed
about. the Local Coastal Program and will refer possible
violations to the Planning Department for investigation.

Violations of subdivision or zoning ordinances will be referred
to the County Counsel's Office rather than to the District
Attorney when such followup is deemed necessary by the Planning
Department. Violations in the coastal areas may be punished by
imposition of civil penalties provided for in the Coastal Act
rather than by misdemeanor prosection normally used by the
County.

The County will pursue legal remedies against persons who
illegally use open space or similar easements granted to the
County. The County will enjoin such misuse, and will seek
recovery of damages for such misuse.

136

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 provide
adequate enforcement in their areas of jurisdiction.

7.2.9 Plan Amendments

The Local Coastal Plan (LCP) may be updated over time as need
dictates. Formal amendment procedures will be -used to
accomplish changes to the plan or its implementation ordinances.
The.California Coastal Commission is required by law to consider
changes or amendments to the plan, and may deny such changes, if
inconsistent with the Coastal Act.

7*3 ADDITIONAL PROCEDURES

In addition to the basic implementation procedures just
described, there are other ways in which progress can be made
towards fulfilling the purposes of the Local Coastal Program.
The following is only a partial list.

7.3.1 Growth Management

A growth management program phasing residential and, where
appropriate, commercial and industrial development', may be
instituted in the North County coastal zone (and in other parts
of the ..County) based upon natural resource protection, water
ava ilability, and public facility capacities constraints. A
phased residential allocation system may be developed. Develop-
ment and subdivision proposals could be-processed at set periods
during the year. If there are large numbers of applications,
those not accepted , in a particular process period could be
considered the following period.. During evaluation of applica-
tions, priority should be given to coast-dependent or related
uses and development of existing parcels.

7.3.2 Restoration/Acauisition

Restoration projects refer to those activities that the County,
in cooperation with property owners 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
protection objectives of this plan have been described in
various sections of the plan. For instance, some areas
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 adverse impacts on the natural environment.

137

There are also isolated examples where natural ecosystems have
been impacted, frequently from inappropriate agricultural use on
land unsuited to farming. Even natural events, such as land-
slides, mudslides, or lightning-caused fires, result in changes
or damage to the landscape and its resources. Such events may
necessitate remedial action if public safety and welfare,
environmental quality or scenic beauty is to be restored.

A variety of restoration techniques are available, and the
County will support and encourage these.

A. Private VoluntaM@ 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
Recreation in particular, is requested to work towards the
restoration of environmental and scenic qualities of State
Beaches it manages.

C. Site-Plannin

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. Mercrer

Merger of contiguous substandard size lots held by the same
owner is a means of reducing overall resource impacts in certain
areas in which development of individual legal lots of record
would harm the existing natural uses. The County.may create a
combining zone which-, when applied to selected areas, will cause
undersized lots, when continguous and held by the same owner, to
merge to the minimum size permitted by the existing zoning.

E. Transfer of Develonment Credits (TDC's)

TDC's may be suitable for use in the future in the North County
coastal zone as a means of avoiding new development in highly
scenic areas, environmentally sensitive habitats, or other

138

restoration areas.

F. Coastal Conservancy Prolects

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 perf orm plan-
ning studiest purchase land for various purposes, consolidate
small parcels into larger more desirable parcels and resell them
on the private market to "rollover" and regain its capital
outlay. The result of this latter process is to overcome the
environmental concerns resulting from poor lot configuration or
excessive numbers of parcels in important restoration areas'. The
County will encourage conservancy projects that are compatible
with the plan.

G. Nonprofit Private and Rublic Conservancy Foundations

organizations such as the Nature Conservancy, the Trust for
Public Lands, etc. are.established to assist in the conservation
of important natural and cultural values. These organizations
can, purchase land in fee or simply acquire -easements to fore-
stall development in sensitive areas. Monterey County supports
the activities of these foundations in the@'North County coastal
zone,

139

APPENDICES

APPENDIX A

'COMPUTATION OF LAND DISTURBANCE BAREGROUND)

The sample project evaluation . sheet for land disturbance
.(bareground) on the following page illustrates the calculations
to be provided by applicants for coastal development permits.
Forms are available at the Planning Department and should be
completed and submitted along with other information supporting
the permit application. Planning Department will assist in
explaining the form.

