[From the U.S. Government Printing Office, www.gpo.gov]
IL CALIFORNIA COASTAL ZONE CONSERVATION COMMISSION Coastat zone 1540 Market Street, San Francisco 94102-(415) 557-1001 information Center APPEARANCE AND DESIGN Adopted December 17p 1974 CENTER FINDINGS Statewide Finding: 1. THE COAST IS A VISUAL RESOURCE 4A For the most part, the California coastline is an outstanding visual resource of great variety, grandeur, contrast, and beauty, that can be enjoyed by all the people of the State. Visual attrac- tions such as the dramatic meeting of land and waterp clear skies, unspoiled natural areas filled with wildlife, and the rich texture of urban shorelines (all demonstrated more fully in the following findings) add to the quality of life for coastal residents, visitors, cA and workersp and contribute to the economic success of the tourist industry by attracting many vacationers to the coastline. Regional Amplification: 1. North Coast: "The North Coastal Region of the California coastal zone is probably the most scenically unspoiled section of boastline in California. Man's influence simply has not been harshly felt as in other sections of the State." 2. North Central: 3. Central Coast: "The Central Coast contains a number of the nation's most outstanding scenic attractions including the Big Sur Coast." 4. South Central: "The South Central Region provides a unique visual Y (7sua ir .7 N( al zc line il t a,, asset to all California by the open character of much of its coastal landscape. In some parts of this Region it,.is still possible to see an uninterrupted view of the ocean, beach, bluff, grassy terrace and hillside from one place, or to move through such a landscape for many miles. "The continuing existence 'of clear water and airg of areas rich in marine lifeg bird life, diving reefs, nesting sites, ancient and uncommon plant communities, rocks, beaches and dunes that have not been altered by development is a special attraction of the Region." 5. South Coast: 6. San Diego: Statewide Finding:. 2. COMPLEXITY OF ANALYZING COASTAL VISUAL RESOURCES The systematic analysis and management of coastal visual resources are complex and difficult because of the great variety of natural conditions and the wide spectrum of the degree of develop- ment along the coast. At the broadest level the following nine types of landforms (a through i) and three patterns of development (j through 1) have been found to encompass most conditions along the coast; thereforep these are reasonable categories for statewide Appearance and Design Policies and lend themselves to greater specificity based on detailed inventories of existing conditions and problems: a. Beaches that may be narrow to broad sandt shingl'6, cobble, or rock with a wide degree of vegetation ranging from none to.. thick 'grasses, including the Silver Strand, Ten Mile Beach, and Stinson Beach. b. Sand Dunes that vary greatly in height and in the degree of vegetation they support.,. including Murray Dunes, Monterey Bay r@r @esou dunes, and Salmon Creek Beach. c. Coastal Bluffs that are the angular, irregular coastal edge s of marine terraces rising at least ten feet above sea level, including Point St. George, Santa Cruz North Coast, and Goleta Point. d. Headlands that usually fall steeply into the sea along a jagged, angular, irregular shoreline, including Big Sur, Cape Vizcaino, and the Golden Gate Headlands. e. Estuaries that encompass bays, lagoons, inlets, and their surrounding wetlands, including Bolinas lagoon, San Dieguito, and Pescadero Lagoon. f. Islands ranging from large rocks to the expansive Channel Islands, including Indian Island, Farallon Island, and Santa Catalina Island. g. Upland Terraces and Plains that are generally broad, flat coastal lands stretching inland from the sea to the coastal mountains, including much of the Mendocino Coast, Point An6 Nuevo, and the Irvine Properties. h. Canyons and Hillsides that are usually steep and rugged and include rare vegetation, small scale features, abundant wildlife, and outstanding visual features, include Bixby Canyon, Los Trancos Canyon, and San Clemente. i. Rivers and Streams that are the upland portion of estuaries that are connected to the sea and that are of-ten meandering, broad open areas shaped by the paralleling hills, including -the Smith River, Tia Juana, and Russian River. j. Village Waterfronts where residents live and work in the corfmunity with little, if any, reliance on commating to other areas be-. cause a full range of community bervices arid facilities are present. A small-scale of dev elopment and an atmosphere of close relation to the sea is often present because of an agricultural or fishing economy. Coastal villages include Morro Bay, Mendocino, Laguna Beachv and La Jolla. k. Suburban Waterfronts that are within commuting distance of major employment centers, predominantly residential with some, support- ing commercial and service facilities, and that have often groirm around older coastal.villages. They are the transition area between urban and rural areas and often contain remaining un- developed areas including some agricultural lands.and scenic open spaces. Coastal,suburbs include Huntington Beach, Pacifica, and Belmont Shores. 1. Urban Waterfronts that are developed with a full range of resi- dential, commercial, industrial, and other uses-often with such intensity that the shoreline is obscured by development. Coastal urban areas include San Diego, Long Beach, Los Angeles, and.San Francisco. Regional Amplification: 1. North Coast: 2. North Central: .3. Central Coast: "The viewsheds of major coastal roads, trails, recreation areas, and natural areas are of statewide importance because of high quality scenery and public accessibility. While the entire coastal zone (as defined in Section 27100) is a visual resource, I'viewsheds" contain only those areas visible from desig- nated. locations. Additional coastal viewsheds will be opened -4- to the public through park acquisitions, new road construction, and implementation of a coastal hiking and biking trail system, and should be planned to protect their scenic qualities. "Roads and Trails. Views of the ocean from the public road nearest the coast (including heavily-used urban bikeways and foot- paths), the entire corridor of the coastal highway, and views from points of entry into the coastal zone (gateways) are view- sheds of statewide significance. In the Central Coast Region, State Highways 35 (Daly City) and 1 (Pacific south) form a continuous coastal corridor. Major coastal roads with ocean views used or designated as scenic roads are: Beach Boulevard in Pacifica, Ocean Street in Seal Cove, Mirada Road in Miramar, East and West Cliff Drives in Santa Cruz (including bikeway), Lighthouse Avenue-Cannery Row in Monterey (including Wharf-Cannary Row trail), Ocean View Boulevard-Sunset Drive in Pacific Grove (including trail), Seventeen Mile Drive in Del Monte Forest, Scenic Road in Carmel, and the Highway 35-1 corridor throughout the region. "Coastal gateways in the Central Coast Region are located at points on Thornton Beach Road, Sharp Park Roadv State Highways 929 84 (La Honda Road)9 179 1529 218 (Canyon Del Rey), and 68, Reservation Road, and Sycamore Canyon Road. "A network of roads also provide scenic access to the coastline and coastal wetlands, agricultural areas, forests and landforms which are associated with the coast, and this gives thei-r entire corridors regional significance. These include nine inland routes: Old Coast Road (Bixby Canyon-Big Sur River), Carmel Valley Road, Elkhorn Road- Castrovi-Ile Boulevard, San Andreas Road-McGowan Road-Trafton Road- Bluff Road-Jensen Road, Riverside Drive (State 129), Swanton Road- Davenport Landing Roadq Pescadero Roadq Bean Hollow Road-Stage Roadq and Sycamore Canyon Road; two coastal roads: West Cliff Drive and Monterey Peninsula scenic drive (Lighthouse Avenue, Cannery Row? Ocean View Blvd.9 Sunset Driveg Seventeen Mile Driveg Scenic Road). "Recreation Areas. The quality of the scenic resource of major coastal recreation and tourist areas, and as viewed from these areas, is a matter of statewide importance. Because of high accessibility and heavy use, these areas deserve high priority protection from view degradationo and restoration of scenic quality. These include all sandy beaches; all components of the State Park System (beaches, parks, reserves, historic monuments); municipal and publicly used piers and wharves (Pacifica, Santa Cruz, Capitola@ Moss Landingg Monterey@, small craft and commercial harbors (Pillar Pointv Santa Cruz, Moss Landingg Monterey), and amusement parks (Santa Cruz). Other recreation areas of regional significance for their scenic attributes will be identified in the Recreation Element and by local designa- tion. -5- I'Qpela L=dsgapes, Natural and agricultural areas are a major component of coastal aesthetic quality, and are thus of statewide significance. Sensitive to degradation from overuse and des- truction from the spread of development and the remaining wilderness and other open landscapes of the Central Coast are a fragile resource of high aesthetic quality as well as ecolog- ical and economic importance. These areas include nearly all the designated resource preservation areas of previous Plan elements? and specifically include the following landscapes highly characteristic of the Central Coast Region: "Grass covered hills, open space relief for the urban areas of northern San Mateo County. "Agricultural benchlands in the coastal fog belt, largely between Half Moon Bay and Santa Cruz. "Coastal stream valleys, picturesque rural settings between Half Moon Bay ard Santa Cruz, and between La Selva Beach and the Pajaro Valley. "Marine terrace bluffs, some dropping sharply to the sea and others fronted with broad sandy beach, from Daly City to San Pedro Beach, and from Montara to Sunset State Beach. "Forested mountains, open space relief for the urban areas of Monterey Bay. "Alluvial plainsv highly productive agriculture in the Salinas and Pajaro Valleys. "High sand dunes fronting on Monterey Bay from the Salinas River to the Naval Postgraduate School in Monterey. "Large coastal wetlands and lagoons (Peseadero Marsh, Elkhorn Slough, Schwan and Corcoran Lagoonsq San Lorenzop Pajarov Salinas and Carmel Rivers). "Granite headlands9 cypress and pine forested, and offshore rocks, the primary coastal view south of Pt. Pinos to Ragged Point (San Luis Obispo County). "Steep canyons, many with redwood forests, typical upland views from Malpaso Creek south. ."Redwood forests of the San Lorenzo and Big Sur River valleys." South Central: South Coast: "Metaphors often help to conceptualize the essence of a c.omplex phenomenon such as the extremely diversified coastal area. The metaphors that best describe existing three-dimensional environmental form in the coastal zone is that of a 'linear mosaic' consisting of discrete and often distinctive environmental cells, or modules-for examplev a marine, a trailer park9 a pier, or a public beach-cemented together by a relatively undifferen- tiated 'matrix' which is more or less typical of a larger urban sprawl of Los Angeles' metropolitan area. -6- "Following are some examples of the specific form elements that fall in these two categories: "Components of the Matrix: vacant land, parking lots, signs, billboards, lights, street furniture, highways, streets, bridges, mixed land uses, utility poles, overhead wires, fences, walls, embankments. liCells/modules: marinas, harbors, beaches, trailer parks, shopping centers, man-made islands, piers, offshore oil derricks, megastructures, commercial ships, residential clusters. "In order to arrange rational and implementable policy sets, it is necessary to develop a second level of categories referring to the overall characteristics of the coastal area in terms of degree or intensity of urbanization. These categories are based on coastal prototypes and are as follows: "Urban - I: Highly urbanized areas with extremely intensive use of land and/or massive structures (e.g., Venice Peninsula, Marina del Rey, El Segundo, Harbor area and central Long Beach). "Urban - II: Less intensive use of land with comparatively smaller structures, or scattered large structures [e.g., Santa Monica (north- west city line to Santa Monica Pier) North Venice, Manhattan Beach, Long Beach (east of Alamitos), Huntington Beach, Newport Beach, and San Clemente]. "Urban - III: Still less intensive areas which have some feeling of openness and fairly low structures (e.g., Topanga Canyon to northwest Santa Monica line, Playa del Rey, Torrance,.Seal Beach, Huntington oil. fields, and Corona del Mar). "Suburban - III: This is the first of the suburban categoriesv,-and Includes areas which have more openness than Urban @- III Eeog*9 Malibu (east of Pepperdine Campus) South Huntington Beach, South Laguna, and Dana Point]. "Suburban - II: This category includes areas which have still more openness and mostly one-story structures [e.g., Malibu (Broad Beach to Pepperdine Campus and Palo Verdes]. "Suburban - I: Areas with big lots or scattered houses on open land and undeveloped open land are in this category (e.g.,, Ventura County line to Broad Beach, Ballona Creek, Hughes land, and the Irvine property). "The South Coast Region also has a number of areas which are protected either by legal means or by neighboring land use (e.g., Zuma Beach- publicly acquired. El Segundo Dunes-iLnder flight area of L.A. Inter- national Airport. Fort MacArthur-military use and firing ranges. Malibu Lagoong Bolsa Chic:69 Anaheim Bay, and Upper Newport Bay- ecologically important areas)." EIn addition, see Figures 1 and 2 in the Appendix] S El an Diego: -7- Statewide Finding: 3. DETERIORATION OF COASTAL APPEARANCE In some areas, man-made changes have provided new access to the coast and new opportunities to enjoy the coast, while respecting the special visual quality of-the coastal environment. But in other areas, the coastline has been degraded by new developments and other altera-- tions that donot harmonize with the scenic qualities of natural areas or do not respect the unique visual resources found in developed coastal areas. In its most general terms, this deterioration is due to various'aspects of urbanization that could have been better designed to minimize their negative effects. These issues include: a. Scale, Height, Materials, and Colors of buildings and structures that, when inappropriate to the landform and existing patterns and scales of development, can degrade the appearance of both communities and natural areas. .b. Community Boundaries that are often ignored creating visually ..displeasing "sprawl" development. c. Signs that can block views, create visual clutter, and deteri- orate@the appearance of otherwise attractive communities. d. Alteration of Natural Landforms by cutting, grading, filling, or vegetation removal that can cause.visual scars, result in unsightly erosion, and destroy scenic areas. e. Landscaping that is often lacking in new development creating the appearance of harsh structures imposed on the coastline. f. Views that when blocked destroy the most important visual quality that identifies coastal areas. -8- 9- Utility and Communications Facilities that can cause visual blight when overhead lines, towers, and poles intrude into scenic areas or clutter views of the coast in developed communi- ties. h. Public Service Facilities such as power plants, sewage treatment facilities, solid waste disposal facilities, water storage tanks, pumping stations, and power and communication substations that, can be major visual instrusions in the coastal environment because of their size and appearance. i. Transportation and Parking that can result in cutting and filling of the natural landscape and the well known "sea of asphalt" in urban areas. j. Industrial and Commercial Uses that can have a major visual impact because of their size. k. Mineral Extraction and Timber Harvesting that are generally considered to be unattractive activities that should be screened from public view. Re&ional Amplification: 1. North Coast: "Man-made elements, although not as prevalent as in other coastal areas of the State, are present. Some are visually stimulating and some are visually degrading. Buildings, bridges, lighthouses and wharfs constitute many exciting visual opportuni- ties. Suburban sprawl, road cuts, signs, service facilities and resource extraction sites are but a few of the elements that contribute to visual degradation." 2. North Central: 'n 01 FY sl S, r Central Coast: "Because of economic and population pressures, as well as low public priorities on scenic preservation, many coastal views have been lost or severely restricted by development and alteration-of,landforms. These pressures continue to threaten a diminishing resource of visual quality. Agricultural land and coastal-bl.-uffs have been subdivided for homes, urban areas have often developed without regard for aesthetic appearance or maintenance of coastal charactery and extractive activities and highway construc- tion have substantially altered the land." [See also Central Coast Regional Amplification on Roads and Trails, .and Recreation Areas in Finding 2.1 South Central: "In the South Central Region, coastal settlements have grown up around agriculture, fishing and small vacation cottages. The small towns of the Region, with packing houses, boat yards, docks or railroad yards, a few Victorian houses, stucco and wood bungalows, and shopping areas designed for the pickup truck, have an architectural flavor that is easily marred by any extensive construction or by uniform facades with a nautical or European motif. "Urban areas have grown up that lea've no sense of the shoreline, have few facilities that would permit public use of the coastline. Some have extensive industrial areas near the shore. The scale of present development is not oriented to public day use. "Rural areas in the Region have in some cases been absorbed by suburban development, in others they are marred by borrow pits, oil wellsp industrial facilities and intensive greenhouse agriculture which is an industrial use of the land. "Design choices incompatible with the other uses of the coastline can result in conflict between people trying to use the coastline in different ways. "Many present developments: subdivisions, industrial facilities, apartments are designed in such a way that the presence of the shoreline is ignored. This has resulted in projects that are incom- patible with the present use (5f the shoreline: in Port Hueneme a broad public beach with a large road leading to it will be faced by private locked condominiums that provide none of the support facilitie@ that'heavy day use demands. In other areas industrial facilities operate in much the same way. In the Pierpont district, roads lead to the beach, but provide for no parking or turning around. In other areasq such as Summerland, the public is faced with fairly heavily used beaches next-to low density development, where the residents of a few single family houses have most of the burden of public use. "Some important view areas are subdivided in such a way that the preservation of views and vegetation is difficult. The preservation of present visual qualities will either involve severe restrictions on use or some form of acquisition. Many existing undeveloped are in the hands of private owners or the military and afford 1=F?tased opportunity for public access and visual enjoyment. _10- "The South Central Region is subject to increasing pressures for residential and industrial use. These pressures, a result of increasingly easy access, ownership patterns, size of parcels, and increasingly restricted choices on other parts of the coastline can result in major changes in the visual qulaity of the coastal area of the three counties." 