local coastal program land use plan - smgov.net · local coastal program land use plan planning...

LOCAL COASTAL PROGRAM

LAND USE PLANPLANNING COMMISSION STUDY SESSION

PUBLIC DRAFT, RELEASED JANUARY 2018(REVISED FEBRUARY 2018)

MARCH 21, 2018

What is the Local Coastal Program?California Coastal Act of 1976

Planning tool for local governments To protect coastal resources for the access and

enjoyment of all

California Coastal Commission must certify to transfer coastal development permit (CDP) authority to City

Santa Monica has partial certification (1992) with areas of deferred certification (white holes)

Current Project Goal: Full LUP certification Full LCP certification following IP adoption.

City Policies

LUP

IP(future)

City uses for CDP review

CCC uses for CDP review

Local Coastal Program

LCP Project Timeline

Jan Feb Mar Apr May June July Aug Sep Oct Nov Dec

Draft Release

PC Hearing

2019 + Beyond

Presentation of Draft to Boards & Commissions -

PC Study Session

20182016 2017

Initial Outreach

CC Hearing

Submit the LUP for Certification by the CCCFinal Draft Development and Adoption

Begin IP Development

We are here

Sheet1

2016201720182019 + Beyond

JanFebMarAprMayJuneJulyAugSepOctNovDec

Presentation of Draft to Boards & Commissions - PC Study Session

Draft ReleaseCC Hearing

Initial OutreachPC HearingBegin IP Development

Final Draft Development and AdoptionSubmit the LUP for Certification by the CCC

DRAFT LUP Review Process Presentations to Boards and Commissions

Recreation & Parks (February 15) Task Force on the Environment (February 26) Landmarks Commission (March 12) Pier Corporation Board (March 19)

Planning for Resilience: A Sea Level Rise Discussion Held on March 15, 2018; Recording to be posted on project website.

Tonight: Planning Commission Study SessionAdoption Hearings Anticipated in May/June 2018LUP requires Coastal Commission certification following adoption

2018 LCP Update: Policies for the next Century Public Access to the Beach and Coastal Resources Environmental Protection Response to Anticipated Sea Level Rise Protection of Unique Resources and Views A Plan that Incorporates the Citys Progressive Policies

LUP Contents Introduction

Coastal Zone & Sub-Areas

Existing Conditions

Policies

Appendices LCP Definitions Outreach Surveys (Pier & Beach Access Survey; Owl on the Pier) ESHA (Environmentally Sensitive Habitat Areas) Pier Memo and Pier Design Guidelines SMMC Definitions

Coastal Zone Subareas

LUP Areas of Discussion for Existing Conditions & Policies1. Access2. Coastal Recreation3. Coastal Hazards/Sea Level Rise4. Environmental Quality 5. Scenic and Visual Resources 6. Cultural Resources7. New Development

Today visitors access the beach by: Bus & Train Car Bicycle/Bike Share Walking Other non-motorized means

Santa Monica has approximately 5,800 parking spaces at the beach and additional "back-up" parking supply for special events and peak days downtown and in the Civic Center.

Residential preferential parking has been approved (shown in Map #6, p. 44)

Above: Bus Lines + Expo Train to SM Coastal ZoneBelow: Parking Facilities and Preferential Parking Zones

Access: Existing Conditions

Access: Policies

Overall Policy ApproachIncorporate the City's Multi-Modal (GoSaMo) policies to encourage active

transportation and transit and reduce driving dependence.Avoid requiring more parking than needed, through consistency with DCP, CCSP

and other adopted City policies.

Access: Policies

21. Additional automobile parking shall be provided for new development or when an existing structure is enlarged or converted to a use that has a greater parking requirement, unless the project:

a. is located in the Downtown Community Plan area; or b. is for an addition of less than 50% to an existing single-family home; or c. is located within a City-Designated Historic Resource, in which case the

required number of parking and loading spaces to be provided and maintained shall be the same as the number of required spaces that existed on the site on July 6, 2010; or d. qualifies for an exemption in the City of Santa Monicas Local Coastal Program; or e. is located on the Pier, which shall be defined as development above or below the

Pier deck level, and provides a TDM program, approved by the Citys Mobility Division, that requires the project applicant and successors to implement programs and policies to reduce customer and employee driving in favor of other modes of transportation. The required level shall be proportionate to off-setting the number of parking spaces that the project would have required on the basis of a parking ratio of 1/300 sq. ft.

Access: PoliciesPier Access Maintain Access Options:

For Pedestrians (#188) Multi-modal (#18)

Flexibility for future decisions about Pier deck parking, while providing Pier visitor parking (#18) Bike racks to be provided near the Pier (#27)Coastal Commission staff has agreed to the City's Pier parking approach.