Completion of the evaluation sheet consists of several steps:

Existing amount of disturbed land is calculated from a
detailed map of the parcel showing structures, roads, and
vegetation. The table of coefficients and/or actual
measurements can be used.

Projected amount of disturbed land is calculated from the
site plan using the table of coefficients and/or actual
measurements.

Net change in disturbed land (bareground) is determined by
subtracting existing bareground from projected bareground.

Planning Department Staff will verify the calculations, which
may require a visit to the project site. Staff will compare the
information to the current bareground balance for the
subwatershed and will det *ermine if the proposed project falls
within the Land Disturbance Target (LDT) for the Subwatershed.
(See Table 1) The bareground balance for the subwatershed is
shown on Table 1 and will be adjusted for increases or decreases
in bareground as a result of development projects, changes in
agricultural cultivation, or as a result of vegetation
restoration proj ects.

Coefficients of land disturbance are provided on the following
page to assist in calculating existing or projected land
disturbance where precise measurements of bareground are not
made. These are expressed as a percentage of the total parcel.
They are the result of actual measurements of a large sample of
various land uses in the North County coastal zone using aerial
photography, and therefore, represent an average amount of
bareground per acre produced by a given land use. Disputes
concerning existing or projected bareground are best resolved by
detailed measurements provided by the applicant.

Applicants are encouraged to reduce projected bareground, and
thereby reduce future erosion potential by developing site plans
aimed at maximizing retention of native vegetation or other year
round ground cover. For ex-ample, locations for proposed
structures should be selected that minimize the length of new
roads. other site planning and development measures that.
minimize land disturbance are encouraged.

A-1

COEFFICIENTS OF LAND DISTURBANCE

LAND USE BARE GROUND EXPOSURE
mean st. dev.

Brush 6.0% 8.7%
Oak Woodland 1.1% 1.1%
Eucalyptus 3.2% 4.8%
Pasture; Grassland 6.5% 6.5%
Rowcrops; Artichokes 63.1% 19.2%
Strawberries 69.5% 13.6%
Orchards 93.2% 2.5%
commercial 51.4% 28.5%
Industrial 48.2% 42.0%

Residential Uses:

51 acre lots and greater 9.6% 5.3%
31 to 50 acre lots 7.9% 6.0%
15.5 to 30 acre lots 13.2% 6.3%
10 to 15.4 acre lots 8.1% 4.8%
5 to 9.9 acre lots 9.9% 10.6%
2.4 to 4.9 acre lots 3.8% 4.1%
1 to 2.3 acre lots 14.7% 9.1%
0.5 to 0.9 acre lots 19.5% 1�.0%
0.2 to 0.4 acr e lots 10.8% 1.1%
0.1 acre lots 11.4% 7.1%
less than 0.1 acre lots 51.4% 12.8%

Source: University of California, Dickert and Bean 1981.

A-2

PROJECT EVALUATION SHEET
PROJECT: X YZ J rNe-
SUBWATERSHED f 4/F ( Acreage 700 acre-s)

EXISTING LAND USE DISTURBANCE COMPUTATION

Existing Land Use Disturbance Computed Measured
Land Use Acreage Coefficient. Disturbance Disturbance
(Site Plan)

dAk W04 Ila 4

Total Existing Disturbance (Acres)
PROJECT DISTURBANCE COMPUTATION

Proposed Proposed Land Disturbance Computed Measured
Disturbance
Land Use Use Acreage Coefficient Disturbance (Site Plan)
arw AAA A/0

CAk

NET PROJECT DISTURBANCE Total Project Disturbance (Acres)

Total Total
Project Existing
Disturbance Disturbance

Net Change in
Al-071 I Z. 5, 1 115*4 1 Subwatershed
A-3

APPENDIX B

GLOSSARY OF TERMS

1. Accessory or Anpurtenant Use or Structure: Any use or
structure accessory to the main.use and customarily a part
thereof; an accessory use is clearly incidental and
secondary to the main use and does not change the character
of the main use. (Santa Cruz-LCP.)