5. South Coast: [See Figures 1 and 2 in Appendix] 6. San Diego: "As a result of the expanding opportunities for greater numbers of people to utilize the finite resources of California's coastline, the quality of many of the coastal amenities which attractbd people to them has been allowed to decline and, in some cases, have been lost. The immediate economic gains to be realized have often overshadowed the need for the long term preservation and conservation of the coast's natural and scenic amenities. Regulation of development has frequently been inadequate to ensure resource protection. "The decline of the coastline has manifested itself in several ways, including the wholesale alteration of natural and scenic landforms to suit proposed developmentv the construction of shoreline bluff top developments which dominate the coastal landscapeg the indiscrim- inate placement of advertising structures in scenic areas, the blocking of significant vistas for a more limited private benefit, and the "filling in" of open space and agricultural buffers with urban development. "Overhead utility lines have long been associated with visual clutter, not only along the coast but inland areas as well. Transmission lines in undeveloped or open areas can be visually disturbing, especially when they dominate the landscape or extend above ridge lines. "Overhead utility lines are particularly unsightly and detrimental to the enhancement of coastal appearance in or around coastal lagoons, along coastal highways, on and across streets used for public access to the shorelineg and in other scenic and urbanized areas. "The undergrounding of utilities is now required by the Public Utilities Commission for electrical distribution lines and other utility services in all new residential subdivisions andmost other new residential, commerical and industrial developments. San Diego Gas and Electric is also undergrounding some new transmission lines in urbanized areas7 bearing loads up to 69 KV. "In recent yearsq San Diego Gas and Electric and other utilities have undertaken an increasingly aggressive program to underground existing overhead lines. A predetermined percentage (approximately 3 per cent" up to a maximum of 4 per cent) of SDG&EIs total annual revenue is @ appropriated for undergrounding projects throughout this service area. Each community in the service area is allocated-funds for undergroundingg based on the number of service connections, with the largest allocation going to the city with the largest number of connections; in this region it is San Diego, which gets over 50 per cent of the total appropriation. Using this allocation method, it is difficult to achieve a regional perspective or to concentrate undergrounding efforts in a specific ar@. "The most direct impact of man's alterations of the natural environment and the design of the built environment is often subregional or localized7 extending over physically or visually defined areas. These could include a stretch of bluff, a segment of highwayg an urban waterfront or beachfrontg an identifiable community or urbanized area, or a lagoon and its surroundings. "As development in such areas undergoes transitiony or the use of the land is changedg there exists a unique opportunity to formulate design and appearance criteria which would provide for unified design, while protecting and providing for public amenities." Statewide Finding: 4. NEED FOR DESIGN EVALUATION The Coastal Zone Conservation Act of 1972 states that one objec tive of the Coastal Plan is "the maintenance, restoration, and enhancement of'the overall quality of the coastal zone environment, including, but not limited to its amenities and aesthetic values" APublic Resources Code Section 27302 (a)). In order to achieve this objective, it would be ideal if highly specific design criteria could be established for all new development along the coast. But because of the great variety in the existing visual character of the coast- line, because of the dynamic changes taking place.in social values and building technology, and because different people have different concepts of "beauty", necessitating intensive involvement of communityresidents in determining the desired visual qualities that should exist in the hundreds of communities along the coast, highly specific criteria cannot be established for the entire coast at this time. Until design plans, specific criteria, and enforcing regu- lationa can be formulated by coastal communities and the agency designated to carry out the Coastal Plan, the application of general design guildlines, refined to as much specificity as possible by Th of rt7ive regional and local amplification, through a design review process, -12- appears to be the best method for guiding development to preserve or restore the attractive appearance of the coast. Regional Amplification: 1. North Coast: 2. North Central: 3. Central Coast: "Scale. Design concepts can be applied on the regional scale as well as in the urban,situations they we're intended for. A regional design plan, composed of all the large scale landforms, vegetative masses, and land uses within the region, relates the components together. Open space sur- rounding urban'areas, views of the ocean, maintenance of water and landforms and vegetative masses, and functional use of the land to guide development location relate' to the appearance of the entire coastal zone, and are thus.State,concerns. "Methods. Perceptions about physical and aesthetic qualities vary greatly as do the extent of community values thdt*are shared by most residents of any given area. The appearance of the coastline affects and is of concern to bothresidents, and visitors, but most local design planning reflects local concerns only. Where overriding state concerns for the scenic qualities of an area or type of development exists, separate programs (State Parkso State Historic Monuments, Public Utility under- groundingg Agricultural Preservey Scenic Highways) have been required to assert the state interest. Local techniques for scenic protection (Open Space zoningg Scenic Easements) are varied and not uniformly applied. Future state actions to affect coastal appearance should reflect, reinforcev and guide local design planning efforts. "State Role. Because scenic qualities are not easily restoredg desigH -planning and design review agencies with discretionary power have a large potential to affect favorably the scenic resources of the coast. Since the appearance of the coastline is recognized as a national-, state and regional resourcey the state can and should take an active continuing role in coastal design planning and design review. State participation can help to guide the location and appearance of coastal developments where the least adverse scenic impact will occurg or on the contraryl where the greatest scenic benefits will accrue." 4. South Central: "In areas which it is not desirable or feasible to hold openg careful regulations of building can be attempted to minimize damage to the landscapeg views and the community. "Some features that such re gulations can preserve are: trees, rock outcroppings, ridgelines, and particular views. Building technology, community taste, and the visual form of communities change.. witlj_time and further construction. "Project by project review using flexible guidelines of what would fit into a landscape pattern or a community can reflect the complexity of the coastline,p change over time and the dif-_ ferent conditions of individual lots." South Coast: 6. San Diego: "Finding good solutions-to design problems and attaining a,pleasant and distinctive appearance'requires the skills.and experience found in the design and related profes- A 'ons plus the inv'olv.ement of local communities and their elected representatives. "While the overall appearance and character of the-shoreline and the.lan'ds immediately adjacent to the shoreline have state- wide and regional significancep the responsibility for control of the design of development which affects these areas is geInerally a locafor community riesponsibility0ft 14- POLICIES Statewide Policy: 1. PROTECT AND ENHANCE THE VISUAL QUALITY OF THE COAST Because the coastal zone includes both scenic natural areas and attractive communities and buildings that add to the beauty and public enjoyment of the coast, as well as once magnificent potential areas for restoration, the entire California "coastal viewshed" shall be considered a public resource. Within this area the designs for all development proposals shall be evaluation so that the viewshed quality can be preserved where existing natural or man-made areas are scenic, enhanced by the addition of attractive improvements, and restored by the removal of undesirable visual elements. The viewshed shall be defined to include all land and water areas that can be seen from the sea, from the water's edge, from principal coastal access roads, trails, and railroads, from major lateral transportation corridors leading to the coast, as well as-other areas specified by the.agency designated to carry out the Coastal Plan as being of statewide importance based on subsequent viewshed studies. Regional Amplification: r 1. North Coast: 2. North Central: "An inventory of these visual resources shall e created to describe the special qualities of subareas along the coast. 2*. @l be "This coastal viewshed shall include all that can be seen within the coastal zone . . . from ridgelines". -15- 3. Central Coast: "Recommendations of individual viewshed studies (such as the Highway I study underway) will be incorporated into specific policies as they are adopted by the Commission. I'Viewshed studies will be conducted by regional staff with the assistance of the Citizen's Advisory Committee and representatives of design professions and goverment agencies. The purpose of these studies will be to identify the visual resources of each viewshed, including areas of outstanding scenic quality, proposed restoration projects, and arW precise design controls that might be necessary. Current scheduling calls for these studies to be undertaken after the nine Elements have been adopted." 4. South Central: "In the South Central Region the coastal viewshed would include the large expanses of undeveloped land immediately adjacent to the coast through which no present public access exists. In these cases the coastal viewshed shall be from the coast to the crest of the nearest mountain ridgep and any proper- ty division taking place within the area shall be subject to reg- ulation by the successor agency." 5. South Coast: 6. San Diego: "'Sea' fas used in the definition of 'coastal viewshed' refers to the area described in] Public Resources Code 27106.11 Statewide Policy: 2. PROTECT HIGHLY SCENIC AREAS To protect the remaining valuable scenic resources of the coast, new development shall be compatible with scenic areas and shall not be permitted to degrade natural, historical,. or openareas of high scenic value, including the following: a'. Landscape preservationprojects designated by the State Department of Parks and Recreation in the California Coastline Preservation and Recreation Plan. [See Figure 3 in Appendix] b. Historical sites identified by the State Department of Parks and Recreation in the California History Pl an and the second phase Inventory of Cultural Resources. lst,@ -16- c. Open areas identified and mapped in the Coastal Plan after visual resource inventories by local communities, Regional Coastal Commissions, or the State Coastal Commission as being of particular value in providing visual relief from urbanization, in preserving natural land forms and significant vegetation, in providing attractive transitions between natural and urbanized areas, in carrying out the policies of another plan element, or as scenic open space. Of important consideration in these inventories are beaches, sand dunes, coastal shelves, coastal bluffs, headlands, lagoons, estuaries, wetlands, riverways, islands, arroyos, canyons, forests, agricultural lands, grass lands, unique geological formations, rare species habitats, ridgetops, and groves of trees. Programs to protect these areas shall include (a) development controls that require all future development to be visually compati- ble with the existing natural, historical, or scenic value of the open space, (b) public acquisition of some areas, and (c) other techniques recommended in the Powers, Funding and Government Organi- zation Plan Element. Regional Amplification: 1. North Coast: 2. North Central: "In order to protect especially valuable scenic resource areas, no new development shall be permitted that will degrade or visually intrude in areas of special scenic value. . . designated for special protection by the Commission following appropriate visual resource inventories." 2. -c 3. Central Coast: "Areas of outstanding scenic quality in the Central Coast Region are designated as follows: a. "Landscape Preservation Projects of the California Coastline Preservation and Recreation Plan: Pescadero State Park: Pescadero Lagoon salt marsh, dunes. Ano Neuvo State Park: dunesl island, historic lighthouse, variety of vegetation, (includes Big Basin redwood, Franklin Point dunes). Natural Bridges State Park: natural bridge, tide pools. Monterey Bay State Park: Salinas River and Marina dunes, estuary, marsh. Asilomar State Park: dunes, coves, tidelands, pine forest, rare plants. Point Lobos State Park: Carmel River estuary, headlands, coves, tide pools I variety of vegetation (includes old growth Cypress). Big Sur State Park (Molera, Pfeiffer-Big Sur, J.P. Burns, Pfeiffer Beach): variety of geology, variety of vegeta- tion (includes redwoods, Pico Blanco, Pt. Sur, Sycamore Canyon). b. "Historic sites identified in the California History Plan: [See Figure 4 in the Appendix] Monterey Old Town Historic District: preservation project. Mission San Carlos Borromeo Mission Santa Cruz Bay Discovery Site: Sweeney Ridge. All State Historic landmarks All County Inventory, State Park, and protected archaeological sites. C. "Areas designated by other plan elements lying within resource preservation areas for marine, geological, coastal land and recreation resources, including all open beaches, active sand dunes, marshes and lagoons, riverways, intertidal zone, coastal bluffs, prime agricultural lands, rare habitats. -18- d. "Areas of fragile open space values identified in local and regional plans, and in the Intensity of Development Element, as important visual transition areas, urbang industrialq or agricultural buffer zonesp particularly: Pacifica hillsides and ridges Montara Mountain Midcoast agricultural lands Santa Cruz Mountains Rancho San Andreas agricultural lands Santa Lucia Mountains Moss Landing wetlands and agricultural lands Monterey Bay dunes e. "Critical oceanview areas, including the entire area seaward of the public road nearest the coast where offshore rocks or surf are visible from the traveled way or turnout; and generally all lands lying between the Highway and the ocean where the average right-of-way to mean high water is 100 yards or less. [These areas will be mapped.] f. "Outstanding landmarks, natural areas, historic areas, and prominent landforms not previously identified nor publicly owned specifically for scenic preservation: San Pedro Rnpk Montara Light Station Pillar Point Mountain Pigeon Point and lighthouse Sand Hill Bluff Point Santa Cruz and eastern part of Lighthouse Field Arana Gulch Elkhorn Slough Point Pinos and lighthouse Point San Jose Creek Canyon Malpaso Canyon Bixby and Rocky Creek Bridges Little Sur River Gorge Los Padres National Forest Point Sur and lighthouse Victorian era houses: Santa Cruz? Watsonville, Pacific Grove r Historic railroad depots: Ocean Shore and Southern Pacific Railroads -.196- g. "Eleven scenic routes on which the corridor provides excellent views and opportunities for observation to pedestrians, equestrians, and recreational drivers, as identified in Finding #3. h. "Areas of outstanding scenic quality identified by the Highway 1 Viewshed Study.', [These areas will be mapped.] South Central: "In order to protect extensive continuous open land, only development which is intimately related to fisheries, to agri- cultural use of such land or which provides for public recreational use of such land and is judged to be visually subordinate to the landscape and visually consistent with the open character of such lands by the agency designated to carry out the coastal plan shall be permitted in areas designated as open lands. Industrial and urbanuses (e.g., housing, motelstindustrial facilities, restaurants) are visual. intrusions in natural or open space areas and should be sited in developed, built-up areas, designated by present urban limit lines@ present city limits, and presently existing clusters of development identified by the agency designated to carry out the coastal plan. "In Ventura, Santa Barbara and San Luis Obispo counties, areas that should be kept open include: a. "Extensive open lands along the shoreline and the coastal high- way. These include, in San Luis Obispo County, coastal lands visible from the State Highway north of San Simeon Acres to Ragged Point@ land between San Simeon Acres and Leffingwell Creek, land from the southerly urban limit line in Cambria, from the shoreline to the ridge of the nearest hills, to the northern border of Cayucos, Buffer land between Cayucos and Morro Bay; the Morro strand sandspit, the mudflats and marsh- lands of Morro Bay, the immediate shoreline where possible; the Morros and farmlands found along the approach to Morro Bay along Los Osos Valley Road and U.S. 101; the coastal terraces, ridgelines and hill faces from Montana de Oro to Avila; the Nipomo Dunes and dune lakes; the coastal beaches, dunes, bluffs, terraces and hill faces from the Santa Maria River estuary to Gaviota. All presently non-developed land between U.S. 101 and the beach from Gaviota to Winchester Canyon. All terraces, ridgelines and the hills visible from the highway in the same area, coastal bluff tops between 101 and the ocean from Carpinteria to Rincon Point. All of 'the Rincon' stretch of 101 except in ex- isting beach communities (Rincon creek to Ventura river). Coastal dune areas between the Santa Clara River and Oxnard Shores. All open waters visible from the shoreline. The coastal hillsides, beaches and shelves from Point Mugu and the Ventura County line, except in existing beach community areas near Yerba Buena Road. Santa Cruz, Santa Rosa, San Miguel, and Anacapa Islands. -20- b. "Particular areas of local significance that have been or will be identified by local advisory groups, local government or the regional commission. These include 'wet sand' beaches, bluffs in unsubdivided areas, offshore rocks, creeks, ridge- tops, swamps, marshes and groves of trees. C. "Coastal landscape types and specific areas identified now and in the future by local communitiesp countiesq regional commissions, or the State Commission as being of particular importance to the scenic quality of the coastal zone. This shall include areas designated by county open space and conservation plans. d. "Land outside urban limit lines. Urban limit lines should be prescribed for all urban areas. The land outside urban limit lines may include agricultural, forestry, and open space lands identified by local communities, regional commissions, or the State Commission as being of particular value in providing relief from urbanization, in defining urban limits, preserving natural land forms and significant vegetation, or in providing attractive transitions between natural and urbanized areas." South Coast: "[To ensure that] existing open land in the coastal zone [is preserved the following policies shall apply in areas of the degree of urbanization indicated:] a. IIS1 through U1. Land now in public ownership in the permit area shall not be sold for private use without approval of the Coastal Commission. Such land [should] be held for public purpose, including open space, or leased to the private sector for facilities of public or private purpose by Federal, State, or local agencies. b. IIS1 through S2. Open land shall be used as a boundary to con- fine development within limits already established by urban- ization in order to prevent urban sprawl and to improve the definition of city form and identity. C. 'IS1 through S2. No development shall be permitted which detracts from the rural character existing in these areas. d. IIS1 through U1, All of the ecologically fragile natural areas specified in other elements of this Coastal Zone Plan are also declared to be visually fragile and recommended for preservation, in order to afford visual relief from urbanized areas." San Diego: "Development shall not be allowed which substantially degrades the visual quality of scenic coastal zone resources, in- cluding... areas surrounding sites designated in the California Coastline Preservation and Recreation Plan for State park acquisi- tion (i.e., Torrey Pines and Tiajuana Estuary). ,21- Statewide Policy: 3. RESTORE VISUALLY DEGRADED COASTAL AREAS Because the appearance of some coastal areas has been degraded by alterations of the natural landforms and vegetation, signs and billboards that block views and create visual clutter, and development that is mediocre in design and out of character with the unique coastal environment, these areas shall be restored to a high visual quality. To this end: a. The agency designated to carry out the Coastal Plan, workinF with local municipalities, shall prepare a long-range plan for the restoration of the desired visual quality and character of coastal areas. b. Restoration plans for communities and neighborhoods shall include detailed criteria consistent with the Coastal Plan policies on appearance and design so that all new development will be compatible with the desired visual quality of the area. c. Public funds should be provided to restore.coastal design amenities by programs such as the acquisition of structures that have degraded scenic areas, the removal of development to create needed open space in urban areas, and the assistance of the agency designated to carry out the Coastal Plan and local municipalities in developing restoration plans (to be addressed in the Government? Powers and Funding Plan Element) -22- Regional Amplification: 1. North Coast: 2. North Central: 3. Central Coast: "This program . . . is important enough to the appreciation of coastal scenery to require separate financing. On,@@ attractive method for large restoration projects is the redevelop- ment approach. A Coastal Restoration Agency or similar body . . . will be responsible for carrying out specific restoration efforts of other state agencies. Recommended restoration projects will be contained in specific viewshed studies; however, areas of concern include restoration of natural habitats, concentrations of adverse scenic impacts, reduction of visual clutter, regaining of views lost through structural blockage or non-native vegetative growth, masking of other unattractive development with landscaping, under- grounding of utility lines in key scenic areas, and aesthetic im- provement of 'gateways,' Istreetscapes,l and historic districts. Restoration and reuse plans for extraction areas (quarries, sand mines, cutover forests) shall be consistent with regional design policies." 