Access: Policies

Coastal Commission Points of Disagreement:

CCC staff disagrees with the City's DCP parking approach per letter received 3/20.

CCC staff want to classify any change of parking pricing in coastal zone as coastal "development"; City position: beach parking is parking west of first public road (primarily

the beach lots). Other parking is not primarily beach parking and pricing decisions should be local, not state, decisions.

Varied Beach Recreation Facilities

Beach & Pier

Annenberg Community Beach House

Palisades Park

Third Street Promenade/SM Place

Hotels, motels, hostel

Visitor services

Tongva Park, local parks

Coastal Recreation: Existing Conditions

17 million visitors annually

Range of hotels; skewed toward higher end

Beach amenities with free public access

Coastal Recreation: Existing Conditions

47. Lower cost visitor and recreational facilities shall be protected, encouraged, and where feasible, provided. The feasibility of retaining lower cost overnight visitor accommodations shall be considered when new development is proposed. Where new development proposes to replace existing lower-cost overnight visitor accommodations with moderate or high cost overnight visitor accommodations or to otherwise remove lower-cost overnight visitor accommodations, replacing the lower-cost overnight visitor accommodations shall be required...

If providing lower cost overnight visitor accommodations on-site is not feasible... then one-to-one replacement off-site within the Citys Coastal Zone is required... (if not feasible,) then an in-lieu fee payment to the City is required...

The accommodations funded by the in-lieu fee program shall be offered to the general public at lower-cost rates and shall be protected by the City as lower cost accommodations in perpetuity.

Coastal Commission Point of Disagreement: CCC staff wants to require that new accommodations provide 25% of new rooms as low-cost accommodation. City concerned about legality and practicality.

Coastal Recreation: Policies

48. The City shall strive to develop policies that preserve the residential housing stock and meet State Coastal Act intent to provide low cost visitor accommodations, such as home-sharing.

Coastal Commission Point of Disagreement: CCC supports the use of Short Term Vacation Rentals and does not support an outright ban on them.

Coastal Recreation: Policies

Policy ApproachPlan for resilience in the face of rising sea level along the coast based on scientific data developed from two

climate change models (ESA and CoSMoS).Phase Implementation for appropriate policies as SLR occurs: Near-Term, Mid-Term, and Long-Term groups.

LUP Policy HighlightsPolicy triggers:

- Once tidal gauge data reaches the lower end of the Mid- and Long-Term scenarios, additional policies shall be activated.

Sea Level Rise: Developing A New Policy Area

Sea Level Rise Scenario Expected Time Range SLR Policy Thresholds

Near-Term Current 2030 5.3 12

Mid-Term Around 2030 2050 12.1 24

Long-Term Around 2050 2100 24.1 66

Long-Term Extreme By 2100 113

A. Coastal Erosion Hazard Zones

B. Coastal Storm Flood Hazard Zones

Development located within any hazardous areas designated by Maps A E shall comply with applicable LCP policies related to that hazard.


C. Monthly Tidal Flood Hazard Zones

D. Coastal Seismic and Liquefaction Hazard Zones

E. Tsunami Hazard Zones


Sea Level Rise: Policies

Hazard Zone Policies

59. Real Estate Disclosure. Required disclosure of propertys location within a hazard zone.

62. CDP Technical Hazard Analysis. Projects in a hazard zone shall submit technical data/reports to withstand

hazards for the life of the project (policy #58).

64. Conditions of Approval for CDPs. Standard conditions to protect development from future hazards.

65. Coastal Flood Hazard Zone Development. Establishes elevation requirement for development.

66. Shoreline Development. Establishes setback requirement for shoreline development.

68. Non-Conforming Structures in Hazardous Locations. Defines non-conforming buildings in coastal

hazard zones and sets standards for additions and repairs.


Shoreline Protection

75. Shoreline protective devices in the coastal zone are discouraged due to their coastal resource impacts including, but not limited to visual impacts, obstruction of public access, interference with natural shoreline processes and water circulation, and effects on marine habitats, beach widths, and water quality.

The construction, reconstruction, expansion, and/or replacement of a shoreline protective device, including revetments, breakwaters, groins, seawalls, bluff retention devices, deep piers/caissons, or other artificial structures for coastal erosion control and hazards protection may only be allowed if an applicant demonstrates that each of the following criteria (i-viii) is met:

(i) The shoreline protective device is required to serve a coastal-dependent use, protect a publicor to protect an existing development

(ii) No other non-structural alternative, such as sand replenishment, beach nourishment, or managed retreat is feasible, and the device is the least environmentally damaging feasible alternative.