2. Aauaculture: The culture and husbandry of aquatic
organisms, including but not limited to fish, -shellfish,
mollusks, crustaceans, kelp and other algae (Public
Resources Code).

3. Access Area: Area encompassing the accessway(s) and
shoreline destination. (Carmel Area Shoreline Access
Background Report.)

4. Access Destination/Shoreline Destination: An area which
provides either contact with the water's edge, such as a
beach, or visual a 'ccess to the ocean, such as a bluf ftop
trail or vista point. (Santa Cruz County LCP.)

5. Accessway: Trail (or staircase, ramp, boardwalk, etc.) to
or along the shoreline or blufftop. It may provide
vertical or lateral access. (After Carmel Area Shoreline
Access Background Report.)

6. Active Fault: One that has moved in recent geologic time
and which is likely to move again in the relatively - near
future. For planning purposes, the time frame extends on
the order of 11,000 years in the past and-100 years in the
future. (After American Geological Institute.)

7. Agriculture-Related Uses, Facilities or operations: Those
uses and facilities that are related to or involve the
production of plant materials and animals useful to humans
but which tend not to be on-site soil dependent. (Monterey
County Planning Department.)

8. Bluf f -Top Access: Access to and along a bluf f where no
beach exists for the purpose of public viewing, or where
trails can be sited to connect pocket beaches. (After
Statewide Interpretive Guidelines for Public Access.) 9.
Chaparral: An evergreen plant comm 'unity of drought-adapted
shrubs usually found on dry slopes and ridges. Chamise,
toyon, scrub oak, ceonothus, and manzanita are characteris-
tics species. (Monterey County Planning Department.)

10. Coastal-Dependent DeveloDment or Use:. Any development or
use which requires a site on or adjacent'to the sea to be
able to funciton at all. (Coastal Act.)

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11. Coastal Prairie: Relatively rare grassland community
dominated by native perennial bunch grasses and limited to
the coastal terraces and outer Coast Ranges from Monterey
County to southern Oregon. (after Point Lobos State
Resource Inventory, Dr. W. J. Barry.)

12. Coastal-Related Development: Any use that is dependent on
a coastal dependent development or use. (Coastal Act.)

13. Community (Biotic): An aggregate of organisms which forms
a distinct ecological unit; it may be described in terms of
flora or fauna, or both. (Wildlife Planning Glossary, U.
S. Forest Service.)

14. Critical Viewshed: The composite area in the Big Sur
segment visible from Highway One and major public viewing
areas. (Big Sur LCP Land Use Plan.)

15. Cross Slope/Average Cross Slope: The average slope of a
parcel determined by the formula S = 0.002291L/A

Where: 1 = Interval of measured contours in feet

S = Average percent cross slope of parcel

L = Summation of length of contours in feet (i.
e. map measurement of contours in inches X
the scale).

A = Area of parcel in acres. (Monterey County
Subdivision Ordinance 1713.)

The derivation is based on the fact that 1 acre 43,560
square feet and that one square foot (the unit produced by
multiplying 1 times L) = 1/43,560 acre, or 2.29 X 0.00001
acre, and that it is necessary to multiply by 100 in order
to arrive at a percent rather than a decimal.

16. Development: on land, in or under water, the placement or
erection of any solid material or structure; discharge or
disposal of any dredged material or of any gaseous, liquid,
solid, or thermal waste; grading, removing, dredging,
mining or extraction of any materials; change in the
density or intensity of use of land, including but not
limited to, subdivision pursuant to the Subdivision Map Act
(commencing with Section 66410 of the Government Code), and
any other division of land, including lot splits, except
where the land division is brought about in connection with
the purchase of such land by a public agency for public
recreational use; change in the intensity of use of water,
or of access thereto; construction, reconstruction, demoli-
tion, or alteration of the size of any structure, including
any facility of any private, public or municipal utility;
and the removal or harvesting of major vegetation other
than for agricultural purposes, kelp harvesting, and timber

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operations which are in accordance with a timber harvesting
plan submitted pursuant to the provisions of the Zlberg-
Nejedly Forest Practice Act of 1973 (commencing with
Section 4511). (Coastal Act.)

17. Dislunct: A plant or animal species found in an area
outside of its normal range or distribution. (San Luis
Obispo County LCP Land Use Plan.)