4. South Central: 5. South Coast: "[In order to] restore to openness areas now congested crowded and/or blighted: 11 EIn areas] Sl through Ul in conjunction with . . . considera- tion should be given to the acquisition of properties which constitute non-conforming uses according to local zoning ordinances at such time as their time limitations expire or they suffer damages totalling 50 per cent or more of their replacement cost. "[In areas] S3 through Ul land which comes into the public sector through tax default, gift or abandonment in the permit area shall not be sold for private use [but instead shall be used] to increase openness, provide recreational area, or provide physical and visual access to the sea and other open areas, unless otherwise approved by the Coastal Commission. Such land may be leased to the private sector for facilities of public purpose by Federal, State, or local agencies." San Di FO: 2. 3. -23- Statewide Policy: 4. ESTABLISH A DESIGN REVIEW PROCESS To ensure that new development preserves, enhances, and restores the visual assets of the coast, the Legislature should require and fund cities and counties along the coast to develop and implement Design Elements in their general plans. These Elements shall include appropriate guidelines, criteria, and standards that are consistent with the Commission's Appearance and Design Policies. Until these elements can be prepared and implemented to the satisfaction of the agency designated to carry out the Coastal Plan, all public and - private development within the coastal viewshed shall be subject to design review. To evaluate visual aspects of development proposals and to advise the coastal agency on both design issues and the ap- plication of other Coastal Plan policies through design techniques: (a) a design professional shall be on the staff of the.agency; (b) design review boards should be established in coastal municipalities; and (c) regional design review boards shall be established by the agency designated to carry out the Coastal Plan to evaluate develop- ment proposals of regional significance and in areas not served by local design review boards. Design review boards shall consist of coastal zone residents who have displayed an understanding and ap- preciation of the economy, history, aesthetics, and goals of coastal communities, and design professionals (e.g., architects, landscape architects, urban designers, planners, engineers, artists, sculptors, etc. -24- Regional Amplification: 1. North Coast: 2. North Central: 3. Central Coast: "A regional design advisory committee (RDAC) shall be established, composed of at least two independent design professionals, one coastal agency staff member, one regional government staff member, one resident of the coastal subarea of each county in the region, and one member of the public from outside the coastal zone. The RDAC will consider a proposed development in its local, regional, state, and national scenic context. Cumulative design impact of several projects together will also be assessed. State and regional coastal design guidelines will provide basic criteria, and innovative solutions to design problems will be encouraged. "Any project review necessary (by statute or appeal) after local approval shall be empowered to disapprove the project on the basis of noncompliance with State and regional coastal design guidelines. "The Commission or its successor shall be empowered to execute memoranda of understanding with State and Federal aFencies regarding the design of standard structures (public rest rooms, - highway signs, etc.) only when such designs are acceptable both to the RDAC and the agency concerned." 4. South Central: "Final review should occur prior to the issuance of a permit by the agency designated to carry out the coastal plan.,, 5. South Coast: "EIn areas S1 through U13 until a precise and compre- hensive skyline study is undertaken to plan and determine the location of nodes of coastal development the Design Review Board may require photo-montages, models or other devices to aid in the consideration of proposed medium or high rise buildings. Consideration shall in- clude the impact of traffic and parking? wind patterns, and micro- climates. Other appearance and design qualities shall be -clearly understood prior to decision-making concerning their construc- tioh. "EIn order to] restore to openness areas now congested, crowded and/or blighted Eand in order to] enhance urbanized areas by increasing the incidence and extent of open areas, Ein areas S3 through UI] renewal and redevelopment projects which rely in any part on State or Federal financial support shall be designed to increase open space, and decrease intensity and floor area ratio when located in the permit area." , No' 2. No] r 73e 3, I" 6. San Diego: -25- Statewide E2LiLc2: 5. COASTAL DEVELOPMENT SHOULD MEET DESIGN GUIDELINES To ensure that new development (a) compliments and enhances the positive visual qualities in developed areas, (b) is compatible with the natural features especially in rural and largely undeveloped areas, and W restores and enhances visual qualities in transi- tional development or degraded areas, all public and private develop- ment shall be consistent with-the Design Guidelines contained in Policies 6 through 28 and with the special policies for each indivi- dual Region adopted below as Regional Amplifications of this policy. A design review process as described in Policy 4, shall be initiated to ensure compliance with these Guidelines. Regional Amplifications: 1. North Coast: 2. North Central: j. Central Coast: ",a. Public and Large Scale-Development. Because of their particularly large impacts on coastal usersq u lic developments (roads, goverment buil ings) and large- scale private developments (subdivisionsvlhotels) should exhibit a high quality of design. Public design compe- titiong early public review, and creation of funding sources to enable public agencies and low-cost housing developers to employ outstanding professional architects should all be used to achieve this objective. Existing state and federal installations will be encouraged to upgrade their appearance with the assistance of local and regional agenciesp and funding developed for that purpose. 11b. Historical Sites. Landmarks and historic areas shall be protected from destruction resulting simply from lapses in continuous use of structures, and-means should be found to 1 N' 2. N( C( rehabilitate dilapidated landmark structures, recycle Ydstoric, buildings, .or acquire them for public use (as in downtown Monterey) before they may be demolished. -26- 11c. Recreational Facilitieg. Because heavY use of recreational facilities and other scenic views often results in litter and visual degradation, all public recreational areasq scenic road turnoutsp and other such areas shall contain adequateg well-designed litter containers; maintenance (emptying) of these containersp raking of beachesp and anti-litter patrols along highways and in wilderness areas should receive high priority in state budgeting and local cleanup campaigns." 4. South Central: 5. South Coast: ",Subregion Quidelines-" [See Figure 1 in Appendix.] 6. San Diego: Statewide z2LI-co 6. DESIGN GUIDELINE: SCALE, HEIGHT, MATERIALS, AND COLORS To ensure that new development makes a positive contribution to the unique visual assets of the coast, all new development shall either be compatible with the character of the surrounding attractive area or shall enhance the quality of areas that have been degraded by existing development. To these ends: a. In existing rural and generally undeveloped areas, develop- ment shall be integrated with the natural environment and not indiscriminately imposed upon it. Structures should be located so they do not tower above ridge lines, and do not compete with the visual dominance of the coastal hills, major tree masses, coastal waters, or other features of the natural terrain. b. In developed areas, structures shall generally conform with the character of the surrounding area, or enhance the area if it has been degraded. c. Large scale new development in rural areas (where permitted by the Intensity of Development Plan Element) and urban develop- -27- ment that would be of a substantially greater density than the. surrounding area shall be in accordance with an area plan, prepared by the developer, that specifies the general location of uses by height, bulk, and density, and that indicates the location or methods for preserving open space, ocean breezes, views, and public access. The impact of any proposed major structures on views, shadows, glare, and wind patterns shall be evaluated as part of the area planning. d. Materials and colors used in building construction should be selected on the basis of their compatibility both with the structural system of the building and with the appearance of the building's natural and man-made surroundinFs, rather than to use pre-set architectural styles (e.g. pseudo-Spanish mission and standard fast foodrestaurant designs. Regional Amplification: 1. North Coast: "Basic good design should consider the following criteria: a. efficiency of materials, resource consumption, and mainte- nance. b. avoidance of friction, incompatibility c. prevention of dangerous situations d. allowance for future flexibility e. individual and creative style f. a sense of orderliness and harmony g. harmonious relationship with the character of the area h. sensitivity to site characteristics 0 cr -28- "New developments should be compatible with the type, scale and densities already in existence. If hipher intensities are desired, plans should show an increase in the amount of open space currently found in existing developments. If larper scale developments are desired, adequate buffers between the new developments and existing developments must be provided. The type, scale and intensity of a development should not reach a point where public access and views are blocked or degraded. "Structures should be kept to a height limit so as not to rise above ridge lines or dominate the visual scene. In urban areas, new developments should be in keeping with existing skylines. The impact of any high building on views, wind patterns, should be evaluated prior to approval. Different building heights are desirable when they break monotony and do not block views." 2. North Central: "The intent of [design] review is to insure that all development be subordinate to the natural e=,rironment and/or compatible with or upgrade existing development. Design review shall include guidelines developed by the Commission for oathe appearance of structures including their location, scale, height, materials, and colors." 3. Central Coast: "The design of structures in rural or largely un- developed areas shall substantially reflect their functional use (barns, cattle, fences, farm labor housing, power plants). When private housing and other uses are permitted, the major dezign determinant is the open space resource: landforms9 vegetativV. masses, and available public views should strictly determine the location, 'scale, bulk, and height of the structures." 4. South Central: 5. South Coast: -rIn areas S1 throuRh U1.1 In order to preserve the diversity of the regional coastal zone, the size and geographical area coverage of projects shall be a considera- tion. No single project shall be permitted to monopolize and monotonize the seascape. Single projects which, in combina- tion, ach-ieve similar domination of the seascape, shall be prohibited. 6. San Diego: "New structures shall be so located as to preclude the necessity of constructing protective seawalls or retaining walls." Statewide Policy: 7. DESIGN GUIDELINE: COMMUNITY BOUNDARIES To strengthen the contrast between developed and natural areas, new development shall not be permitted to sprawl, project by project, into open areas; instead clearly identifiable community boundaries -29- shall be strengthened where they exist, or established where none now exist, by concentrating new development in existinp built-up areas and in areas designated for new development in the Intensity of Develop- ment Plan Element. Regional Amplification: North Coast: 2. North Central: "Because clear visual boundaries between developed and open areas are important in creating community identity and inhibiting sprawl, new developments shall respect and strengthen the sense of existing community boundaries." 3. Central Coast: "Cities and counties proposing expansion of devel- oped areas shall be required to prepare comprehensive urban design plans recognizing local character and design opportunities, and establishing local design objectives. Open space and historic areas of local importance should be identified, and methods of implementation adopted." 4. South Central: 5. South Coast: "[In order to] restore to openness areas now congested, crowded, and/or blighted [in areas S3 through Ul], open:land shall be used to buffer conflicting uses such as heavy industrial and residential use. In areas where conflicting uses are not buffered, long-range acquisition plans will include land clearance projects to create the necessary buffer zones. "[In areas S3 through U1] open land shall be used to identify community boundaries in order to provide differentiation between communities and strengthen community identity and character. "[In areas S1 through U1] subregion or community identity shall be restored and/or enhanced and preserved by designed roads, walkways, bicycle paths, piers and beaches. Within the boundaries of any community coordinated design of the elements of the public areas such as street furniture, street lighting, store fronts, landscaping, beach concession stands, restrooms, life guard posts, etc., shall be created, subject to local Design Review Board approval." 6. San Diego: ment P -30- Statewide Policy: 8. DESIGN GUIDELINE: SIGNS Because signs and billboards can block coastal views, cause visual clutter that conflicts with the ordered design of coastal com- munities, and generally detract from the natural beauty of the coast, cities and counties, as part of their Design Elements prepared pursuant to Policy 4v shall develop sign ordinances for the purpose of applying the following State Policy and Regional Amplfications to specific coastal areas that can be seen from principal coastal access roads, trails, railroads, and major lateral transportation corridors leading to the coast: a. New off-premise commercial signs shall not be permitted. These are any commercial signs that do not advertise (1) a use being made of the premises; (2) the name of the owner or use; or (3) a product, service, or entertainment available on the premises. b. After a reasonable period of time as established in the Coastal Plan for amortizing the cost of existing off-premise signs, the signs shall be removed. C. In place of off-premise commercial signs, coastal communities should provide alternative means for transmitting information to the public about commercial services and products available in the communities. These alternatives could include low power radio broadcasts beamed to travellers, and kiosks or other well- designed integrated displays at roadside turnouts near major community entrances. The California Department of Transportation should cooperate in designing and erecting attractive signs to alert travellers about these informational displays and in providing roadside turnouts. -31- d. On-premise commercial signs, for identification and information purposes onlyq shall be designed as an integral part of the structure they are identifying? shall complement or enhance the appearance of the surrounding area, and shall not block coastal views. The following kinds of signs are specifically prohibited except where the agency designated to carry out the Coastal Plan finds either that this prohibition would result in a greater nega- tive impact than would allowing one of these types of signs (e.g., where prohibiting a roof sign would necessitate cutting down trees to make a wall sign visible), or that the sign represents a creativev artisticq and effective design solution (e.g., an appli- quel embroidered fabric banner) consistent with other policies contained in this element: (1) signs that are located on or pro- ject over the roof of a building-or structure; (2) fabric signs and banners; (3) flags, other than those of any nation, state, or political subdivision; (4) pennants, streamers, bunting, and wind signs; (5) ."A" frame and portable signs of any nature; (6) statues, real or simulated, utilized for advertising purposes; (7) the outlining of a building by means of explosed neon tubing, exposed incandescent lighting, or other artificial lighting. e. Commercial signs that rotate, change, reflect, blink, flash, or give the appearance of performing any of these actions shall not be permitted. f. Public information and direction signs shall be of a simple, easy to read design, shall make use of materials and colors that harmonize with surrounding elements, and shall be as few in num- ber as possible. -32- A Regional Amplification: 1. North Coast: 2. North Central: "The Commission shall develop a plan for the abate- ment of all existing signs and billboards which do not conform to this policy." 3. Central: "Because of their tendency to create visual clutter and history of misuse, off-site promotional signs shall be prohibited in all designated coastal scenic areas. Existing signs shall be amortized. All on-premise signs shall be subject to the design review process." 4. South Central: "In approving new development and in restoration plans a major objective shall be to preserve and improve approaches to the coastline and to estalish a common system of indicators, including views of the shoreline and signs to show the way to coastal access and parking." 5. South Coast: ItThe principal objective of signing in the private sector of the permit area shall be for purposes of identification; objectives of public sector signing may include identification, information, or purposes of public safety-., a. "Signs that have been abandoned or have fallen into disrepair shall be removed or brought into conformance with acceptable standards, respectively. b. "Both on- and off-premise non-conforming signs shall be removed according to a reasonable amortization period. 