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PC RES 1977-017 410 411 RESOLUTION NO. 77- 17 (P.C. ) A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES, CALIFORNIA, RECOM- MENDING TO THE CITY COUNCIL THE ADOPTION OF THE COASTAL SPECIFIC PLAN AND GENERAL PLAN AMEND- MENT NO. 3 OF THE CITY OF RANCHO PALOS VERDES WHEREAS, the City has initiated a Coastal Specific Plan and General Plan Amendment No. 3; and WHEREAS, the Planning Commission has held public hearings on these matters on March 17, March 29, and April 21, 1977, at which time all in- terested parties were given an opportunity to be heard and present evi- dence; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO PALOS VERDES DOES HEREBY RECOMMEND TO THE CITY COUNCIL AS FOLLOWS: Section 1: The Planning Commission has reviewed and considered the contents of the Final Environmental Impact Report in reaching its decision on the Coastal Specific Plan and General Plan Amendment No. 3. Section 2 : The Planning Commission of the City of Rancho Palos Verdes hereby recommends approval of the Coastal Specific Plan and General Plan Amendment No. 3 pursuant to Exhibit "B" attached, based on the Facts and Findings pursuant to Exhibit "A" attached. APPROVED and ADOPTED this 26 day of July , 1977. 01 / 0 Od:'di • n C. McTaggart '' Of hairman -b. , haron W. Hightowe Director of Planning and Secretary to the Commission 411 411 EXHIBIT "A" FACTS AND FINDINGS (July 26 , 1977) Statements presented herein are some of the facts and some of the findings upon which the Planning Commission' s decisions are based. A full listing of facts and findings on which recommendations are based are found in the "Draft Coastal Plan" , reports, and minutes of Planning Commission hearings on this subject which are on file at the City Hall. PERTAINING TO THE COASTAL REGION 1. The coastal environment is a distinct and valuable natural resource belonging to all people. Planning decisions for lands entrusted to the City will therefore affect not only the local community but the people of the State as a whole. 2. Public access, which has been restricted in recent years, must be maximized to and along the shoreline and maximum public recreational opportunities provided consistent with sound resource conservation principles and constitutionally protected rights of private proper- ty owners. 3. Large vacant areas are recognized as the last remaining undeveloped prime coastal land in the Los Angeles Metropolitan area. Much of this land was the subject of lawsuits contending that high density development approvals issued by Los Angeles County ignored the in- herent coastal resources. This litigation reflects the local com- munities foresight for recognizing the need to obtain local control so as to ensure that planning and subsequent development would res- pond to this endangered coastal resource. 4. Zoning and subsequent development approvals enforced by Los Angeles County prior to incorporation were found to be inconsistent with the County' s General Plan (Environmental Development Guide) and, therefore, are invalid measures by which to evaluate this plan. 5. The City has inherited traffic problems stemming from high intensity development in and around Peninsula Center and a limited ingress/ egress road network. The dominating residential makeup of the Penin- sula results in a mass exodus/entrance during identifiable portions of the day which exceeds the road networks capacity. Remedies for this carrying capacity limitation are unavailable now or in the near future. No new major roads or road expansions are foreseen by sur- rounding jurisdictions which is crucial to the carrying capacity of Subregions 1, 3, and 4. Subregions 5, 6, and 7 depend on roads which traverse active or ancient landslides. Geologist consulted during the preparation of this Plan recommend against alteration of terrain through landslide areas due to the risk of further activat- ing landslide masses, thereby, preventing the widening of these roads. Planning decisions in the coastal region will result in an increased traffic load. The failure to observe present limitations would show negligence on the part of the City towards public welfare since further development will have to rely on the established road network. Should actions arise in the future which alleviate carry- ing capacity constraints, then Planning decisions a part of this. Plan should be reassessed. PERTAINING TO SUBREGION 1 1. Large lot development in the northern portion and the adjoining park site to the south sets a low intensity character. 