18. Dwarf Coastal Chaparral: A maritime chaparral association
that supports several endemic plant species and in which
the plants are' dwarf in 'stature, possibly the result of low
water availability. (after Point Lobos State Reserve
Resource Inventory.)

19. Ecosystem: A system formed by the interactions of a
community of organisms with their environment. (Wildland
Planning Glossary, US Forest Service.)

20. Endancrered Species: See Rare species.

21. Energy Facility: Any public or private processing,
producing, generatingl storing, transmitting, or recovering
facility for electricity, natural gas,' petroleum, coal, or
other source of energy. (Coastal Act.)

22. Environmentally Sensitive Habitat Area: Any area in which
plant or animal life or their habitats are either rare or
@specially valuable because of their special nature or role
in an ecosystem and which could be easily disturbed or
degraded by human activities and developments. (Coastal
Act.)

23. Essential Ranching Structures: Structures required for
commercial ranching operations such as barns, toolsheds,
etc. (Monterey County Planning Department.)

24. Estuagy: A coastal water body usually semi-enclosed by
land, but which has open, partially obstructed, or inter-
mittent exchange with the ocean and in which ocean water is
at least occasionally diluted by fresh vater runoff from
the lands. The salinity may be periodically increased
above the open ocean by evaporation. In general, the
boundary between "wetlands" and "esturary" is the line of
extreme low water. (State-wide Interpretive Guildelines
for Wetlands.)

25. Exotic Plant: Any plant species that is not native to the
area where it occurs; an introduced plant species. (After
Wildland Planning Glossary, US Forest Service.)

26. Fault: A fracture in the earth's crust along 'which there
has been differential movement of the two sides. (After
Monterey County Seismic Safety Element 1975.)

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27. Fault Trace: The intersection of a fault with the earth's
surface as revealed by the dislocation of fences, roads, by
ridges and furrows in the grounds, by dislocations in rock
strata, etc. (After Monterey County Seismic Safety Element
1975.)

28. Fault Zone,: A zone or band of interconnected, closely-
spaced faults and fault traces. (Monterey County Seismic
Safety Element 1975.)

29. Feasible: Capable of being accomplished in a successful
manner within a reasonable period of time, taking into
account economic, environmental, social and technological
factors. (Coastal Act.)

30. FloodRlain, 100-year: The nearly level land situated on
either side of stream channel which is subject to the
overflow of flood waters which, may on the average, occur
once every 100 years. (After Soil Conservation Society of
America.)

31. Floodway: The channel of a stream or other watercourse and
the adjacent land area required to carry and discharge the
100-year flood and which must be kept free of encroachment
in order to avoid an increase in water surface elevation of
more than one foot at any point. (Federal Flood Insurance
Program.)

32. Floodway Fringe: The area between the floodway and the
boundary of the floodplain which could be completely
obstructed without increasing the water surface elevation
of the 10.0-year f lood by more than 1. 0 f oot at any point.
(Federal Flood Insurance Program.)

33. Formal Access: Access that has been established with
improvements or signing. (After Big Sur and Carmel Area
Shoreline Access Background Reports.)

34. High Hazard Areas: Areas in which there are or may be a
substantial risk of damage to life and property as a result
of flood, fire, or geologic and seismic hazards, including
tsunami. The following areas are defined as high hazard
areas (North County and Carmel Area LCP Land Use Plan):

seismic and Geologic Hazards:

Zones 1/8 mile on each side of active or potentially
active faults
Areas of tsunami hazard
Areas indicated as "Underlain by Recent Alluvium" and
"Relatively Unstable Upland Areas" on Map 5 of the
County Seismic Safety Element.
Geotechnical Evaluation Zones IV, V, and V1 on Maps A-
Q of the County Seismic Safety Element Maps.

B-4

Geotechnical Evalua tion Zones V and V1 on the Monterey
Peninsula Map of the County Seismic Safety Element.

Flood Hazard Area:

Everything included within the 100-year floodplain

fire Hazard:

Areas classified as having a high to extreme fire
hazard through application of the Department of
Forestry criteria.

3 5. Implementing Actions: The ordinances,. regulations or
programs which implement the provisions of the certified
local coastal program.. (Coastal Act.)