0. "Signs shall not obscure or detract from building silhouettes and architectural detail. d. "Signs should be large enough to permit easy and safe identi- fication, but shall not dominate the street scape or premise nor detract from or obstruct the immediate environment, includ- ing views. e.. "Sign height should be within the normal cone of vision; (not to exceed in height 1/4 the distance from the viewer as seen at a horizontal angle of 300 from the center of the right-of- way). f. "No private signs shall be allowed to block, partially block or be in visual conflict with public regulatory, directional, identification, scenic route or other instructive signs. g. "All local and State agencies responsible for location, maintenance and design of public signs shall coordinate their efforts and plans in the future management of public signs in order to minimize conflict, redundancy, and unnecessary visual clutter." N' (72. Nc m tj @6. San Diego: "All signs within areas covered by the shoreline appearance and design element of local general plans shall be _ s subject to review and approval by local design review bodi2es.11 -33- Statewide -Policy: 9. DESIGN GUIDELINE: ALTERATION OF NATURAL LANDFORMS To minimize the visual destruction of natural landforms caused by cutting, filling, grading, or vegetation removal: a. Development or its support facilities (such as road and utility expansions) shall not be permitted if they would require grading, cutting, or filling that would significantly alter the appearance of natural landforms. b. In permitted development, landform alteration for building sites, access roads, and public utilities shall be minimized by: (1) Concentrating development on level areas so that hill- sides can be left undisturbed; (2) Waiving minimum street width requirements and usinp one way circulation systems so that necessary hillside roads can be as narrow as possible; and (3) Runninp hillside roads along natural topoFraphic contours. c. Under any permitted alteration of natural landforms during construc- tiong timber harvestingg or mineral extraction, the topography shall be restored to as close to the natural contours as possible, and the area shall be planted with attractive vegetation common to the particular coastal region. Regional Amplification: None. Statewide Polic 10. DESIGN GUIDELINE: LANDSCAPING Because the quality of development is clearly improved by the inclusion of appropriate, natural landscaping, plant materials shall p(i Bec __c 1 sa Fbe used to integrate the man-made and natural environments, to screen -34- or soften the visual impact of new developments and to provide diversity in developed areas. In new development, existing attractive vegetation shall be protected and plants common to the particular coastal region shall be used as the predominant additional land- scaping material to reduce the need for irrigation systems and ex- tensive maintenance programs. Regional Amplification: 1. North Coast: 2. North Central: 3. Central Coast: 4. South Central: 5. South Coast: 6. San Diego: "Development on the tops of these bluffs should be softened and integrated into a continuous mantle of large scale evergreen trees. The planting of the bluff edge must be generous and of such a scale that any architectural development will not dominate the landscape. "The designer of each project is encouraged to naturally group trees within the spacing and limits established under these guidelines. "The bluff tops are to be separated into two general zones, desig- nated as the First Exposure Zone and the Second Exposure Zone. The First Exposure Zone (FEZ) is to extend from the designated edge of the bluff to fifty feet inland. "The amount of trees required in this zone shall be determined by dividing 500 square feet into the total amount of land area of the first zone, excluding the building area, but in no case shall there be less than three trees per project including.existing trees of. variety specified within the first zone. The requir Ied trees are to be distributed throughout the zone and naturally grouped or spaced with no trees spaced greater than thirty feet trunk to trunk. sc al @.t e n, r I N 2. Ncc "The Second Exposure Zone (SEZ) is to extend from fifty feet in- land of the designated edge of the bluff to the inland limit of the coastal bluff zone. -35- "The amount of trees required,in this zone shall-be determined by. dividing 1000 square feet into the total amount of land area of the second zone, excluding the building a'rea, but in no case shall there be less than two trees per project including existing trees of variety specified within the second zone. The trees are to be distributed throughout the zone and naturally grouped or spaced with no trees spaced greater than forty feet trunk to trunk. "The trees required for the Exposure Zones shall be of the specie and-size specified-[in@Appendix]-. The developer is.encouraged plant additional trees within the zones at his discretion. The developer should take note that when trees are protected by struc- turesq both on the windward and the leeward sides such trees will grow much taller and healthier than when exposed to the full ocean breezes. "Trees shall be eight feet clear above finish grade at ten years maturity to permit see-through views to the ocean,. "Roof gardens will be considered as landscape open space when such gardens are constructed with a minimum soil depth of four feet and not less than eight feet in diametery for trees, and with a minimum soil depth of eighteen inches for shrub and groundcover areas. "Groundeover planting shall be required when and where erosion control is necessary to stabilize soils. The groundcover plants shall be selected from the approved list as specified [in Appendix A, Figure 61. 11B,ecauseof associated erosion problems any proposed Fmajorl irrigation system must be approved by the C.ommission. 11within the landscape plan, prov-isio'n.shall be made for-th,e use of tree types that are characteristic ofthe area, that will'provide sufficient.height to form an umbrella over the planned structure upon reaching maturity, and will be of a shape that will not obstruct vision from finished grade to approximately eight feet above fin- ished grade. Trees will be of sufficient size when planted to pro- vide. immediate landscape value. "LandscapIng shall consist of combinations of trees, shrubs, and ground covers with consideration given to eventual size and spread, susceptibility to disease an d pests, durability and adaptability to existing.soil and climatic conditions." Statewide Policy: ll.. DESIGN GUIDELINE:., VIEWS, Because development (includinF buildinps, fences, paved areas, ad, signs, and landscaping) can block views.of the coast from the.coastal road, inland parks and other public areas, and can diminish the visual C -36- quality of the coast by intruding into scenic areas: a. New development shall not be permitted to block scenic views of the coastline and shoreline areas from key public viewing points such as roads that terminate at the coast, roadside turn-offs, and recreation areas, and beaches. b. Tall structures that would destroy the existing scenic quality of low-rise urban areas as seen from inland viewing points or block views of the coast shall not be permitted along the im- mediate shoreline. c. In developed areas, so that existing views are not blocked, new ocean front development shall not extend farther seaward than the adjacent structures unless this would preclude all use of the property. d. In all major new development, views of attractive natural features (such as dunes, the surf, coastal bluffs, out-croppinEs and estuaries) from the nearest public road shall be protected and public vista areas shall be provided. Regional Amplification: 1. North Coast: 2. North Central: "Design review shall include guidelines developed by the Commission for ... the clustering of structures ... to minimize blockage of views, [and] the protection of ... visual access to out- standing views to and along the shoreline." 3- Central Coast: 4. South Central: 5. South Coast: "[In areas S19 S21 and S31 automobile parking shall r 1 2 be prohibited on highways which parallel the sea where such parking obscures the view of the sea. Some alterarrbive parking [shall] be provided at viewing turnouts or in the existing parking lots of beaches and other public facilities. -37- "[In areas S1 through U11 Adequate off-street parking shall be required for all permit area developmentp private and public. "EIn areas S1 through U11 no new structure shall substantin1ly increase the distance between views of the ocean and shoreline nor eliminate such views where they currently exist. "EIn areas S1 through U11 tall buildings may be required to pro- vide public access to an appropriate vantage point in an upper level, rooff plazag or suite for viewingg or be required to main- tain ground level view access beside or through their ground level structures. The appropriate view access shall be determined by the Coastal Commission. "EIn areas S1 through U11 programs to encourage removal of view blocking structures through development incentives@ abatement procedures or other methods shall be investigated and initiated. "EIn areas S1 and S21 visual access to the sea in undeveloped areas shall be predominantly focussed on broad vistas of the coast suitable for viewing from highway or railroad." San Diego: Because public vistas of the beachg ocean, and other areas of scenic significance, including views of urban environments, are becoming increasingly rare, such views must be preserved. Development shall not be allowed to infringe unnecessarily on those views which are considered by the San Diego Coast Regional Commis- sion or any implementing agency to be of regional significanceg or those high quality views identified on CPO's Coastal Vistas map. "In most areas, multistory development shall be located back away from the ocean front far enough to maintain the existing scale and open feeling characteristic of the coast. "In addition to encouraging new development that would significantly reduce or diminish view corridors, techniques should be pursued over time to encourage removal or modification of existing view- blocking structures through development incentives, abatement Statewide Policy: 12. DESIGN GUIDELINE: UTILITY AND COMMUNICATIONS FACILITIES To minimize the visual degradation of t@e coastal landscape caused by power and communications lines and towers, the following shall be undertaken as soon as feasible with "feasibility" in each -38- case determined by the agency designated to carry out the Coastal Plan Ibased on analysis of environmental, economic and technological inf ormation: a. Utility distribution and transmission facilities shall be desiFned as a coordinated system to avoid unnecessary duplication. b. New distribution facilities and service connections shall be placed underground except where undergrounding would be in- consistent with sound environmental planninp,. c. New transmission facilities (i.e., powerlines of more than 40 KV) within scenic areas identified by the Coastal Commission shall be underground in accordance with a propram developed jointly by the aEency desiFnated to carry out the Coastal Plan and the California Public Utilities Commission. d. Except where inconsistent with sound environmental planninp,, new above-ground transmission facilities shall: (1) follow the least visible route (e.ge, canyons, tree rows, and ravines); (2) not be visible above ridge lines; (3) follow, not compete with, either natural features of the terrain or manmade features in developed areas; and (4) be well designed, be simple and unobtrusive in appear- ancet have a minimum of bulk, use the minimum number of elements permitted by good engineering practice, and make use of colors and materials compatible with local surroundings. e. Existing distribution and transmission facilities shall be placed underground. i::0000e) -39- Rpginnnj Amjpjifinntinn: 1. North Coast: 2. North Central: 3. Central: "Utility lines should be severely restricted in scenic highway corridors: underFroundinE of existing overhead facilities shall be a high priority in all developed or de- veloping areas, and shall follow all land divisions unless proven infeasible." 4. South Central: 5. South Coast: 6. San Diego: "Coastal communities shall give priority to the under- grounding of aerial facilities in scenic coastal areas consistent with policies of the California Coastal Zone Conservation Plan and regulations of the California Public Utilities Commission. "In order to accelerate the undergrounding of existing overhead utilities in urbanized areas, especially in scenic coastal areas, additional funding must be made available through the rate structure, State appropriationsy or other means. Priorities for the expendi- ture of such additional funds shall be determined regionally, and reviewed and approved by the Commission or any implementing agencies." Statewide Policy: 13. DESIGN GUIDELINE: PUBLIC SERVICE FACILITIES To minimize their adverse visual impact, major public service facilities, such as power plants, sewaFe treatment facilities, solid waste disposal facilities, water storage tanks, pumpinF stations: power and communication substations and other such facilities shall not be located along the immediate shoreline unless there would be a greater negative visual impact at an inland location. Wherever located, they shall either be screened from public view (by use of natural terrain and vegetation or buffer areas and artificial screen- ing) or be designed in a manner that is compatible with their sur- 1 * No' 2 _ No- roundings (e.g., by use of harmonizing colors, textures, and massing or by undergrounding). -40- Regional Amplification: 1. North Coast: "Solid waste disposal sites (sanitary landfills) should not be permitted in the planning area when within public view or when the disposal site might degrade the esthetic or environmental quality of this area." 2. North Central: 3. Central Coast: 4. South Central: 5. South Coast: 6. San Diego: Statewide Policy: 14. DESIGN GUIDELINE: TRANSPORTATION AND PARKING The adverse impact of transportation and parking facilities upon coastal visual resources shall be minimized while allowing for in- creased public access for the enjoyment of these resources; to these ends: a. New and existing roadways along the coastline with expansive views of the ocean shall be regarded as scenic corridors and shall be designed, constructed, and maintained with the highest regard foraesthetic considerations; specifically: (1) Bridges, overpasses, parking areas, ruardrails, and other such transportation elements shall be inteFrated into the natural landscape so as to complement and enhance the sur- rounding area, and to retain scenic views and vistas. (2) Small scale elements such as lig-hting fixtures, directional signs, street furniture, and landscaping, materials shall be organized into a uniqu@; system that visually identifies coastal roadways and helps orient coastal viewers. (3) Provisions shall be made for pedestrians and bicyclists. (4) Turnouts shall be provided for viewing scenic areas with parking on the inland.side of the road where ever safety permits and safe pedestrian access to the coastline where ever possible. b. Major transportation routes and public transportation systems shall be located sufficiently far inland to protect the scenic quality of the coastal roadway system. c. Wherever possible, general parkinp facilities shall not be located on the seaward side of the coastal road, shall be con- solidated for joint use by surroundinp businesses and neiphbors, shall be below grade or underground, and shall be attractively designed and buffered with landscaping, berms, or other attractive screening materials. On-grade parking lots should Fenerally have trees planted throughout the lots. Regional Amplification: 1. North Coast: 2. North Central: "Design r 'evi'ew shall include guidelines developed for the Commission for the placement and screening of park- ing or storage areas. 3. Central Coast: a* "Cost analyses of alternate routes must consider that higher design standards must be followed in scenic arease. Tunnels, single-span bridgesq increased landscaping and regrading, and access provisions and roadway c.apacity must be consistent with Policies of the transportation, recreation, and intensity elements of the coastal plan*. b. "Priorities in design of coastal scenic corridors are for @evelpped_ of @ k restoration of views, maintenance of the character of the viewshed (urban, rural, historicq agricultural, forested), reduction of visual clutter, and minimizing of traffic con- gestion. -42- ce "Because parking areas require large land areas, and parked vehicles may block or degrade scenic views? priority in design review shall be given to all projects providing en- closed and underground parking (except where height becomes excessive as a result), projects eliminating parking from scenic viewsheds, extensive landscaping of parking areas, and particularly any project that reduces, eliminates, or provides alternatives to automobile access." South Central: South Coast: "[To ensure that] roads, streets and paths shall be designed to enhance visual and physical access to coastal amenities: a. "[In areas S1 through U11 public transportation to beaches, parks and open, natural areas shall be increased, Scenic tours of the entire coastal region by land and by water [should] be initiated. b. "[In areas U2 and U1] access, visual and physical, to the sea and to activities which border the sea in urbanized areas shall bepredominantly focussed on paths for pedestrians or cyclists which allow visual access to congested or hazardous areas where public access is not permitted (some harbor areas, re- fineries, some residential areas, etc.). In these areas access by automobile shall, when in conflict with pedestrian or bi- cycle access, be subordinate. Such routes shall be designated as scenic bicycle paths or scenic promenades. C. 'TIn areas S1 through U1] maps of all public purpose areas in the coastal zone (to 5 miles from the m.h.t. line) including beaches, parks, open space and environmental preserves open to the public, and the access to these lands shall be made available to the public at nominal cost from suitable public agencies. d. "[In areas S1 through U1] a coastal scenic route shall be es- tablished, [see Appendix] and will include special signs, markers, rest stops and vista points equipped with informational signs identifying landforms and landmarks in the view. Some information centers shall be established. "The scenic route is continuous, uninterrupted, and covers the entire South Coast Region. The alignment chosen maximizes the view of the ocean, flora and fauna, coastal geology, physio- graphy as well as the social ecology, activity settings and extractive uses of the coastal land. The alignment includes unique scenic areasp vista pointst and panoramic view areas. "Wherever possible the same scenic corridor will include pedestrian paths, bikeways and navigation routes for small boats. "The scenic corridor, which includes all lots fronting the scenic roads, paths, bikeways or navigation route shall have strict sign and billboard controls and required review and approval by the Design Review Board of individual structures. (Designation of the scenic route was based, in part, on the work of local community groups. Their considerable contribu- tion will be found in the Appendix.) "Information on the scenic corridor shall be made available to the Automobile Club, bicycle clubs, YMCA, YWCA, tourist organizations, etc. e. "[In areas S1 through U11 to minimize the size of the parking lots around redreation and commercial areasv which create visual and psychological barriers to the sea, mass transportation systems? including shuttle systems, shall be encouraged. f. ITIn areas S1 through UJ] parking facilities for public areas, including beaches, shall be redesigned to visually minimize their presence through landscaping, screening and lowering of grade level. Design policy shall include conversion of all or parts of existing parking areas to use by mass transit systems." San Diego: "New transportation routes shall be located inland of coastal lagoons and river mouthso and wherever feasible, parking areas shall be located inland of coastal highways to prevent visual obstructions of the coastline. "Lack of convenient on-site parking facilities, in the absence of alternate modes of transportation, not only discourages commerce and trade, but contributes to street congestion and degrades neigh- borhood appearance. Adequate off-street parking facilities shall be provided to safely and appropriately handle parking needs gener- ated by their respective land uses. "Parking areas should be designed for safe and convenient internal circulation, including convenient access for each space as opposed to tandem parking, and turn arounds enabling automobiles to enter the street in a forward manner. Parking facilities should not be so expansive as to interrupt the functional relationship of adja- cent land uses, and multiple story parking structures should pro- vide space for stores and shops on the ground levelf with minimum frontage being used for entrances and exits. In addition, where parking lots or above ground multistory parking structures would have an adverse environmental impact on the areay the parking shall be undergrounded. Such undergrounding shall be so planned as to allow adequate top soil for the growth of mature trees and other landscape elements. -44- "In residential areas where on-street parking congestion can inter- fere with public beach access adequate off-street parking facilities for guests and residents shall include at a minimum one space for each residential unit having less than one bedroom (studio), while units with one bedroom shall provide one and one-half off-street parking spaces per unit, and units of two or more bedrooms shall provide at least two off-street parking spaces per unit. Addition- al parking spaces may be required in areas which have been severely impacted by on-street parking. Motels and hotels shall normally provide at least one space per rental unit, unless furnished with kitchens, in which case the residential standards shall apply. Commercial and industrial developments shall provide adequate off-street parking for their employees and customers. All such parking shall be designed, landscaped, or otherwise screened in accordance with the design criteria previously stated. ','Landscape materials, including earth berms, shall be used to screen parking areas from public view, and trees of adequate size shall be located throughout parking and other paved areas so as to pro- vide visual relief from the expanse of surfacing or mass of auto- mobiles." Statewide 221iLcy: 15. DESIGN GUIDELINE: INDUSTRIAL AND COMMERCIAL USES To reduce the visual impact of larpe scale industrial and commercial structures alonF the coast, except as provided belo-, facilities such as manufacturing plants and shoppinF centers shall be of a heiFht, bulk, and color that blends well with that of sur- rounding structures, shall provide physical and visual access to the coast for workers, visitors, and the Feneral public, shall not have significant adverse impacts on the visual quality of clean air and water, and shall not generate excessive noise or unsightly congestion. Where safety, noise, or other functional considerations make it im- possible to integrate industrial facilities into the community structure, adequate open space buffers shall be provided between industries and other uses so the facilities can be screened from public view with berms and landscaping. -45- ReEional Amplifications: 1. North Coast: 2. North Central: 3. Central Coast: 4. South Central: "Pollution standards applied in this region shall not permit further reduction of ambient air quality. This recog- nizes the visual resource afforded by the region's relatively clear water and air." 5. South Coast: 6. San Diego: "'Wherever feasiblet the use and design of new commercial structures shall be integrated with the use.and design of neighbor- ing structures, permitting and encouraging functional and social interactions between neighboring commercial properties. "New industrial and commercial districts shall be integrated into the existing community infrastructure, with the least possible disruption to community amenities. As much as possibleg uses within commercial districts should bear some functional relationship with one another and be constructed under coordinated design themes." St at ewide _h2Li@cZ: 16. DESIGN GUIDELINE: MINERAL EXTRACTION AND TIMBER HARVESTING To ensure that mineral extraction and timber harvestinF do not degrade highly scenic coastal areas: a. Buffer areas shall be preserved to effectively screen new on- land extraction and lopging operations from coastal roads. trails, water bodiesq beachesq and recreation areas. b. Offshore oil facilities shall not be permitted in waters that are part of particularly scenic coastal areas identified by the Coastal Commission in the Coastal Plan and in other areas under- water facilities shall be used for offshore oil extraction when- ever "feasible" (as defined in Policy 12). 