Adaptive management program

78. Shoreline Management for High Priority Areas. The City shall develop adaptation strategies,

management actions and policies, funding sources, and monitoring plans for high risk areas, such as the Pier,

storm drains, sandy beach, or public infrastructure.

79. Beach Nourishment. Subject to a CDP, sediment may be reused for beach nourishment.

80. Potential Mechanisms for Shoreline Protection and Management. Example management practices

that the City will explore: tax, grant, or cost share programs for private landowners, Transfer of Development

Rights program, rolling easements, etc.

CCC staff has several points of concern with proposed language (technical and

clarification).

Environmental Quality: Existing Conditions

CLEAN BEACHES PROJECT to improve beach water quality and produce treated water for irrigation and non-potable uses Construction: September 2017 - August 2018

Coastline Water Quality Heal the Bay Beach Report card

grades improving two decades Rainwater Harvesting or BMPs (SMMC

Chapter 7.10) All new developments and Additions

of 50%+ must install BMPs Santa Monica Pier

City has tried several methods to preclude birds from roosting under the Pier. Problems persist.

Above: City and Private BMPs within the Santa Monica Coastal Zone boundaries and City projects

Since 1996, over 2,000 parcel-based systems have been installed. About 100 are added annually.

SMURFFClean Beaches

SWIP



Threatened Species

The Western Snowy Plover roosts on Santa Monica beach

City protection in an exclosure designed to keep out humans,

beach-grooming and patrol vehicles

Snowy Plover was spotted nesting on the beach last year!

Cleaner waters and beaches may bring back more wildlife.

Policy ApproachIncorporate the City's aggressive policies to reduce stormwater and improve water

quality

103. The City shall plan, site, and design development to reduce runoff from all impermeable areas on the subject parcel by a minimum of .75 rain.

105. The City shall seek ways to eliminate the pooling of runoff on the beach and seek remedies to public health problems associated with the water including the use of Low Impact Development strategies and Green Infrastructure and other appropriate methods.

111. All development must be designed to minimize, to the maximum extent feasible, the introduction of pollutants of concern that may result in significant impacts from site runoff from impervious areas. Development shall incorporate construction and post-construction Best Management Practices (BMPs) to reduce pollutant loading to the maximum extent feasible.

Environmental Quality: Policies

Policy ApproachIdentify and protect coastal Environmentally Sensitive Habitat Areas (ESHAs)Restore natural habitats, specifically dunes.

91. No development shall be permitted to endanger species identified as threatened or endangered, or habitat associated with their use.

93. Western Snowy Plover species will be protected within the Citys Coastal Zone and impacts to their nesting areas will be avoided, where feasible.

96. The City shall monitor the impacts of coastal hazards, such as sea level rise, beach erosion, and King Tides on Western Snowy Plover habitat and other identified ESHAs.

Environmental Quality: Policies

Scenic and Visual Resources: Existing Conditions

The most important and iconic public views are identified, with specific guidance for considering new development that may impact the view.

Vantage Points

Scenic and Visual Resources: Existing Conditions

The most important and iconic public views are identified, with specific guidance for considering new development that may impact the view.

Scenic Corridors

Policy ApproachIdentify most iconic public vantage points and view corridors and define their significant view

features.Focus view preservation on maintaining these most important public views.New corridors and vantage points.

Scenic and Visual Resources: Policies


Tongva Park Overlooks Santa Monica Pier View Corridor

Policy ApproachIdentify most iconic public vantage points and view corridors and define their significant view

features.Focus view preservation on maintaining these most important public views.New corridors and vantage points.


140. The City shall protect scenic resources and views from designated scenic corridors and vantage points in order to protect, preserve, and where feasible, enhance the visual quality of scenic resources and public scenic views within the Citys Coastal Zone.

141. New development located within the viewshed area identified for view preservation in connection with a designated scenic corridor or vantage point (see Map 19, Chapter 3) shall be designed and sited to be visually compatible with the character of the surrounding area, to restore and enhance visual quality in visually degraded areas, and to protect public views to the coast and scenic coastal areas

142. A site specific visual assessment shall be required for all development that has the potential to impact a designated scenic corridor or vantage point to evaluate the magnitude and significance of impacts as a result of the proposed development.

Cultural and Historic Resources: Existing Conditions

City Landmarks, Districts Coastal Zone has Santa Monica's

highest concentration of designated Landmarks and all three historic districts

Many more on HRI

Historic Landscapes Palisades Park and City Hall (Ken

Genser Square) contain historic landscapes including palm trees classified as invasive species that are generally prohibited in the Coastal Zone.