2. Higher density development inland of Palos Verdes Drive West is separated by this major arterial. 411 111 3. Nearby commercial activity (Golden Cove Shopping Center) which will be expanded in the future, impacts traffic load in the area. 4. Development will create impervious surfaces which will increase run- off and contaminants entering the significant marine habitat. Low density development is necessitated to limit the degree of impact. PERTAINING TO SUBREGION 2 1. The seventeen acre school site currently supports the largest high yield agricultural operation in the coastal region and Peninsula as a whole. For this reason the site is designated as an agricul- tural use. PERTAINING TO SUBREGION 3 1. Lands seaward of Seacove Drive are relatively flat and provide significant views from the public roadway. Clustering development is required to limit the amount of view encroachment that would result from a conventional development. Transfer of development to areas inland of Seacove Drive is encouraged to preserve the coastal bluff. 2. The area contains two high density developments (14 dwelling units per acre and 39 dwelling units per acre) . Impacts associated with these developments (traffic, population, service demands , etc. ) must be taken into account in the planning of surrounding vacant land. Traffic along with pollution of the fragile marine environ- ment are two major impacts which require lowering the density from the 2 dwelling units per acre (General Plan) to 1 dwelling unit Der acre for buildable land seaward of Seacove Drive, and from L 4-6 and 6-12 dwelling units per acre (General Plan) to 2-4 dwelling units per acre for buildable lands inland of Seacove Drive. PERTAINING TO SUBREGION 6 1. The General Plan designates a 1 dwelling unit per acre density on developable lands. Further study of the existing developed acres revealed a dominating single family pattern of five dwelling units per acre. In light of the General Plan' s policy to maintain exist- ing neighborhoods, the Coastal Plan establishes a density (4-6 dwelling units per acre) which is compatible with the existing neighborhood. PERTAINING TO SUBREGION 7 1. Agriculture was conducted on lands seaward of Paseo del Mar until the early 1970 ' s. Unlike Subregion 1, the surface soil is not des- troyed, thereby, allowing the renewal of this historical use. Clus- tering of development along with the transfer of some dwelling units to areas inland of Paseo del Mar is needed so as to provide areas for agriculture. Clusters must be limited so that net densities preserve the character of the area. 2. A roadway, parking area and trail network will be provided at Half- way Point. Once opened, shoreline access will increase, thereby, exposing a greater number of people to fragile marine habitats in the area. Providing only low density residential use (1 dwelling unit per acre) on developable lands serves to provide protection for this resource. 3. All arterials serving Subregion 7 traverse landslide areas (Draft Coastal Plan, Figure 9) , thereby, requiring further development to respond to the existing capacity limits of these roads. 4. The area currently contains a high density (18 dwelling units per acre) residential complexes. Impacts associated with this develop- ment (traffic, population, service demands, etc. ) must be accounted for in the planning of surrounding buildable areas. -2- EXHIBIT "B" July 26 , 1977 411 410 REVISIONS TO POLICIES Recommended by the Planning Commission Natural Environment Element (page N-39, N-40). 1. Allow only low intensity activities within Coastal Resource Management Districts of extreme (35% or greater) slopes (CRM-1) . 2. Require any development within the Coastal Resource Management Districts of high slopes (CRM-2) and insufficient information area (CRM-5) to perform at least one, and preferably two, in- dependent engineering studies (performed by a licensed engineer) concerning the geo-technical, soils, and other stability fac- tors (including seismic considerations) affecting the site. 7. Prohibit activities which create excessive silt, pollutant run- off, increase canyon wall erosion, or potential for landslide, within or affecting Coastal Resource Management Districts con- taining Hydrologic Factors (CRM-8) . 