36. Informal - Access: Access established through public use
withoutImprovements or signing on public or private'lands.
(After Big Sur and Carmel Area Shoreline Access Background
Reports.)

37.. In-Lieu-Fees: Fees paid to the County or other public
agency as substitution for the required dedication of land
to the agency or development for a stated public purpose,
such as provision of access, low and moderate income
housing, road improvements or parks. (Monterey County
Planning Department.)

38. Intermittent Stream: A stream (c.f.. stream) which flows
during a portion of the year only, generally during the wet
season; intermittent streams are designated on USGS Maps by
a dash and three dots symbol. . (After Statewide Interpre-
tive Guideline for Wetlands-)

39. Intertidal: Of or pertaining to the shoreline area that is
above the low tide mark and 'below the* high tide mark.
.(Santa-Barbara County Coastal Plan.)

40. Invasive Plant Species: An exotic or'native plant species
which is absent in undisturbed conditions but which will
invade 'and, often displace, the original vegetation under
conditions.ot disturbance -including continued overuse. The
term is most commonly used in connection with exotic or
introduced species. (After Wildland Planning Glossary, US
Forest Service.)

.41. Landmark Trees: Visually significant, historically
significant or exemplary specimens of species. (Big Sur
LCP Land*Use Plan.)

B-5

42. Lateral Access: A path or trail which runs parallel to or
along the shoreline. Widths of lateral access may vary,,
but in areas where sandy beach exists, they generally
encompass a minimum of 25 feet of dry sandy beach. (Santa
Cruz County LCP.)

43. Level of Service: A measure of the ability of a section of
roadway of significant length to carry specific volumes of
traffic. (Highway Capacity Manual, 1965.)

44. Local Coastal Program: A local government's (a) land use
plans, (b) zoning ordinances, (c) zoning district maps, and
(d) within sensitive coastal resource areas, other
implementing actions, which when taken together, meet the
requirements of and implement the provisions and policies
of the California Coastal Act at the local level. (Coastal
Act.)

45. Maritime Chaparral: A unique type of chaparral found close
to the coast within the summer fog zone climate and charac-
terized by a high proportion of localized endemic plant
species. (After North County Environmentally Sensitive
Habitat Areas Draft Background Report.)

46. Marsh: A wetlands: A tract of low wet land that is
periodically inundated with fresh or saline water charac-
terized by grasses, sedges, cattails and rushes.

47. New Development: Any development activity (c. f. Develop-
ment) with the exception of replacement of structures (c.
f. Replacement) remodeling of existing structures (c. f.
Remodeling) or repair and maintenance activities (c. f.
Repair and maintenance). (Statewide Interpretive Guide-
lines for Public Access.)

48. Perennial Stream: A stream (c. f. stream) that normally
flows throughout the year. Perennial streams are desig-
nated by a solid line symbol on United States Geological
Survey topographic maps. (After Coastal Commission's
Interpretive Guidelines for Wetlands.)

49. Permit: Any license, certificate, approval, or other
entitlement for use granted or denied by any public agency
which is subject to the provisions of the Local Coastal
Program. (Coastal Act.)

50. Potentially Active Fault: A fault along which there has
been displacement during the last 3 million years, but not
during the last 11,000 years, and along which there might
be displacement in the future. (Monterey County, Seismic
Safety Element, 1975.)

B-6

51. Prime Agricultural Land/Soils: Those lands defined in
section 51201 of the of the Government Code as follows:

a. All land which qualifies for rating as class 1 or
Class 11 in the Soil Conservation Service land use
capability classifications.

b. Land which qualifies for rating 80 through 100 in the
Storie Index Rating.

C. Land which supports livestock used for the production
of food and fiber and which has an annual carrying
capacity equivalent to at least one animal unit per
acre as defined by the United States Department of
Agriculture.

d. Land planted with fruit-or-not-bearing trees, vines,
bushest or crops which have a nonbearing period of
less than five years and which will normally @ return
during the commercial bearing period on an annual
basis from the production of unprocessed agricultural
plant production not less than two hundred dollars per
acre.