1 Norl - Norl 3. Cen -46- c. After completion of permitted mining operations, mineral extrac- tion areas shall be reclaimed and replanted so as to ensure slope stability, erosion control, and adequate drainage and to offer as natural an appearance as possible. Regional Amplification: r 1. North Coast: 2. North Central: "Design review shall include puidelines developed by the Commission for . . . the visual screeninp of extraction and logging operations from public view." 3. Central: 4. South Central: 5. South Coast: 6. San Diego: "Oil or mineral exploration and extraction opera- tions shall not be permitted to degrade highly scenic or visible areas, and shall not permanently alter coastal visual qualities. Visual buffer areas shall be preserved to screen all extraction operations from public view." Statewide Policy% 17. DESIGN GUIDELINE: BEACHES I lulk ,\I //y, To ensure that the visual qualities of beaches are preserved, no structures shall be permitted on the open beach itself except facilities necessary for public health and safety (e.F., beach erosion control structures and life guard towers) or structures found, in other Plan Elements, to be necessary for public welfare (e.g., public fishing piers and energy facilities). All other structures or other improvements shall be located inland from the a g e open be ch near existin natural and man-made vertical el ments -48- such as tree massesp hills, and structures-and shall not compete with these elements. Regional Amplification: 1. North Coast: 2. North Central: 3. Central Coast: 4. South Central: 5. South Coast: "No construction (with the exception of movable life- guard stations, public piersv beach erosion control devices, and other facilities necessary to public health and safety) shall be permitted on any sand beach within 2DO feet landward of the mean high tide line, when the sand area exceeds 200 feet deep. When the sand area is less than 200 feet,deep, permanent structures shall be limited to those which are necessary to public health, safety, and conveniencep and shall,be erected as far inland from the mean high tide line as is feasible. IIEIn areas S1 through U2] pedestrian and bicycle paths shall be provided between all beaches and other public areas to restore linked access to these areas where it has been interrupted by devel- opment, such as residential, commercial, industrial and automobile and railway transportation facilities. "EIn areas Sl through Ul] wherever feasible, walkways and/or bicycle paths shall be provided along or parallel to beaches to provide linkages beside and between beaches in the permit area." 6. San Diego: C 2. 3- 4 -49- Statewide Policy: 18. DESIGN GUIDELINE: SAND DUNES JA Because sand dunes are an environmentally sensitive landform not suitable for intensive development and are an important coastal visualresource: a. Structures within dune areas that would intrude above the ridpe- line of dunes, or damaFe dune-stabilizing veFetation shall not be permitted. -50- b. Where development currently exists or dunes are in a degraded state, high priority shall be given to restoration projects. C* New development shall contain provisions to preserve, restore, and stabilize at least as much dune area as is used for develop- ment. d. No development shall be allowed that would hamper natural dune movement. e. Pedestrian and vehicular traffic in fragile sand dune areas shall be minimized. Regional Amplification: None. Statewide Policy: 19. DESIGN GUIDELINE: COASTAL BLUFFS Because of the high scenic value of undeveloped areas on coastal bluffs and their sensitivity to degradation caused by bluff develop- ment: a* No structures shall be permitted to be built on a bluff face except for access stairways, which shall be for public use, minimized in number, conveniently located, and visually compat- ible with the bluff in materials and color. b. Bluff top development shall be set back from the bluff edge sufficiently far to ensure that: (1) the development would be in a geologically stable area according to the policies established in the Geology Plan Element; and e st (2) the development cannot be seen from the shoreline (mean high water) except (a) in highly urbanized areas where -51- adjoining development is nearer the bluff edge, (b) where the resultant setback sould make the property unusableg or (c) in special cases where a facility that.would be used by substantial segments of the public has been justified in an approved urban design plan for the surrounding area. co Approved erosion control structurest such as seawallsp shall be constructed of materials that reproduce natural colors and textures as closely as possible. d. Drainpipes shall be minimized by collecting runoff and directing it landwardq where possibley and, shall be unobtrusive in appearance. e. No dumping shall be permitted over coastal bluffs except where necessary and specifically authorized by the Coastal Commission for erosion controlo in areas of significant need and consistent with the policies of other Plan Elements. f. A, coordinated system of paths and linear parks shall be provided on coastal bluffs where consistent with other plan policies linking these areas with community trail and park systems. -52- vo,\' -z N N .04 Repional Amplification: 1. North Coast: 2. North Central: 3. Central Coast: "Any structure below bluffs shall be limited to a maximum 20 percent of bluff height. "Because of the extreme disruptive potential of scattered bluff development, the set-back shall apply on all bluffs except in +,he following situations: - I I I k, [11 on bluff tops above inaccessible shorelines E21 where the line of sight to the bluff top exceeds 600 E31 where the resultant setback would exceed 100 ft. 1 * N( 2 . N( 3 . C@ a FLLI in special cases where a facility used by substantial segments of the public has been justified within an approved urban design plan for the surroundIng area." -53- 4. South Central: 5. South Coast: "[In areas Sl through Ull no development, except that of access, public safety or of a recreational nature, as safety permits, shall be permitted within 25 feet of the rim of a cliff or bluff, or 50 feet from the toe of the cliff or bluff. 6. San Diego: "A coastal bluff is defined as a natural landform consisting of solid material rising ten feet or more above mean sea level which is immediately adjacent to the Pacific Ocean or its beach and is marked by a sharp rise in elevation from the base to the top. "Exterior building material shall complement and blend with the landscaping and the natural colors found in the adjacent coastal bluff. Buildings and other improvements should have a low tone value so that the landscaping and coastal bluff will be the pre- dominant features on the coastal bluff. Developers are encouraged to reduce skyline clutter by placing all utility lines underground from the point of nearest service, to reduce or eliminate the use of television and radio antennas by the use of central antennas or cable, and to screen all rooftop mechanical equipment and appurten- ances, "To provide for vista corridors and on-site recreational opportunitites, generally for larger projects 50 percent of the net usable portion of the project site should be landscaped open space. Landscaped open space is defined as those contiguous ground areas covered by natural vegetation. The net usable portion of the site does not include land laying seaward of the top edge of the bluff, portions of the site subject to an easement for street or highway use, or adjacent street ends even though they are improved to quallfy as part of the applicant's vista corridor. "Every developer of a major bluff top development (e.g. those develop- ments of more than two dwelling units and sited on land parcels with more than 50 feet of ocean frontage) shol)ld design and maintain a vista corridor through his development. One formula which would provide for the suggested vista corridor would be as fol-Lows: Vista Corridor = .33 lot width + .05 (lot depth - 1001) where depth > 1001. (1001 = percent of lot width to be added to the 33 percent constant for vista corridor calculation. "The maximum vista corridor required is 50 per cent and the minimum is 33 per cent.. -54- "The height of the structures on the project site should be dependent on the width of the adjacent vista corridor and should not exceed tile width of the adjacent vista corridor or thirty--five feet whichever is the lesser. A maximum of three levels above the natural or existing grade shall be permitted. Hieght shall be determined from the natural or existing grade prior to any cutting or filling on the s_Lte. On project sites of 50 feet or less in Toidth7 deve"op-mento i-ilpy have a maximum height not to exceed two stories providing such t@`Lructures are architecturally proportional to the si-t-e. "Property abutting a street end that meets the top edge of the coastal bluff may include one half the width of the street end as part of the vista corridor so long as the applicant improves and maintains the street end in accordance with the directions of the Commission. "Only those portions of the project site that are free of visual obstructions shall be counted as part of the vista corridor. Any object exceeding two feet in height above finished grade is an obstruction except: (1) fences with an open area to obstructed area ratio of 6:1; (2) trees which at maturity will not obstruct vision from finished grade to approximately eight feet above finished grade. "The panoramic view of skyt water, surft and beach available from the coastal bluff edge is one of the most significant coastal zone resources. In order to make this coastal zone resource available to all persons the following guidelines are established. "Where appropriate each applicant for a major bluff top development whose project site lays between the coastal bluff edge and the nearest existing public street shall dedicate, improve, and main- tain a public easement from the nearest existing public street to and along the bluff edge for the full extent of the project site. When a project site abuts a street end, the access from the nearest public street to the bluff edge may be located on the street end so long as the applicant improves and maintains one half of that street end in---accordance with the directions of the Commission. "The public access shall be improved with an all weather walkway, adjacent landscaping, protective railings, ground level night light- ing, trash receptacles, benches, and other improvements which may be deemed necessary. "The coastal bluff face is one of the most striking physical features of the coastal area and is a natural resource of regional signifi- cance. The coastal bluffs in San Diego County vary in character from the rugged cave marked bluffs along Point Loma to the multi- colored sandstone bluffs in the North County area. The following guidelines are intended to maintain the physical character and natural beauty of the coastal bluffs. -55- "No building or major structure shall be placed or erected closer than 25 feet from anky point.of the top edge of the bluff except landscaping, improvements required by the Commission as part of the public access, minor developments such as fences, decks, patios, stairways. In the case of multi-storied structures wherever possible the buildings shall be so designed, or set back from the bluff edge so that no portion of the structure is visible from the beach. Furthermore, no building or str-acture shall be placed or erected closer than the number of feet required to avoid damage to the structure from slope failure. Potential for slope failure shall be determined in accordance with accepted engineering practice. VINormally only public stairways shall be permitted on the face of the coastal bluff and then only when: a. The public stairway is part of a comprehensive beach access program. b. The stairway is designed and finished in such a manner to make it as inconspicuous as possible when viewed from the beach. "No bluff protective devices shall be allowed on the face or top edge of the bluff except for natural ground cover which complies with the coastal bluff landscape element. "No bluff protective devices shall be allowed along the base of the bluff unless they are designed to enhance the natural character of the coastal bluffs and do not extend seaward beyond the natural toe of the bluff. "Those coastal bluff areas that are already substantially committed to terraced homes down the face of the bluff such as Pacific Street between Wisconsin and the Buena Vista Lagoon in Oceanside and Ocean Street in Carlsbad are exempt from the 25 foot setback requirement. "In areas where no precedent has been established, seawalls and wave protection devices shall be designed to effectively dis- sipate wave energy, and located as far landward as possible to preserve existing beach areas. No land areas shall be created by backfilling behind the seawall, except where pockets are created by following a pre-established alipnment with existing, contiguous seawalls. In no case shall the aliFnment of new seawalls deviate more than is structurally necessary from the established alipnment of existinr contip-uous seawalls. "Prior to the construction of any stairway (public or private) which would provide access to the beach, the surroundinF area shall be surveyed to determine the number and location of exist- inE stairways in relation to the proposed new construction. The number of stairways shall be held to the minimum necessary to provide adequate public access to the beaches of San DieFo County. In order to retard the continuinF proliferation of stairways along the coast, public access shall be given pre- ference over private access. Right-of-way dedications or access easements which provide public access to such stairways shall be encouraged." _56- EAdditional San Diego Regional Amplification on bluff controls is included in the Design Guideline on Landscaping.] Statewide Policy: 20. DESIGN GUIDELINE: HEADLANDS To ensure the preservation of the scenic qualities of un- developed coastal headlands: a. Except where it would make a property unusable, development- shall be visually subordinated to the headland form by locating structures near natural terrain features, tree masses, or other development in order to minimize intrusions. -57- b. Private roads shall be visually screened, and driveways con- necting to the coastal highway minimized. c. Except where it would make a property unusable, the transitions between headlands and related stream canyons shall be left in a natural state with bridges over canyons located as far inland as physically feasible and environmentally acceptable. Regional Amplification: None. Statewide Policy: 21. DESIGN GUIDMJNE: ESTUARIES JI/ rf, 44-a' ile, -58- To preserve, enhance, and restore the scenic qualities of estuaries (including lagoons, inlets, and bays): a. The visual appearance of estuaries and their surrounding beaches and wetlands shall remain intact, and visually dominant by locat- ing structures near trees, hills, canyons, other natural terrain features, or existing development. b. Public access provisions shall be designed to respect the visual and ecological fragility of estuaries and their adjacent land areas. c. Coastal roads shall be located on the inland side of the estuaries, Regional Amplification: r 1. North Coast: 2. North Central: 3. Central Coast: 4. South Central: 5. South Coast: "[In areas Sl through Ul] public access to and v@rith- in marginal land areas of inlets, estuaries, and bays shall be provided. Ecological fragility may require that numbers of visitors be limited, or that access be prohibited during certain periods of time, but total prohibition of public access will only be considered for rare and extremely fragile natural areas." 6. San Diego: 2. -59- Statewide Policy: 22. DESIGN GUIDELINE: ISLANDS - ----------------- Because islands provide significant scenic value within the coastal viewshedq (particularly in southern California where they are often the only undevelopedq natural open land areas visible from or against the backdrop of the urbanized coastline) except for light- houses and ancillary facilities necessary for public safety, develop- ment shall be of such height, bulkq and color that blends with the natural visual form of the islandsq and shall not extend above the natural silhouette of the islands. Regional &plification: None. -60- Statewide Policy: 23. DESIGN GUIDELINE: UPLAND TERRACES AND PLAINS To preserve and enhance the scenic value of upland terraces and plains: a. Except where it would make a property unusable, structures shall not be located in open grassland areas where they would be highly visible, but shall be clustered near hills,.forests, ravines, other natural terrain features, or existinF development. b. Coastal open spacas in apricultural, FrazinF, and forestry uses shall be protected for productive use or open space unless there is an overriding need to convert these lands to other uses as established in other elements of the Coastal Plan. c. Except where it would make a property unusable, development on upland hilltops and ridges shall not be visible from the terraces or plains below. ReEional Amplification: 1. North Coast: 2. North Central: 3 3- Central Coast: 11rhese large stretches of the Central Coast are used primarily for agriculture and urban settlement. They are particularly susceptible to 11spraw1911 and blockage of ocean views because elevation varies so little. Because of the fragile open space of the benchlands, urban form in these areas should be ae- lineated by urban limit lines. Development shall reinforce urban concentrations and natural boundaries. Use areas and development I areas shall be concentrated to provide substantial ocean views from major benchland roads. Agriculture and other open space uses shall be encouraged consistent with Coastal Land Environment and Intensity of Development policies. Vertical elements (trees, structures) are important features on open benchlands and should be clustered together." 