Policy Approach Incorporate CA policies on archaeological resources; Maintain consistency with Landmarks Ordinance and resolve conflicts between State Agencies related to

invasive species to protect Cultural Landscapes.

170 & 171: Mexican Fan Palms and Canary Island Palms shall be maintained in the historic landscapes of Palisades Park and City Hall, despite State level classification as invasive species.

Cultural and Historic Resources: Policies

Policy Approach Incorporate LUCE land use districts;Heights and FAR reflect maximum allowable; City

policies may limit further.Incorporate policies from DCP and CCSP for

consistency.Include policies for all Subareas to fill in "white

holes" from 1992 certification (deferred certification areas).

New Development: Policies

LUP Update: New Development Policy Highlights

Subarea 1 (State Beach):#181. As applicable, development in Subarea 1 is subject to the use restrictions of the Beach Overlay District

Subarea 2 (Pier):#185: The Pier platform and 140,000 sq. ft. of development on the Pier platform, following the approval date of Proposition S (November 1990) are exempt from the provisions of the Beach Overlay District. Cumulative record to be maintained by the City.

#188: Public access to a 20-foot wide walkway around the perimeter of the Pier shall be maintained at all times.



Subarea 3 (Ocean Ave and Palisades Park):#189: Properties on Ocean Ave currently developed with visitor accommodation and visitor-serving commercial uses shall be preserved or replaced with visitor-serving uses.#192: Buildings in Subarea 3b (north of Wilshire on Ocean Ave) shall be designed with particular attention to protecting and enhancing public views of the coast from designated View Corridors and Vantage Points.#193: Useable terraces, balconies, and view platforms for the general public shall be encouraged in new development.

Subarea 5 (Downtown):#195: Along the east side of Ocean Ave, between Colorado Ave and California Ave, Overnight accommodations, shops, restaurants, and cultural uses that serve visitors and the local community shall be priority uses. Office and residential shall be permitted on upper floors and frontages not facing Ocean Ave.


Subarea 6 (Civic Center):#196: The City shall continue to develop the Civic Center based on the Civic Center Specific Plan to serve the public for civic purposes, including government offices and facilities, open space, active recreational fields and facilities, social, cultural and social service facilities and shared parking to serve all uses.

Subarea 8 (Ocean Park):#200: Existing neighborhood park acreage shall be maintained or increased in the Ocean Park neighborhood.

Guiding Questions: ACCESS

Is the general policy approach of continuing to support robust mobility choices to the coast appropriate?

Are the proposed exemptions from CCC parking standards appropriate to resolve potential conflicts between CCC and City requirements?

Is there any other language that is needed to resolve parking standards conflicts that arise in the CDP process?

Guiding Questions: RECREATION

Is the general policy approach of continuing to provide a diverse range of recreational opportunities appropriate?

Do the draft LUP policies regarding Pier access and use provide sufficient flexibility for future decision-making?

Guiding Question: SEA LEVEL RISE Is the tiered approach to sea level rise policies and

adaptive management strategies appropriate?

Guiding Question: ENVIRONMENTAL QUALITY Is the general policy approach of incorporating the

Citys best practices on stormwater retention and water quality into the draft LUP appropriate?

Guiding Questions: SCENIC & VISUAL RESOURCES

Is the general policy approach of carefully identifying non-contributing views and specifying what to preserve appropriate?

Does the Commission agree with the identified vantage points and scenic corridors?

Guiding Question: CULTURAL RESOURCES

Are the policies proposed to resolve conflicts regarding cultural landscapes appropriate?

Areas of Outstanding City/CCC Policy Disagreement: Any comments?

LOCAL COASTAL PROGRAM LAND USE PLANWhat is the Local Coastal Program?Slide Number 3DRAFT LUP Review Process2018 LCP Update: Policies for the next CenturyLUP ContentsSlide Number 7LUP Areas of Discussion for Existing Conditions & PoliciesSlide Number 9Access: PoliciesAccess: PoliciesAccess: PoliciesAccess: PoliciesSlide Number 14Slide Number 15Slide Number 16Slide Number 17Slide Number 18Slide Number 19Slide Number 20Slide Number 21Slide Number 22Slide Number 23Slide Number 24Slide Number 25Slide Number 26Slide Number 27Slide Number 28Slide Number 29Slide Number 30Slide Number 31Slide Number 32Slide Number 33Slide Number 34Slide Number 35Slide Number 36Slide Number 37Slide Number 38Slide Number 39Slide Number 40Guiding Questions: ACCESSGuiding Questions: RECREATIONGuiding Question: SEA LEVEL RISEGuiding Questions: SCENIC & VISUAL RESOURCESGuiding Question: CULTURAL RESOURCES

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