52. Productive Agricultural Land/Soils: Those lands that
qualify as Class.111 or 1V in the Soil Conservation Service
land use capability classification scheme (Soil Conserva
tion Service.) In North County, lands qualifying as prime
under (c)and (d), of Section 51201 of the Government Code
are included as productive agricultural lands.

53. Public Viewshed: The composite area visible from major
public use areas and scenic corridors. (Carmel Area Land
Use Plan.)

54. Public Works:

a. All production, storage, transmission, and recovery
facilities for water, sewerage, telephone, and other
similar utilities owned or operated by any public
agency or by any utility subject to the jurisdiction
of the Public Utilities Commission, except for energy
facilities.

b. All public transportation facilities, including
streets, roads-,, highways, public parking lots' and
structures, ports, harbors, airports, railroads, and
mass transit facilities and stations, bridges, trolley
wires, and other related facilities.

C. All public financed recreational facilities, all
projects of the State Coastal Conservancy and any
development by a special district.

d. All community college facilities. (Coastal Act.)

B-7

55. Rare and Endangered species: Species 'identified as rare,
endangered and/or threatened by the State Department of
Fish and Game, United States Department of Interior Fish
and Wildlife Service, and/or the California Native Plant
society. (After Monterey County LCP ESH background
reports.)

56. Relict: A persistent remnant of an otherwise extinct flora
'@r fauna. (San Luis Obispo County LCP Land Use Plan.)

57. Remodeling of Existing Structure: Improvements to a struc-
ture which do not change the use or intensity of use of the
structure, or of the land or water; nor increase the area '
height and/or bulk of the structure by more than 10
percent; and which do not interfere with a currently
existing public view or public accessway. (Statewide
Interpretive Guidelines for Public Access.)

58. Repair and Maintenance: Activities required to prevent the
decline or failure of a structure (c.f. Structure) or
public works facility (c.f. Public Works) and which do not
result in an additional to, or enlargement or expansion of,
the object of such repair or maintenance activities.
(After Coastal Act, Sec., 30610.)

59. Replacement of Structures: The action or process of
restoring or rebuilding a structure (c.f. Structure) in the
same location as the original structure. Replacement must
be consistent with zoning requirements, be of the same use,
and in size, area, height, and bulk no more than 10% in
excess of the destroyed structure. (Coastal Act. Section
30610.)

60. Restoration Areas: Areas which generally require mitiga-
tion of adverse impacts from existing uses, including
residential and recreational uses. These areas are
specifically discussed and identified in the various land
use,plans.

61. Riparian Corridor: An area consisting of the stream
channel and an area on each side of the stream to be
measured from the mean rainy season (bankful) flow-line as
follows:

Carmel Area and North County Land Use Plans

(a) 150-foot zone from each side of perennial streams, or
the extent of riparian vegetation, whichever is
greater.

or the extent of riparian vegetation, whichever is
(b) 50 - foot zone from each side of intermittant streams,

greater.

B-8

Big Sur Land Use Plan

the 150-foot zone on each side of a stream.

62. Riparian Habitat/Community/Woodland: An area of vegetation
and associated animal species which typically occurs along
freshwater course. Riparian woodland is generally
restricted to a linear strip along streams although where
river valleys are broad, the extent ofriparian woodland is
often correspondingly broad. Characteristic woody species
are Black Cottonwood, Sycamore, Red Alder, White Alder, Box
Elder and Willow species. (After San Luis Obispo County
Local Coastal Plan and California Plant Life,by Ornduff.)

63. Safe Yield: See Sustained Yield.

64. Second Structures: Guest rooms, guest houses or non-
commercial and non-residential accessory structures clearly
subordinate and incidental to the principal residence or
other main building on the same building site. (After
Monterey County Zoning Ordinance 911 and Big Sur Land Use
Plan.)

65. Salvage Logging; Cutting primarily to utilize dead or
dying trees or deteriorating trees that will not be
merchantable if left in the stand until the next scheduled
cut. (Wildland Planning Glossary, US Forest Service.)

66. Selective Locrain : Removal of mature timber usua lly the
oldest, largest trees, either as single scattered trees or
small groups, at relatively short intervals, by means of
which the continuous establishment of natural - reproduction
is encouraged and an unevenaged stand is maintained.
(Wildland Planning Glossary, US Forest Service.)