4. South Central: 5. South Coast 6. San Diego: 17 No 2 - No . e3 L6. S -62- 24. DESIGN GUIDELINE: CANYONS AND HILLSIDES Aff Sa Al All. To protectv restore, and enhance the visual integrity of canyons, arroyos, and hillsides that are a dominant part of the coastal viewshed: a. Gradingg cutting and filling shall be in accordance with Policy 9, Alteration of Natural Landforms except when not consistent with sound environmental planning. b Bridges and roads across canyons shall be minimized, combined, and located at the narrowest crossing points except when not consistent with sound environmental planning. -63- ce Development on canyon edges and hilltops shall not be visible from Regional &2lification: 1. North Coast: 2. North Central: 3. Central Coast: 4. South Central: 5. South Coast: "[In canyons in areas Sl through Ul] no sanitary landfill shall be permitted in the permit zone. "[In areas] Sl, S2 development of hillsides of '5 per cent slope or preater steepness shall not be permitted. Development of hillsides of between 15 per cent and 35 per cent slope shall only be permitted very low density (maximum 1 dvyellinF unit per 4 acres, gross density). Such development will be subject to review for overall preservation of the natural open and rural character of the entire hillside. [variances to these standards may be granted if it can be established that the hillside can be developed in a manner that will result in less visual dis- ruption than would occur if developed at one dwelling unit per four acres, gross density. "[In areas] S1 through U1 all permits for grading on hillsides in the permit area shall include the requirement that all possible land shall be restored to its natural form, and that the transi- tion zone between natural and disturbed areas shall be designed to blend with the natural form. Ground cover and other appropri- ate landscaping shall be restored on the land disturbed by grading. It[In areas] S1 through U1 appearance and form of coastal zone hill- sides shall be treated as an amenity resource in coastal zone plans; design consideration shall include views of hillsides as well as public access to views from hillsides." 6. San Diego: 7 1 . Nor' 2 . No 3Cenl -64- Statewide Policy: 25. DESIGN GUIDELINE: RIVERS AND STREAMS 1 0 To ensure the preservation, enhancement, and restoration of rivers, streams, and their surrounding hills and vegetation that are important visual links between the land and the sea: a. Except where it would make a property unusable, development shall be subordinate to the natural form of the waterway by being located near groves of trees, rock outcroppinrs, or e existing development and set back from the dge of the waterway to protect riparian vegetation, minimize erosion and preserve -65- the visual contours of rivers and streams. b. Channelization of rivers and streams shall not be permitted unless necessary for flood control and consistent vrith the policies of other Plan Elements. Where specifically authori- zied, channelization projects shall include landscaping, public trails, and linear parks to mitigate the visual damage result- ing from the channelization. Regional-Amplification: 1. North Coast: 2. North Central: 3. Central Coast: 4. South Central: 5. South Coast: "[In areas Sl through 'U11 programs to consider and encourage submission of feasible plans to restore public access to and use of channelized rivers in the coastal zone shall be initiated.,' 6. San Diego: Statewid2.@UcX: 26. DESIGN GuIDELINE: VILLAGE WATERFRONTS To preserve, enhance, and restore the positive visual qualities of villages that have evolved in a manner that makes them appear to be an integral part of the coastal zone: a. Development shall strengthen and reinforce the form of existing villages, and shall enhance and restore their visual qualities by being of a bulk, height, and color that is compatible with the existing character in the village. b. New development in coastal villages shall be designed to 1* Nor 2. Nor 3 Cer3 Ues harmonize with the essential design characteristics that dis- tinguish the village from other communities; e.g., maintaininF, -66- a rustic weathered or whitewashed appearance on a waterfront, and protecting ocean views from many vantape points. INN fib Regional Amplification: None. Statewide Policy: 27. DESIGN GUIDELINE: SUBURBAN WATERFRONTS Because suburban development so often presents the appearance of being unsightly "sprawl": a. Open space shall be protected by locating new development on vacant parcels within the fabric of the presently developed -67- suburban areas before allowing construction on surrounding open lands. b. Suburban subdivision and development of properties larger than three acres or development proposals of more than 15 dwelling units per acre shall not be permitted unless consistent with a detailed design plan that demonstrates that the development will comply with all other relevant Design Guidelines. Rexional Amplification: None, -68- Statewide Policy: 28. DESIGN GUIDELINE: URBAN WATERFRONTS 01 Because of the great variety of use'59 forms and issues found in urban areas: a* Local municipalities, as part of their Design Elements prepared pursuant to Policy 49 shail carry out detailed studies of their urban waterfronts and shall formulate definitive design criteria for improving the appearance of the shoreline. b. Urban subdivision and development of properties larger than 3 acres or development proposals of more than 20 dwelling units per acre shall not be permitted unless corisistent with a detailed -69- design plan that demonstrates that the development will comply with all other relevant Design Guidelines. ce Direct acquisitiong regulationt design controlsv incentive zoning, purchase and leaseback, and exchange of development rights shall be used, where appropriatel to secure, preserve, enhancev and restore remaining waterfront open space in urban areas. Regional Awlification: None* Statewide Policy: 29. CONSIDER CUMULATIVE EFFECTS IN COORDINATED PLANNING Because ongoing development may pose cumulative design conflicts that would degrade the visual quality of the coast: a. The Commission must consider the cumulative impact on permit applications during the period in which the city and county Design Elements are being designed therefore. b. Local municipalities should coordinate their transportationp land usep utilityq and recreation planning:with their Design Elements prepared pursuant to Policy 4, and should formulate area- wide Design Guidelines so that development proposals can be coordinated in order to maximize open space preservation to protect view corridors, natural vegeteuionp landforms, and other features, to effectively link open space systems with paths, bikeways9 and to reduce the need for duplicating circulation systems, and to minimize the occurrence of visually intrusive structures. C. Where development is proceeding;rapidly in-small neighborhood areas or in adjoining properties in undeveloped areasq the area shall be -70- considered as a single unit, and the developers shall be required to jointly prepare an overall design plan to coordinate open space, internal circulationg design themesq view protection and other visual elements and to meet the requirements of other relevant Design Guidelines. Regional Amplification: 2. -North Central: 3. Central Coast:. "Additional public access to scenic views shall be considered a public benefit when included in projects under review (provided that environmental degradation does not result from access). Priority areas for increased viewing access include the Half Moon Bay beachfront (possible scenic drive), bluffs above the Fitzgerald Marine Reserve (possible coastal trail), bluffs above Elkhorn Slough (possible trail), and Santa Cruz Harbor (trails, bridge improvement). "Coastal neighborhoods shall retain their definite community characterv provide for maximum pedestrian circulation, ocean views, and access to the beach consistent with Recreation, Intensity, and other policies of this plan." 4. South Central: 5. South Coast: "[So that] existing aesthetic amenitiesq particularly community character and land use diversity will be preserved in the coastal zone: "[In areas] S19 S29 Eandl S3 coastal zone communities which wish to retain a low riseq low density character will receive strong support from the South Coast Regional Commission.,, San Diego: Statewide Policy:. 30. ACQUIRE SMALL LOTS IN SCENIC AREAS To carry out the objective of protecting the Visual quality of highly scenic open areas identified in the Coastal Plan, State funds should be made available to acquire presently subdivided small coastline lots in scattered ownership upon which construction other- wise in conformity with the criteria of the Coastal Plan would un- avoidably despoil the view. Development shall not be permitted on lots designated for such acquisition. Regional Amplification: None Statewide E2LiLcZ: 31. ESTABLISH DESIGN AWARDS AND COMPETITIONS To encourage an excellence in the design of public and private structures, the agency designated to carry out the Coastal Plan, in co- operation with organizations of the design profession and design schools,' syi all: a. Present design-awards to development that effectively relates to its coastal location through a sensitive use of form, color, materi- all texture, and layout, and to community beautification projects that restore and enhance the visual assets of the coast. b. Initiate design competitions for such items as street furniture, retaining walls, beach stairsy and prototypical structures; the wkining- de&igne- shm1d be distributed to coastal. communities for use in building projects. ro 7fTa hO -72- Regional Amplification: None Statewida_EglicX: 33. PROHIBIT NON-RETURNABLE CONTAINEM, To greatly reduce the litter along the coastal road, in waterfront recreation areas, and in shoreline communities, the State Legislature is urged to enact laws to prohibit the sale of non- returnable Flass bottles, aluminum and metal pop-top cans. and non- biodegradable plastic packaginF in California, if current studies by the Legislature Analyst conclude such legislation would be economically feasible and effective. Regional Amplification: None e -73- 9 4 APPENDIX Figure 1 .*.%,tent , <11. 0 DEGREES OF URBANIZATION 10 .0-fo 0 c SOUTH COAST SN 2 113 ol a.-Seles CO- CO. U3 orange U2 U3 huntington bearh U2 S3 LEGEND Ulewport beach U2 U-1 urban I U-2 urban 2 U3 U-3 urban 3 S-3 suburban 3 5-2 suburban 2 S-1 suburban I laguna beach U3 83 U3 dona point so clarnente orange CO. die %A* 0 Co. 0 2 4 16 -75- FIGURE 2 S_ ro,:-4, o. SOUTH COAST COASTAL MOSAIC Frc-,,,: Ventura County Line To: Northerly Los Angeles Citv Lim"I"s '!Y@ATRIX'l "CELLS" Includee@: !@'alJ.I@u Major Form Components General Vatu-al and Maznirade Form Characteristics A. Co:r!@-onents of Visual Mountain rance parallcl to the coast; prominent Clusters of residential developmert tightly knit Qu -11 i -1 Y canyons; chaplarral and coastal sagebrush; prominent with'distinct edge. Edge definition possible mari-e terraces and escarpment-; sandy 'ceaches; due to surrounding open space, vacant field, etc.--, cl ii, --ly undeveloped land and s; _,l1l!nL most, svir.,@ely de-.relcped land; intensity of cor-lercial Trailer Parks: High density, tightly knit, fine si-n increases @7,rad.ually moving cast,; utilJt@r Poiesjl grain socially and pLysically homcgeneous units. --illy i%rith con- and onmipre sent; beach 1,parking both on and Strong territorial definition; usu,. o F11' street. trolled entry points. Marn-ifl_cent panoramic views: Expansive, panoramic, Adapted Beaches: Typically with lifeguard posts, *do-mi-ated. by sea and physioErapliic forms;'te!-aporal 7arking lots, concession stands, rest rooms, etc. V11 r t i o n s i n -. c c n e r r esu I t- -fT - o T, c 1 i inra t i c . s -a a - scnal an'd daily cycles. Institutional: Pepperdine Campus; flughes Labora- tory. visible Humr).n Act@vll-ies: Surfing, boating, sun- ving. etc. -s'iing,, swimm.Ing, d4 B. Sources or 1. "'T 41-i-Ii ty P@D _c@-,, 1,ill.boards, etc., often Clusters of residential structures often act Ccnfiicts and P--_,j;or are -in conf-11-l'ot the vie-!@r the cccan. as solid physical, visual, and psychological lsf-ucc, 2. leSS 4 nt e n s e barriers. a j o Y - arb -i -as, than r-, 1) - , , '3.@ 'zed ar,_ are never@ he- 2. Adapted Beaches: Large parking lots and 1--s.s @@qialllly compctirive, !@ere Lhe nat- "heir design usually increase the visual ur@?_L scl@tin_,-' and psychological. distance to the ocean. 3. ?c,@-.-t_La`!y exce1*1ent views bloc'ked by fences 3 intimidating "no trespassing" and -similar ar_-_1 S4 - gns appear arrogant and frustrates the o;)--orrtunities for otationary or @;cenic experiences--i-increases psychological- lb-iRe rlders) ex- distance to the sea. -_--nce o" @.hc occan. The na4- ural profile of hills and terraces i:,str-L@Xtions 'or tnav(-21ers to deter- are often distorted or spoiled by rows of S I:-, -@,o e"n@nv "11C oce.,_tl@. trailer homes, buildings, or structures on rec'@ nar':J,:,T often cts as T)Priodic 1.11-o- @-v a @ - the ridge line. vc.]. b-irrior (_Jn addition to ;_,Y-:-t!r)o- @afric 5. Usuallv unattractivc rooftops are often seen LAL 1. i d cs from co,:iotal roads at higher elevation. 6. The coast@jl c!.,)nteY_tL a4s often not ref-IF-cted in t-e des-ign of public structures and fa- c-ilities. Subregion No.: COASTAL MOSAIC From:Ventura County Line To: Westerly Los Angeles City Limits Included Malibu "MATRIX" "CELLS" General Natural and Manmade Form Characteristics Major Form Components Restoration: C. Policies/Guidelines 1. No fences protecting vacant lots, or other non- 5. If a grouping of residential or other type residential private or public properties shall of development along the ocean is more than block views in the coastal permit zone. When one-half mile long, at least a 15 ft. wide required for security and safety, fences shall easement shall be provided so that an access be constructed of semi-transparent materials to the beach shall be available within a max- (fence materials shall not be more than 25% imum one-quarter mile (or five minute) walk- of the surface area). All nonconforming fences ing distance. shall be replaced within five years. 6. Parking facilitities for public areas, includ- ing beaches, shall be redesigned to visually 2. A coastal scenic route shall be established, minimize their presence through landscaping, (see attached map) and shall include special screening and, where feasible, lowering. signs, markers, rest stops and vista points 7. In order to protect the natural scenic equipped with informational sings identifying resources, all future development shall be landforms and landmarks in the view. Infor- designed and located so as to maintain the mation centers shall be established at key existing character of the area. entry points to the coastal zone. 3. Designate local bike-ways, pedestrian trails, 8. Private or quasi-public institutional etc., along the nearest coastal roads and settings with good locational vantage points beaches to maximize the coastal experience shall be encouraged to establish vista in different scales of movement. Pedestrian points accessible to the public. access should be facilitated by providing I stairs, steps, ramps wherever necessary. Rest stops, seats, benches, etc., shall be provided along bike paths as well as at vista points and scenic areas. 4. Acquire additional easements for both physical and visual access to the ocean. Subregion No.: 2 COASTAL MOSAIC From: Westerly Los Angeles City Limits To: Marina del Rey Entrance Channel Included: Pacific Palisades, "MATRIX" "CELLS" Santa Monica, Venice General Natural and Manmade Form Characteristics Major Form Components and Marina Del Rey A. Components of Occasional high-rise buildings; solidly built up; Marine: Distinctive in appearance; symbolic Visual Quality predominantly residential, except for steep hills. of the lifestyle based on coastal amenities; bluffs, etc. view of sailboats, masts, mooring areas, etc. make this area look distinctly sea- Topography varies from high palisades to the oriented, seen from within. north to flat ground near Venice and the Marina; the transition is gradual. Beaches: Some of the most intensely used beaches in the Los Angeles area. Excellent view of the beach and the larger coastal environment from the Ocean Avenue prome- Piers: Santa Monica Pier is a major attrac- nade. tion for young and old alike. The amuse- Visible beach activities of all sorts. ment facilities, carnival atmosphere and the mixture of people from all walks Highly diverse and integrated-by age, income, of life make this area a unique setting. role, race coastal lifestyle, perhaps unique in the Los Angeles area. Venice Canal Area: Distinctive for its small block development, narrow streets, pedestrian oriented spatial layout, canals, and old architecture. Generally deteriorating and undergoing trememdous development pres- sure. Apartment Complexes: Large-scale apartment complexes constitute significant elements of the visual form. Moderate to high density with high ground coverage ratio, few open spaces B. Sources of Visual Erosion (aggravated by urban use of land) of No visual access to Marina or the ocean from Conflict bluffs, natural escarpments and palisades. major streets. High-rise buildings as obstructions to existing The Ocean Park area can potentially be views an attractive setting for viewing and enjoy- ing the ocean. The pier continues its long way Ocean and scenic views partially blocked by exist- to be demolished while being an eyesore and a ing structures, fences, etc. source of public hazard. Subregion No.: 2 cont. COASTAL MOSAIC From: Westerly Los Angeles City Limits To: Marina del Rey Entrance Channel "MATRIX" "CELLS" Included: Pacific Palisades, Santa Monica, Venice General Natural and Manmade Form Characteristics Major Form Components and Marina Del Rey B. Sources of Visual Venice Canal area--both private and public--in Some of the new apartment complexes have Conflict (cont.) poor state of maintenance and repair. successfully managed to block off public views of the oceans Preponderance of uncoordinated and chaotic com- mercial and public signs and lights along Ocean Avenue and other major thoroughfares within downtown Santa Monica. Old oil derricks, utilty lines, fences, etc. around Ballone Lagoon contribute to the visual blight. Subregion No.*. 2 COASTAL MOSAIC From: Westerly Los Angeles City Limits To: Marina del Rey Entrance Channel "CELLS" Inc*luded: Pacific Palisades, "MATRIX" Santa Monies, Venice and Marina General Natural and Manmade Form Characteristics Major Form Components del R y C. Policies/Guidelines 1. Owners of old, unused oil pumps, pylons, or other 3. In redeveloping Ocean Park Pier area, pedes, types of industrial structures shall be required trian access and view must be maximized or to remove them or conv6rt them into pieces of en- at least be made equal to opportunities that vironmental sculpture or art with approval from existed previously. the Design Review Boardt whichever is the least expensive. 4. The old Venice area, including the Canal area and the South Beach area of Santa Monica, shal. 2. Preservation and, wten necessary, restoration of remain-- be considered a unique coastal zone and the old ing older'structures unique to Venice and of the South pattern of the canals and streets and existing Santa Monica, Ocean Park beachfront.shall be encouraged. lifestyles shall be protected and preserved from future pressures of development. Figure 2. Sample South Coast "Coastal Mosaic- Subregion No.: 3 COASTAL MOSAIC From: Marina del Rey Entrance Channel To: Northerly Boundary of the Community of El Porto Included: Playa del Rey, LAX, "MATRIX" "CELLS" General Natural and Manmade Form Characteristics Major Form Compononts A. Components of Visual Sand dunes; sandy beaches; bluffs; big; high Southern California Edison; Standard Oil; Hyperi- Quality wind; single- family housing above the bluff; mostly Scattergood, sea waters intake pier, tankers at empty beaches; sandscapes bisected by the coastal morning. road; backshore landscape characterized by coasta Single-family housing and a cluster of shops below plains; sand hills. the bluff; dockweiler Lifeguard Station; beach club. Visible activities: kite flying; hang-gliding; biking; walking; sailing. At El Segundo: refin- cry; power plant; oil pier; derricks; lifts, ect. B. Sources of Visual cyclone fences and empty streets; street parking on Vista Del Mar; utility lines; no opportunities for temporary stopping or resting. High concentration of commercial signs at the entrance of Playa del Roy adding to the visual chaos: Lack of directional and informative signs. Conflict Subregion No.: 3 From: Marina del Rey Entrance Channel To: Northernly Boundary of the Community of El Porto "MATRIX" "CELLS" Included: Playa del Rey, LAX, and El Segundo General Natural and Manmade Form Characteristics Major Form Components C. Policies/ Guidlines 1. The rare natural habitat of Airport Dunes 3. To enhance the appearence of the coastal area shall be protected and restored (see zone, non-coastal related industries, as adopted Coastal Land Environmental Element, they become oobsolete (e.g., due to techno- - p. B-VII-2 and p. A-I-2, Policy #1) and educa- logical considerations as they attain tional and compatible recreational uses provided their life expectancy) shall be considered to achieve the stated objectives it may be de- for recycling to more coastal dependent desirable and/or necessary to transfer managment land use. No nw non-coastal related in- of the area to another public agency. (Nego- dustries shall be permitted in the coastal tiations with public agencies may include Cali- zone. fornia State Parks and Recreation, Los Angeles County Department of Beaches, Los Angeles County Arboreta and Botanic Gardens, Los Angeles County Departments of Parks and Recreation or Los Angeles County Department of Parks and Recreation. 2. Long range: Acquisition of bluffs and the top of the bluff to create access to view; prevent erosion of bluffs. Subregion No.:4 COASTAL MOSIAC From: The Northernly Boundry of the community of El Porto To: Northernly Boundry of Palos "MATRIX" "CELLS" Verdes General Natural and Manmade Form Characteristics Major Form Components Included: El Porto, Manhattan Beach, Hermosa Beach, Redondo Manhattan Beach Pier, Hermosa Beach Pier, Beach, Torrance SCE and Standard Oil, Redondo Beach Pier, King Harbour Gateway; renewal land: apartments A. Components of Low- rise housing; busy streets, beach traffic; high rise; king harbour: SCE plant; Redondo Visual Quality shopping and resturaunt- all low rise. Beach: viewpoint at Torrance. Sandy beaches; bluffs at Redondo; diverse life -SCE plant styles; beach communities. Backshore landscape -Apartments at Redondo Beach act as a characterized by coastal plain and hills. major visual and physical barrier Streets perpendicular to the coastline act as -New develpments have generally ignored long view corridors. existing patterns and character of development Paths: beach walk, bicycle path B. Visual Coflicts Congestion, loss of visual and shore access Signs, utility lines High intensity pedestrian movement is in conflict with vehicular traffic. Subregion No.: 4 COASTAL MOSAIC From: The Northernly Boundry of the Community of El Porto To: Northernly Boundry of Palos Verdes Included: El Porto, Manhattan "MATRIX" "CELLS" Beach, Hermosa Beach, Redondo General Natural and Manmade Form Characteristics Major Form Components Beach, Torrance C. Policies/Guidlines 1. Maintain and protect older development 3. To enhance the apperance of the coastal Patterns-street grid, density, etc.-in zoone, all non-coastal related industries, the South bay communities. as they become oobsolete (e.g., due to technological considerations or as they 2. Means shall be sought to encourage indi- attain their life expectancy) shall be vidiual property owners, and private groups considered for recycling to more coastal to participate and contribute to the dependent land use. visual character of the South Bay communi- ties through publicity drives, incentive award programs, etc. ~0 Subregion No.:5 COASTAL MOSAIC From: Northernly Boundry of Palos Verdes To: Westerly Boundry of San Pedro Included: Palos Verdes Estates, "MATRIX" "CELLS" Rancho Palos Verdes General Natural and Manmade Form Characterisics Major Form Components A. Components of Marine terraces and coastal ; slopes; Marineland Visual quality trees; meadows, red roofs, views, the sea and the Apartment Complexes city; cliffs, canyons. U.S. Coast Guard Station Rocky with pocket beaches of sand and cobbles; Key visual landmarks: Wayfarer's Chapel, Marin tide pools; backshore landscape characterized land tower- an excellent ( but for a price) by coastal and , marine opprotunity for enjoying the scenic beauty of terraces and . , ancient and the Peninsula. high potential landslide areas. B. Sources of Visual Methods of travel limited; availability of access to the edge of the cliffs is also limited. Conflict Subregion No.: COASTAL MOSAIC From: Northerly Boundary of Palos Verdes To: Westerly Boundary of San Pedro "MATRIX" "CELLS" Included; Palos Verdes Estates Rancho Palos Verdes General Natural and Manmade Form Characteristics Major Form Components C. Policies/Guidelines 1. Ridge and canyon development shall be discour- 3. Public Lands: Open land under public Juris-- aged. Grading shall not be permitted in the diction should be kept open. Publicly- o-v,-,e,' hilly areas. Structures shall be located so lands, not needed for originally planned that they do not eliminate or reduce views uses, shall be sold or transferred only to ON from the remaining vista points. public jurisdictions and shall be used only for public open space or recreation or for 2. Easements shall be acquired to establish hiking the preservation of natural habitats, or trails, equestrian trails, bikeways, etc. along leased for agricultural purposes. the bluffs at the edge of the water to increase public's access to the coastal scenic experience. Easement to the edge of the water shall be sought in the federal land to increase plab- lic access Lo the coastline. Subregion No.: 6 COASTAL MOSAIC From: Northerly Boundary of San Oedro To: Los Angelps River Included: San Pedro, Port of 11MATRIX11 CELLS" Los Angeles, Port General Natural and Manmade Form Characteristics Major Form Components of Long Beach A. Components of Visual Reclaimed marsh and si@ampland of P.,.ajor biological Single-story, single-family dwellings to mediun- Quaiity importance (i.e., bird nesting areas, anchovy rise, multiple-family structures; medium to high '), Palos Verdes Fault, potential land- density, many deteriorating and dilapidated schools, etc. A-V-" slide areas (Pt. Fermin), steep cliffs and rocky structures mixed with new, more intensive develop- beaches. ments. Mobile home park. Magnificient views along Fort McArthur, Vincent Harbor; shipyards; docking facilities; piers; 'Thomas Bridge, Shoreline Drive and many streets in jetties; power plant; sewage plant; oil. extrac- San Pedro. Many vista points exist which give pan- tion; freeways; petro-chemical and chemical stor- oram4c and short views dominated by sea, physic- age and refining; heavy industrial; car storage. @777 graphic forms and harbor activity areas. Highly urbanized with residential, commercial, in- Recreation/commercial (Ports ol Call English -her activities. Great Village, Queen dustrial, military and o' Mary), strip commercial (Pacific varicty of s-.ructural types and scales, breakwater, Avenue, Gaffey Street, San Pedro), heavy commer- storage yards. cial. B. Sources of Visual Dredging and filling, -industrial support facilitiesy Unbuffered conflict of use between industrial, conflict utility lines, billboards, neon siZns. cow-metcial, residential and recreational coastal land use. Visual appearance of mobile home park. J- Subregion No.: 6 COASTAL MOSAIC' From: Northerly Boundary of ,San Pedro To 'Los Angeles River Included: San Pedro, Port of 11MATRIX" "CELLS" Los Angeles, Port of Long Beach General Natural and Manmade Form Characteristics Major Form..Components C. Polici,es/Guidelines 1 Ridge and canyon development.shall not be per- 8. To enhance the appearance of the coastal mitted. zone, non-coastal related industries, as they become obsolete (e.g., due to techno- Natural slopes with over 35% grades shall be lo-ical considerations or as they . attain 2. Z retained as open space. their life expectancy) shall be considered for recycling to more coastal dependent 3'. Structures shall be located so that they do land use. not eliminate or reduce views from the re- L maining vista points. Mobile home s.-tes shall be re-ulated for density, landscaping and other standards 4. Unsightly industrial structures adjacent to appropriate to residential areas. residential areas, shall be adequately buf- fered by appropriate landscaping or by other means. 5. All remaining natural areab shall be preserved and possibilities for restoration.shall be explored. Landscaping shall be provided wherever- feas- ible in order to provide v4sual relief within the harbor area. 7. All vista points, scenic areas (including in@ @eres-@`n- harbor ac.tJvity areas) shall be U .1. U connected by a continuous'bike route or/and walkv,ays. for recreational and educational purposes. Subregion No.: 7 COASTAL MOSAIC From: Los Angeles River To: Orange County Line Included: Long Beach, Belmont "MATRIX" "CELLS" Shore, Naples & Long Beach- Marina General Natural and Manmade Form Characteristics Major Form Components A. Components of Coastal bluffs, protected beach, beach backed by Residential: Extreme diversity of lifestyle Visual Quality bluffs to 20-30 feet, Colorado Lagoon, no surf center city enclave of elderly, on the beach, coastal plain, Newport Inglewood youth oriented beach communities fault. of Naples and Belmont shore. A A few views,from Pier J, Pier F, also from some multiple and single family areas. portions of a few streets which are elevated. High-rise apartments, high use Good skyline view. bluff par bluff park; a few historical Dredging, bulkheading Alamitos Bay, Marine Stadiums monuments. Naples, landfill, breakwater. Mixture of style; Commercial: Highly urbanized commercial, high- contemporary and classic architecture. rise offices, major daytime activ- ities, tourtist commercial, strip commercial Industrial: Off-shore and on- shore oil extrac- tion, some industries, power plants. Recreation: Queen Mary, marines, Pike, theaters public arena and auditorium, Marine Stadium and parks. Beach: Typical lifeguard posts, rest rooms, parking, fishing pier and natatorium B. Sources of Visual Lack of open space and natural green. Bluff top: Development comes up to the beach conflict two high-rise buildings away from the main high- rise district, on-shore and off shore oil ex- tractions and billboards. ;lubregion Yo. COASTAL MOSAIC 2rom: Los Angeles River 110: Orange County Line ..ncluded: Long Beach,, Belmont 11MATRIX11 "CELLS" Shore, Naples and General Natural and Manmade Form Characteristics Major Form Components Long Beach Mairina C. Policies/Guidelines 1. Historic character of Long Beach City as a beach Developments shall be regulated in the community shall be restored and enhanced. Naples and Belmont Shore areas in order to enhance coastal views, public access to the 2. All view points and view corridors shall be beach, the general lifestyle and character maintained and enhanced by appropriate acquisi- of these areas. tions. 6. Off-shore oil islands, after they become ob 3. Mass transit system shall be improved and road solete, shall be dedicated to public owner- access and services capacity shall not be in- ship as is now adopted city policy. These creased due to aesthetic reasons. islands shall be used as public parks and view points to experience urban form, sky- i,. Medilum and high-rise buildings on view sites line, etc., from the ocean. Public access shall be designed-to maintain ground level view by boat shall also be encouraged. access between or through their stractures. Permit consideration for new high-rise buildings 7. To enhance the appearance of the coastal shall encourage provision of public access to zone, non-coastal related industries, as appropriate vantage points in upper levels such they become obsolete (e.g., due to techno- as roofs, plazas or suites. logical considerations or as they attain their life expectancy) shall be considered for recycling to more coastal dependent land use. No new non-coastal related in- dustries shall be permitted in the. permit areas. Subregion No.: 8 COASTAL MOSAIC From: To: Included: San Clemente and "MATRIX" Santa Catalina Islands General Natural and Manmade Form Characteristics Major A. Components of Narrow rocky shoreline, precipitous cliffs, Most of the residential developments are in the Visual Quality coves and inlets, pocket beaches, rugged topogra- canyon and around the the small shopping and phy, magnificent scenic qualities. Most of these recreation area only in Santa Catalina. islands are in natural state: riparian woodland, coastal sage and grassland, introduced and endemic Light strip commercial intesity of signs and wildlife, excellent research and educational billboards are medium in Santa Catalina. opportunities. Land form moves up from sea to hills and cliffs of significant elvation. Areas Marina, casino, camping areas, scenic road and of geologic instability. water tour, etc. City of Avalon is a rec- reation oriented city, private recreation, Village-like character, excellent views from hunting, and hiking. various streets of City of Avalon and Catalina Isthmus, sea cliffs and rugged topography dominate Transmission towers, man-made reservoirs. the views. Pocket beaches. City of Avalon and Catalina Isthmus are low-rise residential and light commercial development in Santa Catalina. Limited water resources for further development. Military installation on San Clemente-target range. B. Sources of Visual Communication facilities and other development Signs, transmission towers, water tank, lack conflict compete with the strong natural forms of the of physical access to the natural areas because of the topography. islands. Auto dependent- developments threaten ecological and appearance values. Past rock quarry operations and extensive grading for new residential leave visual scars on natural forms. Subreo-ion No. COASTAL MOSAIC From: To: "CELLS" Ijicludad:' San Cle-iiente and "MATRIX" Santa Catailna Islands General Natural and Manmade Form Characteristics Major Form Components C. Policies/Guidelines 1. The visual form of the islands themselves 8. Boat access to recreation areas shall be shall dominate any development, hence ridge encoura-ed. top development shall hot be perritted. 2. No road access or auto ferry shall be permitted from the mainland. NO 3. Auto dependent developments shall not be per- mitted. Electric carts, funiculars, bicycles shall be encouraged. Development shall not exceed the limit which can be supported by the local natural resource, natural water in Santa Catalina. Research and educational opportunities shall ed and access to the restricted be encourmg areas shall'be permitted for these uses. Mediu_m or high-rise development shall be prohibited. 7. New construction shall retain the character and density of the existing development. Subregion No.: 9 COASTAL MOSAIC From: Orange County Line To: Santa Ana River Included: Seal Beach, Sunset "MATRIX" "CELLS" Beach, and Huntington Beach General Natural and Manmade Form Characteristics Major Form Components A. Components of Visual Relatively flat land with many inlets and estu- Development, where it occurs, is commercial and Quality aries. Fairly broad beaches with white beach residential. It is generally older, recycling sand. Further south, before entering Huntington slowly. It is rather compact and offers few, Beach, the land rises up away from the beach to if any, views of the ocean. The pattern is form a bench. At Huntington Beach and further generally commercial flanking the main arteria south, the land repeats the characteristics of street backed up by residents. Almost all development which faces the open water is broad beaches, marshes, and estuaries. residential. The Santa Ana River, flowing within its green belt, forms the northernly boundry of the subregion. B. Sources of Visual in low-lying areas, autos parked alongside the Residences and commercial establishments in Conflict road do not only block the view, but also cause compact pattern restricting the view. conflict between those using the beach and those driving. Private signs conflict with the public information signs. Views are often interrupted by oil pumping mecha- nisms. These occur on both the inland and the ocean side of the roadway. Signs, billboards and their structures, and power lines clutter the area. Subregion No COASTAL MOSAIC From: Orange County Line To: Santa Ana River included: Seal Beach,,Sunset "MATRIX" "CELLS" Beach, and Huntington General Natural and Manmad.e Form Characteristics Major Form Components Beach C. Policies/Guidelines 1. All oil pumping, drilling, and storage mecha- To enhance the appearance of the coastal zone, nisms in the coastal zone shall be removed non-coastal related industries, as they be- when the resources be@come depleted. come obsolete (e.g., due to technological considerations or as they attain their life 2. A few operating oil pumping mechanisms shall expectancy) shall be considered for recycling be open to the public for informational and to more coastal dependent uses. educational purposes. 3. No street parking which is on the beach side 41 a, coast road shall intrude on or block the view of the ocean or beach where that view ex- ists without such obstruction. Such parking shall be prohibited. 4. No future building shall exceed in height that -which is prevailing within the area. 5. In areas which have closed corznunities--public access to beach, bike and pedestrian paths shall be granted. %@qere bike and pedestrian paths do not exist, they shall be created. Subregion No.: 10 COASTAL M03AIC From: Santa Ana River To: Southerly. City Limit of I Newport Beach "MATRIX" "CELLS" -Included: Newport Beach, upper and lower Newport General Natural and Manmade Form Characteristics Major Form Componets Bay and Islands A. Components of Visual Peninsula is flat, forming a natural harbor with Commercial developments occurs primarily at either Qualy islands. The bay extends inland cutting into high the end of the peninsula or as strip development inland bluffs. These inland bluffs provide a along the inland coastal road. On the peninsula dramatic backdrop to the bay and its developed area. it is rather low profile, tightly compressed Development is a fine grained mixture of commercial with the character of a corresponding New England and residential, all either new or older and well coastal town. The character of the Coastal road kept. commercial strip is quite different while still retaining the strong ties which identify it as a definitive coastal area. Just south of Newport Beach lies Corona del Mar. It is rather low in profile and not as intensely developed as its adjoining neighbor to the north The commercial area flanks both sides of the mel coastal road with relatively low-density residen- tial districts spreading back from this strip. fine view of the Newport Harbor entrance to the north and typical ocean bluffs plunging into the ocean to the south can be found on a residential street which loops off the main coastal road. Newport Center is a major form component of visual quality. B. Sources of Visual Private signs often add clutter and confusion. Houses are rather tightly clustered, blocking Conflict view of both the bay and ocean for long stretchen Overhead power and utility lines and poles intrude or the visual Pattern. Commercial structures are grouped in such loca- tions that they often block the best views of the bay area, especially from the coastal route. Subregion No.: 10 COASTAL MOSAIC From: Santa Ana River To: Southerly City Limit of Newport Beach Included: Newport Beach, upper "MATRIX" "CELLS" and lower Newport Bay and General Natural and Manmade Form Characteristics Major Form Components Islands 7- C. Pol-*cies/Guidelines Any proposed new structure shall retain the 4. The character of the surrounding area of the L character and density of its surrounding Balboa Pavilion, as well as the building environment. itself, shall be preserved and mairtained. 2. Viewpoints along certain coastal bluffs shall be enoouraged to provide otherwise unattain- able views. 3. Easements shall be acquired to establish hiking paths and bikeways along the edge of the water to increase public access to the coasta 1 8ceni-c experience. 