67. Serpentine Rock Habitat: A unique plant community
consisting largely of native species, many which are rare,
endangered and disjunct, which exhibit varying degrees of
confinement to serpentine soils. (After Big Sur Environ-
mentally Sensitive Habitat Areas Background Report.)

68. Shoreline Access: The provision of pedestrian access from
a public road to and along the shoreline. (After Santa
Cruz County LCP.)

69.. Shoreline Destination: See Access Destination.

70. Significant-Hazard: See High Hazards:

71. Significant Historical Buildings. Landmarks and Districts:
Those buildings, landmarks 'or districts identified as
historically significant by the National Historic Landmarks
Program or the National Register of Historic Places and/or
the Register of California Historical Places and/or the
County's future inventory and registry program. (Monterey

B-9

County Planning Department; After Big Sur LCP Land Use
Plan.)

72. Special District: Any public agency other than a local
government formed pursuant to general law or special act
for the local performance of governmental or proprietary
functions within limited boundaries. - "Special district"
includes, but is not limited to, a county service area, a
maintenance district or area, an improvement district or
improvement zone, or any other zone or area, formed for the
purpose of designating an area within which a property tax
rate will be levied to pay for a service or improvement
benefiting that area. (Coastal Act.)

73. Special Treatment Area (Forestryl: Those identifiable and
geographically bounded forested areas, depicted on the LCP
Resource Maps, that constitute a significant habitat area,
area of special scenic significance, and any land where
logging activities could adversely affect public recreation
area or the biological productivity of any wetland,
estuary, or stream especially valuable because of its role
in a coastal ecosystem. (After Coastal Act.)

74. Stream/Stream Corridor/Stream Channel: A natural water-
course as designated by a solj:d- line or dash and three dots
symbol shown on the United States Geological Survey map
most recently published, or any well-defined channel with
distinguishable bed and bank that shows evidence or having
contained flowing water as indicated by scour or deposit of
rock, sand, gravel, soil or debris. (Statewide Interpretive
Guidelines for Wetlands.)

75. Stream Discharge: The volume of water flowing past a point
per unit time, commonly expressed as cubic feet per second,
million gallons per day, gallons per minute. (Soil
conservation Society of America.)

76. Structure: Building or other facility, including but not
Ti7mited to, any road, retaining wall, pipe, conduit, tele-
phone line, electrical power transmission or distribution
line. (After Coastal Act.)

77. Sustained Yield or Long-Term Sustained -Yield: The yield
that a renewable resource can produce continuously over the
long-term at a given intensity of management without
impairment of the resource and other associated resources.
(After Wildland Planning Glossary, US Forest Service.)

78. Threatened �'Pecies: See Rare and Endangered Species..

79. TideRool: An accumulation of sea water remaining -in a
depression on a beach or reef after the tide receded.
Characteristic habitat of a variety of plant and animal
species. (From Santa Barbara County Local Coastal Plan.)

B-10

80. Vertical Access:' A path or trail which connects the
nearest public roadway with a shoreline destination via a
reasonably direct route. (Santa Cruz County LCP.)

81. Vistor-Serving Facility: Public -and private development
that provides accommodations, food and/or services for
visitors or tourists. (Santa Cruz County LCP.)

82. Visual Access: Access for scenic viewing of the shoreline
and/or ocean from either a vista point or public road or
trail. (Monterey County Planning DepArtment.)

83. Watershed: The region drained by, or contributing water
to, a stream, spring, lake or other body of water. (Santa
Cruz County LCP.)

84. Wetlands: Lands within the Coastal Zone which may, be
covered periodically or permanently with shallow water and
include saltwater marshes, fresh water marshes, open or
closed brackish water marshes, swamps, mudflats" and fens.
(Coastal Act.)

B-11

APPENDIX C

AMENDMENTS TO THE NORTH COUNTY LAND USE.PLAN

Board of Coastal
Supervisors Commission

Approval Approval

1. Added "Special Treatment" May 4, 1982 July 14, 1982
designation and text lan-
guage for the Trails End
Mobile Manor, Dolan Road
area.

2. Added Policy 5.5.3.7 May 18, 1982 August 12, 1982

C-1

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