461 Subregion No.: 11 COASTAL _MOSAIC From: Southerly City Limit of Newport Beach To: Northerly City limit Of Laguna Beach "MATRIX" "CELLS" included: Irvine General Natural and Manmade Form Characteristics Major Form Components in natural state; rolling hills, ridge and A. Components of MOstly Visual Quality Canyon topography: coastal sagebrush, grassland, riparian. woodland; exposed rock, formation; peaks, major ridgeline; defines the edge of urbanization. Visible Activities: horses; horseback riding. etc. Area of great natural scenic beauty. Coastal bluffs and marine terraces; sandy beaches and rocky tidepool. B. Sources of Visual Not enough for opportunity for experiencing, the Trailer park on beach at Moro Coves. Conflict coastal area at the pedestrian or bikerider scale of movement. Roadway cuts and embankments on Pacific Coast Highway prevent views. Subregion No. 11 COASTAL MOSAIC From: Southerly City Limit of Newrport Beach City Limit To: Northerly of Laguna Beach Tncluded: Irvine "MATRIX" "CELLS" Major Form Components General Natural and Manmade Form, Characteristics C. Policies/GuidelineS 1. In the area between the coastline and the first public road, development shall be limited to bicycle paths, pedestrian and equestrian trails, rest stops, lookout points, public recreational facilities, and other such uses that would not degrade the natural scenic beauty of the area. 2. Any future development plan for the area within five miles of the mean high tide line shall be presented to and approved by the local. Design Review Board. The development shall be designed in such a manner as to ensure that the Overall character of the future development in the area is compatible with and enhances the scenic qualities of the area. 3. Both visual and physical access to the coast- line shall be maximized by acquiring continuous pedestrian easements along the top of the bluff and easement to the beach, except for those areas of the beach that are considered ecolog- ically fragile; limited short-term parking for cars and public transportation shall be pro- vided to link the pedestrian easements to the coastal road. Figure 1 (continued) Subregion No.: 12 COASTAL MOSAIC From: Northerly City Limit of Laguna Beach To: South Boundary of Laguna Niguel "MATRIX" Included: Laguna Beach, South Laguna, and Laguna Niguel General Natural and Manmade Form Characteristics "CELLS" A. Components of Gently rolling coastal ,mountains sloping down to Major Form Componets Visual Quality a typical bench which then drops to the ocean Residences located on the mountain slopes from with generally limited beaches and beach access. the highly developed beach. Residental devel- The mountain slopes as well as the beach are highly opment on the beach is rather execlusive and developed. concentrated offering little vie of the ocean beaches, or costal bluffs. Commercial activity is primarily strip, flank the coastal road. At Laguna Beach the commer- sector extends inland for a few blocks with a pleasant and much-welcomed view of the ocean and beach. B. Sources of Visual Private signs often add clutter and confusion and Dense, clustered housing cuts view access. Conflict conflict with Public information signs. The nature of strip commercial often prevents High, dense walls of both man-made and natural otherwise good view access from being attaine material block veiw access. Massive grading, clearing of vegetation and trees. Subregion No.: 12 COASTAL MOSAIC From: Northerly City Limit- of Laguna Beach To: South Boundary of. Laguna Niguel "MATRIX" "CELLS" Included: Laguna Beach, South Laguna and Laguna Niguel General Natural and Manmade Form Characteristics Major Form Components C. Policies/Guidelines 1. The character and density of the existing area shall be maintained in any new-construction. 2. No building shall exceed in height any other in the immediate environment. 3. Access to beaches and bike and pedestrian access paths on the water frontage shall be enforced. 4. Possible reduction of density in some areas shall be encouraged to allow greater public access and visual relief with views of the ocean, its beaches and coastal bluffs. 5. In areas of coastal mountains, no further develop- ment shall be allowed in presently undeveloped, areas. 6. All fencing and plantings shall be of such nature as no~t to block the public view of the ocean,its beaches, or the bluffs. Subr eE4 on 'No. 13 COASTAL TvTOSAIC From: S-@utherly Boundary of Laguna Niguel To: San Diego County Line 7-1 C, uded: San Clemente, unin@- ,',% iA TRL i X "CELLS comorated areas of Dana Point General Natural and Mlanmade Form Characteristics Major Form Component3 and Capistrano Beach A. Components of Marine Terrace; coastal bluff; cliffs; broad Big clusters; houses are up to the edge of the Visual Quality sandy beaches; beach backed by cliffs to 100 feel cliff; mixture of single homes and 2-4 story -io 'ills and eleva. _n, beautiful natural rolling h multi-family residential; trailer parks on the U nd of small coastal settle- canyons in 'he backgroL beach sand. '7- nents. D Light strip commercial, mostly along the high- M 0 _J a-nificent panoramic view from few remaining way and some on the side streets; intensity of vista points scattered in developed areas; sea, sign and billboards is medium. -cliffs and physiographic foins dominate the view. Marina, recreation vehicle facilities on beach, Moderate to highly dense residential around older community Coves on both sides of Pacific Coast Atcheson, Topeka, and Santa Fe railroad right- Highway (also El Camino Real), strin commercial of-way. along the Highway; mostly low rise to medium rise. Typical lifeguard posts; rest rooms; concession stands and parking lots. B. sources of Visual Massive grading, clearing of veCetation and Poor architecture; significant neVr tract hous- Conflicts treess; blocking the 'visual and physical access of ing, overhead utility lines; cliff top and ocean and inland coastal hills as wel I coastal canyon development; row of houses betwe the highway and beach, Atcheson, ropeka, and Santa Fe railroad right-of-way signs and bill- boards. Subregion No 13 COASTAL MOSAIC From: Southerly Boundary of Laguna Niguel To: San Diego County Line included: San Clemente and "MATRIX" CELLS" unincorporated areas of Dana General Natural and Man-,nade Form Characteristics Major Form Components Poi t and Canistrano Eeach C. Policies/Guidelines 1. Grading shall be allowed by permit only to 5. New row housing and single family coastt provide a pad for a s.tructure and access to zone housing shall be required to main- it. tain several empty lots for view of the ocean, where such views exist at preseril 2. Clearing of vegetation and trees shall be Restoration of such views shall be en- allowed only to create pad for structure. couraged in redevelopment projects. 3. Structures shall be located so they do not eliMinata coastal views from lateral roads. Structures shall be located so that they do not eliminate or reduce views from the remaining vista points. 0 Figure 3 Landscape Preservation Areas 4 5 7 8 13 Source: California Coastline Preservation and Recreation Plan, California Department of Parks and Recreation, August 1971. FIGURE 3 (continued) PROPOSED rnESERVATION PROJECT STATUS CALIFORNIA COASTLINE LANDSCAPE .1slaw Prinaci PUBLIC LANDS (Acrelil PRIVATE LANDS TOTALS COASTLINE MILES IIRCPO@@D USES (Acm-,j PRESERVATION PROJECTS cc t- RESPONSIBILITY north Coast subproyince wx w > l'- U ir '0 U) cc U) w at z 4 0+ cn . . CC MCI 4 2 cc 0 -It 0 w 0 w z 20 4 @ to 00 j ix It 11 -j z W a z Ir cc OD uj 4 0 z z z cc cc w Z z 0 a: w 4 < u, Z ww -1 x < U ir CC < m0 2 - I a < 0) 4 4 4 4C1 9 < D I I z t- 1& 0 < CI W CC < < uL w a x I'- Iz -1 a 16- t- X IX: I. o >0 -x> P;ojncl Z 0 0 _j 0 z < z 0 0 0 0 PRESERVATION PROJECT AREA OUNT 710 D. No. THE NORTH COAST SUBPROVINCE PROPOSE 0 LAKE E ARL STATE PARK D.N. 0 0 2,V2 2,212 0 7.0211 0 7,021 9.233 9,233 0.1 Rj 6.e 6.1!3 2,122 ;0b r@t,%O Pk. Sy@-. 2 RE DWOOD N ATIONAL PARK AREA a U.N./Hurn .18,580 9,216 a 27.796 67,320 5,800 0 5.860 33656 100976 34@O 0 34.0 10,176 [email protected] 4,480 N.,@. I'%. Sv- LOT LAGOONS STATE PARK 1,037 0.4 PROPOSED HUMBO Hum. 209 2,018 3,264 15,831 7.326 so 7,406 8.1 8.5 7'siq 1.3$9 1.7-12 Pk'. sv@k. 4r ".p -t;U ZY-Wnvo SRI 4 PROPOSE: 0 PATF(CK'S POINT STATE PARK E YPANSION Hum, 425 0 0 425 7&,246 103 14 117 542 15,788 7.0 0,7 7.7 0 23) @(13 S;"!"' Pk, Syt. PROPOSE D TRON I D AD HE AD STATE PARK Hum. 179 0 63 242 3,960 106 0 10G 348 4,308 2.3 0.8 3.1 1513 CA 129 px. Syn. 0 llnc*,@ding Trinidad SM PROPOSED AZALE A STATE RESERVE EXPANSION Hum, 30 0 0 30 0 43 5 48 78 78 - - - 0 64 14 @;:aia Pk. Sym. PROPOSE 0 SOUTH N UM13OL DT DAY STATE PARK Hum. 0 0 2,555 0 2,655 5,530 6,530 0.2 4.6 4.8 G,324 0 20" U.S. r.0' 7 3,976 3.975 0 & WRIV;far Sel, PROP05CO KINGS RANGE COAST Hum. 0 a 7,700 7,700 0 4,013 312 4,325 12,025 12,025 1.1 &6 9.7 11.952 0 73 S-eu of NATIONAL WILDE FINESS AREA I Land Mgmt. PROPOSED TEN MILE RIVER STATE PARK Mend. 285 0 280 565 0 9 (1 @cWi,q M.,.Kendcl- 58) 1,947 2.S12 2,512 3.8 4.5 8.3 1,503 700 30@ 947 State M. Sym. PPOPOSED MENDOCINO COAST STATE PARK Mend. 3,072 0 1,421 4,493 15,840 10 (including RuWan Gulch and Van Damron SP's) 5,C65 617 5,682 10,175 26,015 1.8 6.2 8.0 1,400 6,3C.5 2,410 State Pk. Syst. PROPOSED POINT ARENA STATE PARK Mend. 651 0 0 651 14,256 -11 (IncWcliog hl-@hcsw SBI 3,167 0 3,167 3,818 18,074 5.0 3.7 8.7 1,790 1,6A3 385 S !x. Pk. sy@t. PROPOSED SALT POINT STATE PARK EXPANSION Son. 3,174 0 a 3,174 29,700 5.499 0 5,499 8,673 38,373 3.2 10.3 13.5 5,480 2,184 1,0-13 Pk. Syn. 12 (Including Salt Point SP & Krvto Rhododendron SA) PROPdSED SONOMA DUNES STATE PARK 13 Uncltidingm.th a Ind S-ont. Co.,t SEI) Son. 707 a 0 707 0 175 0 2,5 11112 9112 2.0 0 2.0 440 349 193 S1,11 Ik SyV, I`OINT@QEYES NAT(ONALSIASHORE 14 th,cluding T-el- Boy SPI Mari" 1,018 20,080 91 21,189 83,1160 35,731 64 35,795 56.964 140.144 23.0 19.0 42.0 35,307 17,070 4,612 lat. Pk. Syn. FnOPOSED SOLINAS LAC' OON STATE PARK Marin 0 0 134 134 16,236 9.770 0 8,770 8.904 25,140 1.2 7.0 8.2 7,582 620 702 sit. rk. Syn. PROPOSED MARIN HEADLANOSSTATE PARK EXI'ANSION Merin 449 0 1,a29 2,278 a 2,M 0 2.890 168 5,168 4.3 0 4.3 2,037 2,442 '19 S!,;cpk syst. I I I Lill' I 1, 0 1, T 1'"" '-0 .@3:7 F:t: 17 PROPOSED FARALLON ISLANDS NATIONAL WILt.)ERNESS AREA S,F. 0 0 220 220 107,274 0 a 0 220 107.494 215 0 5 IV Id" le S'r, ISUE!PROVINCE_TOTALS 29,607 29,505 19,943 79,055 368,823 90,371 1,092 91,463 170,518 539,341 97.1 72,5 169.6 97,989 51,421 19,108 -t Fillu'" & o0l Include -djoiring land, out!id, f the Comlpl L-dtcape Ployirtee. So--i---ce: California Coastline Preservation and Recreation Plan, p. 100. FIGURE 3 (continued) PROPOSED PRE;j'@V T;@Z@n'@;E STA Us CALIFORNIA COASTLIM IANOSCAPE PRIVATE LANDS PROJECT COASTLINE MILES pgop-@@ PUBLIC LANDS (Acres) TOTALS PRESERVATION PROJECTS Ir Central Coast 50proyince cc u, @' L' Q @- 0 < A Q 0 ',1 w Cr Z 0 0 Z X cr 1- a < 0 cc 0 4 Z -;E I - cc c. , Z d. < I @ -E M -1 11 1 u) < J Op ou 4 Z Ix . - t" 0 0 a: 0 't Cr Isl w > I- cc > W Q 4 0 ex 0 0 > 0 0 0 1. D. THE CENTRAL COAST SUBPROVINCE OUNT 0 Z t 6 PR OPOS ED PESCA DE PO 5 TA TEE PA R K S. Mateo 2a7 0 0 237 0 537 28 563 f?52 852 2.0 0.8 2.8 5311 242 76 rk 1, -9P T=- S --- 19 P OrOSED POINT AN G-53 1,618 7,006 10.226 33.98C, 6.5 @ NUE.'q STATE PARK t') S. Mateo 2,219 0 101 2,320 23,760 5.5 12.0 4.1320 4.782 f'2-1 st- r (Ind di@g Ano Nu-o , coastal portion - Big B.m RSP. SIM %wiffe Cons-tion Od. - G,Whou.,d Flock fishino @-'@S) - -- -- - ' -- 7- - - - 2,574 475 532 3,10C 0.7 1.6 2.3 0 37i 211 sliae Pk. @@yst- - -TH-0,115SED 7E ITRAGE F@CTI @JT STATE Pl@q)< S. C- 54 0 0 478 0 0 2@ Vn (I nz;uding Nalrol Pridij@, SB) I -. . 3.5 9.5 -"5- -365 -""'t' -=@ -- F-EY BAY -STATE PATK-1 Mon. 93 0 358 451 0 1,053 0 1.953 -MG41- 2,404 51 404@ Ni R -PIlIn c I @p 10,@L DI @@,Xn) 2 22 PROPOSED ASILOIJAR STATE PARK S. Cruz 99 0 0 99 3,960 148 0 148 247 4,207 1.5 0.5 2.0 0 163 S4 Stile Pk.;vst (including Asil-snal SS) - - 23 PROPOSED POINT LOCOS STATE PARK Mont. 605 0 0 605 22,770 614 0 614 1,219 23,089 5.5 6.0 11.5 455 564 200 SI-tO Pw- SY'k (I ncluding P : Lobos SR, C-0 Fit- SO) - - 15.0 25.0 -- 9.492 2,222 S.P.SJU.S.F.S. 24 PARK 'I Mon. 4.568 0 5,90B 10,468 49,500 24,921 376 25,297 35,765 85,265 10.0 24,051 P op TFE Aldr. Meier. SP (Inzj@2@@E r T'g KrAS Burns _SPI 20.012 7.3 3.7 468 11,263 41,792 11.0 12.6GS 5.452 I,8a2 SlOtc Pk- SY't- 25 PROPOSED MORRO SAY STATE PARK S.L.O. 7,106 0 1,643 8,749 21,780 10,795 IjftIud;,,,g kjorro Bay SP, Montano do Oro SP) 26 PROPOSE D SANTA MARIA DUNES STATE RCC9EATION AREA S.L.O. 646 0 0 646 0 4,760 0 4.760 5,406 5,40G 3.4 2.3 5.7 0 4.791 615 S,Z' Pk- Sylt. il.el.ding potion - Pismo SRI A - . - - . - - - - 147 192 77W,.sm- 2 @2 @4 2S @6 27 pRDpOSEo POINT SAL STATE PARK S. Bar. 49 0 330 379 14,652 4,256 0 4.256 4.635 19,287 0.9 .5 7.4 4,295 Oncluding Point Sal SO) -- -- 1 41 4 �295 --- 1 57,2401, 81,298 1 220,294 41.3 47.9 89.2 26.369 6,554 SUBPROVINCE TOTALS 15,726 0 8,332 24,058 138,996 54,7501 2,490 2 b) & c) Figures do no, Include adjoining land& outside Of the Coast.] Landscape Province. So-arce: Cal' crnia Coastline Preservation and Recreation Plan, P. 102 if FIGURE 3 (continued) PROPOSED PRESERVATION PROJECT STATUS CALIFORFIA COASTLINE LANDSCAPE r q-- -- - 1-.1-1 -- 1- @ ". 11- -!--' @@. -@110@- 11 PUBLIC @ANDS (Acres) PRIVATE LANDS PnOJECI COASTLINE PAILES rTt0oO.--,0 USES @Aup.%) TOTALS PRESERVATION PROJECTS m ---T--- N cc 4 0 -IES-PONS11311-1-1 YIN w 1: South Coast Subproyince > to w w w (A M 40 a 0 0 j @i (@9 z a x - Us z z 0 z 0 m 11 z 0 di z 4 m: = < W cr -j z < L U -1 W0 Ix 'Z Is. 0 cc Is, a C) CC o) x 4 -1 -j 7: 1 or Ww UA LU 0 0) 0 4 4 t x z m7 0 0 < 0 0 It -1 1-- PRESERVATION PROJFCT AREA COUNT 00 zv) 0 j 0 z z F;: No. THE SOUTH COAST SUBPROVINCE 28 PROPOSED GAVIOTASTATE PARK EXPANSION S, Bar. 2,786 0 2,823 5.609 32,670 6.573 0 6.573 12,182 44,852 5.4 2.0 7.4 5,655 5,738 799 31W@ Pk. 3yet. 127.000 a i CIN 29 PROPOSED SANTA BARBARA CHANNEL ISLA140S S.B./Vent 0 1,350 14,000 15,350 291,223 127,000 ;42,350 433,576 34.1 113.2 147.3 140 r 1, 0 1734 N@I. Pk. Sylt. 30 PROPOSED IkGRATH LAKE STATE PARK NATIONAL PA RK ,,,ju(Ii' I Vent. 295 0 0 295 0 ISO 92 250 545 545 2.0 0 2.0 01 1 1@1 F. SWI Pk., Sy".. - 0 N @Gwh S81 I -- ---' - 31 PFIGPOSED POINT MUGU STATE PARK EXPANSION Wen. 6,555 0 826 7,3PI 0 761 0 761 8,142 8.142 7.0 0 7.0 3,488 3,415 1,239 '3:@!e Pk' Sy@l. 2 PROPOSED LEO CARRILLO STATE PARK L.A. 1,578 0 0 1,578 2,772 158 0 158 1,730 4.502 1.4 0 1.4 1,462 55 2t3 51-1- Pk Fs'st 11 nclUding Leo Carrillo SB) 0 0 0 963 963 2.0 0 2.0 7qB 64 101 S"'. Pk. syst. 33 PROPOSED ANAHEIM BAY STATE PARK L.A. 0 o 963 963 0 1 1 1 34 PnOPOSED SHIP ROCK MARINE RESERVE L.A. - - 2,000 - - - - 2.0B0 - - 0 0 Pk. Sy". 3S PROPOSED FAR NSWORTHBAN IK.. MARINE RErEPWE L.A. - - - - 11,520 - 11,520 - - 0 0 @13t. pk@ Sys'. ls'rts Cell in. lsl@nd) 3G PRf)POSED UPPER NEWPORT SAY STATE PARK Orange 0 0 165 165 a 863 0 863 1,028 1,028 - - 542 110 37G SI-0 Pk- SYIT@ 37 PROPOSED TORREY PINESSTATE PARK S.D. 977 0 0 977 8,110 518 0 518 1,495 9,605 4.5 0 4.5 853 :121 321 S!W pk. Sym. (Torrey Pines SR exparsionl a a 38 PROPOSED TIJUANA RIVER STATE PARK S.D. 0 0 793. 793 4,960 1,702 0 1.702 2,495 7.455 0.9 1.1 2.0 1,514 449 532 q%ate Pk. SvsI. SUBPnOVINCE TOTALS 12,191 1,350 19,570 33.111 353,258 t37,733 92 137,825 1030 514,186 57.3 116.3 173.6 154,928 T0,532 5.470 282,854 3,674 '286,528 2,746 1.273, ':0 GRAND TOTALS 57,504 30,855T47,8@5 136,224 961,077 82" 195.7 236.7 432.4 324,768 104 452 3 1,132 Source: California Coast-line Preservation and Recreation Plan, P. 104. FIGW 4 Central Coastal Historic Sites Identification-The California History Plan, Department of Parks and Recreation 14jnLeroy County: Sites Historic Sites A f;i I wria r Fort Ord 11acil'ic Cr.ove Monterey Caritiery Row Glass House Site Pk)riterey near Watsonville Carmel-by-the-5ea Governor Alvarado House Carmel Monterey Casa de Oro Green Gables House Monterey Pacific Grove Casa Munras Hopkins Marine Station Motiterey Pacific Grove Ca@;Lroville House of Four Winds I ilghway .1 Monterey @ I chatil,ati(Itia Hall Larkin House llocif.i(.- Grove Monterey Gwi.,3L 1-bad (Ifighway 1) Mission San Carlos Borromeo @4.)ril,crey Carmel Colton Hall Monterey Old Town Monterey Historic Districts Corral de Tierra Moss Landing (Old Whaling Station) Salinas-Monterey Highway Highway 1 Custom House Pacific House Monterey Monterey Del Monte Hotel Site Point Pinos Lighthouse Monterey Pacific Grove El Castillo Presidio Chapel Monterey Monterey First Theater Slate's Hot Springs Monterey Big Sur Fisherman's Wharf Soberanes Adobe Monterey Monterey -107- Fig-are 4 (cofitinued) Monterey County: HiStOT'iC Sites Prehistoric Sites Pacific Railroad El Castillo Si_ May..,/s-by-the-Sea Willow Creek Sites I,arific Grove ,31,(@inl)(;ck, (,John) House Three Sites I)aCific GrOve Julia Pfeiffer Burns State Park Stevenson (Robert Louis) House 4-Mnt.-12 Monterey Carmel Stoddard House Thirty Sites Monterey Point Lobos State Reserve Tor House Carmel U.S. Naval Postgraduate School Monterey Vasquez House Monterey Wright House C,3 WhaLer's House Monterey Figure 4 (continued) San Mateo County: Historic Sites Historic Sites Ano Nuevo Light Station Tunitas Beach near Highway 1 Half Moon Bay Broderick Terry Dueling Place Lake Merced Concrete Bridge over Pilarcitos Creek Prehistoric Sites Half Moon Bay Indian Mound, Shagunte Discovery of San Francisco Bay Site Half Moon Bay Sweeney Ridge Tunitas Beach Flag Pole near Half Moon Bay Pescadero Green Oaks Ranch near Pescadero Johnston & Johnston House Half Moon Bay Montara Light Station Montara Pigeon Light Station near Pescadero Portola Expedition Camp Half Moon Bay Portola Expedition Camp near Half Moon Bay Portola Expedition Camp near Montara Portola Expedition Camp near Pescadero Portola Expedition Camp near San Gregorio Beach Portola Expedition Camp San Pedro Valley Purisima Cemetery near Half Moon Bay Purisima Town Site Half Moon Bay Sanchez Adobe near Pacifica Tobin Station (Ocean Shore Railroad) Pedro Point Figure (continued) aril-j Crtiv. County: Historic:Sites Historic Sites A.K. Salz Tannery Chinese Fishing Camp Santa Cruz New Brighton Beach Alzina House Cope (Katie Hihn) House Santa Cruz Santa Cruz Antlers Cowell Cook House Santa Cruz. Santa Cruz Aptos Catholic Cemetery Cowell (Henry) Home ApLos Santa Cruz Apl.os 11oLel Cowell Kilns SanLa Cruz University of California Asphall, Mines Daken's Orchard Santa Cruz Baldwin House Santa Cruz Davenport (John P.) Home Site Bay View Hotel Davenport Aptos Day Valley Cemetery Watsonville Belandi Library Felton De Lavega Covered.Bridge Santa Cruz Ben Lomond Castle Ben Lomond Discovery of Caiifornia Redwoods near Aptos Ben Lomond Wine Company Dr. Brooks Memorial Big Basin Redwoods State Park Ben Lomond Big Basin Evergreen Cemetery Big Creek Powerhouse Santa Cruz Bolcoff Adobe Felton Cemetery Santa Cruz Felton The Breakers Felton Covered Bridge Santa Cruz Felton- Burl Theater Felton Hotel Boulder Creek Felton Calvary Episcopal Church Fire Hall Santa Cruz Boulder Creek Carriage House Flatiron Building Santa Cruz Santa Cruz Castro Adobe Ford (Charles) Company Watsonville Watsonville China Ladder Forester's Home Aqua Puerca - Davenport -110- Figure 4 (continued) Santa Cruz County: Historic Sites Historic Sites Fuse Factory Mt. Madonna Road Felton Watsonville Ghost Town Octagon Building Fell,ori Santa Cruz Gilman (P.K.) Home Odd Fellow's Lodge Wal.sonville Boulder Creek G ,.2 eriwood Old Jail Boulder Creek Glenwood Magnetic Springs Glenwood Orr (Frank) Home Watsonville Graham (Isaac) Mill Site Felton Paradise Park Covered Bridge Santa Cruz Groover's Gulch Sawmill near Soquel Petroleum Hihn Lumber Mill Pfingst (Ed) Home Laurel Watsonville Hildreth Block Piedmont Court Watsonville Santa Cruz Hoover Ranch Pioneer Cemetery Waddell Creek Watsonville Loma Prieta Lumber Mill Plaza Canon Watsonville Lorenzana Adobe Santa Cruz Portola Camp Site near Watsonville Lynch House Santa Cruz Power Works. Paradise Park Mangel's Ranch House Presbyterian Church McCray Hotel Felton Santa Cruz Rancho Aptos Hacienda Site Mission Santa Cruz Aptos Santa Cruz Red Schoolhouse Mission Santa Cruz Cemetery Davenport Santa Cruz Rincon Moreland Home Watsonville Rock House Big Creek Mount of Skulls Rodeo Gulch Round-up Mt. Charley Road Soquel Rodgers (Carol) Home Boulder Creek Figure 4 (continued) Santa Cruz County: Sites Historic Sites C R@)d@ ers Home Wessendorf House Boulder Creek Santa Cruz Santa Cruz Hotel Weston Place Santa Cruz Santa Cruz Mtn. Winery Whaling Station Santa Cruz Davenport Scaroni House Wilder Ranch Santa Cruz Santa Cruz School. Street Adobe Wiley House Santa Cruz Watsonville Shalamar Restaurant Boulder Creek Prehistoric Sites Skyland Church Indian's Ruins Skyland Bean Creek Smith (Lucas T.) House Laguna Site Santa Cruz Soquel Congregational Church Santa Cruz Sulphur Springs Swanton Ranch Swanton Tuttle (Morris B.) House Watsonville Union Street Santa Cruz Valencia Hall Valencia Villa de Branciforte Santa Cruz Vine Hill Waddell Creek W.W. Waddell Mill Waddell Creek Watsonville Methodist Church Pajaro Dunes Wee Kirk Church Ben Lomond -112- Figure 5 Landscaping Suitable For Use On San Diego Region Bluff Tops TREES SIZE Ht. x spread 1. Araucaria excelsa "Norfolk Island Pine" 4 ft. x 221- ft. 2. Cupressocyparis leylandii 5 ft. x 2 ft. 3. Cupressus macrocarpa "Monterey Cypress" 5 ft. x 2 ft. 4. Eucalyptus camaldulensis "Red Gum" 6 ft. x 2 ft. 5. Eucalyptus cladocalyx "Sugar Gum" 6 ft. x 2 ft. 6. Pinus canariensis "Canary Island Pine" 4 ft. x 2 ft. 7. Pinus halepensis "Aleppo Pine" 4 ft. x 221- ft. 8. Pinus pinaster "Cluster Pine" 4 ft. x * ft. 9. Pinus radiata "Monterey Pine" 4 ft. x ;A2- ft. 10. Pinus torreyana "Torrey Pine" 4 ft. x 22-1 ft. GROUNDCOVERS 1. Acacia var. (groundcover types) 2. Arctostaphylos var. I'Manzanitall 3. Baccharis var. "Dwarf Chaparral Broom" 4. Ceanothus var. "Wild Lilac" 5. Myoporum var. (groundcover types) 6. Rhus var. "Sumac" 7. All native groundcovers and grasses indigenous to site 8. Osteospermum Fruticosa "African Daisy" NOAA COASTAL SERVICES CTR LIBRARY 3 6668 14112774 8