8. Eneet rage Require developments within or adjacent to wildlife habitats (CRM-9) to describe the nature of the impact upon the wildlife habitat and provide mitigation measures to fully off- set the impact. 9. Eneeurage Require developments within Coastal Resource Manage- ment Districts containing Natural Vegetation (CRM-l0) to re- vegetate with native material wherever clearing of vegetation is required. 14 . Provide a listing of toxic chemicals used as fertilizers, in- secticides, herbicides, etc. , and provide use criteria or pro- hibition, as appropriate, for those which are determined to be damaging to the natural environment with particular concern for the marine environment, ane-elearly-nd eate-the-use eriter4a-er-preh � t ea-ef-the-eeaeeraed-ehem eal- 16. Thoroughly assess and control any man-caused surface runoff - a.t-R4c tt--- - - to prevent degradation of the nat- ural environment. 19. Require Suppert-and-eneeurage site and structural designs which respond to climatic site conditions. 297 Take-spee al-eautiea-alemg-south-f ae ag-eeastal-lanes-dur " g a-PsumaM s-alert- 217 Notify-residents-and-landowners-ef-pess ble-struett ral-damages ineurree-fellow mg-a-6-6-magm tulle-earthquake-along-tie-Newport Ingleweed-Fault-ane-a-8-6-magnitude-earthquake-along-the-San Andreas-Fault- Socio/Cultural Element (page S/C-5) 1. Evaluate policies and programs of other governmental agencies which may impact the City and, if warranted, a-staff-report 411 410 eeneerning-the-ratter-shall-be-presentees-te-the-Eity-Eettneil-fer the-ferraten-ef-a-dsreetive-eemtnqte-refleetng take a formal policy position towards on the ratter issue. 2. Hevelep-neeessary-itplerentatien-measures-whieh-are-eensistent-and neeessary-te-earry-et t-the-intent-ef-this-plan. 3. Work with other govenmental agencies to facilitate the common ob- jectives in a manner which is harmonious with the local community. 4 . Recognize both internally local and externally regional banded non- governmental groups with meaningful aims and respond to those plat- forms which are compatible with socio and/or environmental factors. Activity Areas (page U-2) 2. Continue to facilitate regional and state-wide programs and activities within the coastal region in a manner which will not pese mitigate ad- verse impacts to the neighboring community and city as a whole. Housing (page U-12) 1. Reqttire-prepesed-lane-divisens-in-established-neighberheeds-te indieate-hew-the-st bdivisien-eenferrs-te-the-emisting-neighbeEheed pattern. 2. Requ re-prepesed-het sing-prej-eets-in-established-neighberheeds-te indleate-hew-the-units-eenferr-te-the-existing-neighberheed-hettsing. 3. Explore all sources for funding of low and moderate income housing in the City and obtain funds whenever feasible. 4. Prohibit accessory and/or limited intensity recreational structures from locating within the coastal bluff in Subregions 1, 3, 4 , 6, and 7 Commercial (pages U-14, U-15) 1. Encourage the eenversien redevelopment of existing retail faeilitie s land use adjoining the Abalone Cove Community to residential activity. 2. Encourage any actions deemed necessary or appropriate ro riate in the eperatien upgrading of Marineland so long as such action (s) is not detrimental or resulting in an adverse effect on surrounding areas. 4. Facilitate-a-limited-scale-retail-area-ef-a-villa e- Rature Should adeveloper find, based on a thorouah economic stud , that a commercial venture is viable in the--eastern portion of the coast- al region, then the City will review such a proposal as part of a Conditional Use Permit. 5. Faciltate-addenal-eemmereial-reereatiena - - Marineland7 l aet���ty eastward-ef 410 410 Institutional (page U-18) 1. Attaeh Establish a school impact fee requirement to on new sub- divisions based on. a specified-fernnia city-wide besis. 2. Prehibit-the-leeatier3-ef-religiets-aetivities-within-the-eeastal area-via-a-eend 4 t Tena l-tree-permit. Recreational (pages U-23 , U-24) 1. Encourage future residential developments to provide recreational facilities to meet the needs of their generated residents. 3. Encourage new developments to eensider-the-pesitive-benefits and-ability-te provide both active and passive recreational facilities within extensively specifically controlled land areas (view corridors, RM districts, etc. ) 6. Encourage provision of for recreational amenities and facilities (where feasible) at existing and proposed sites for the use of the handicapped. 7. Discourage the consumptive recreational use of local marine resources by 4nferMing providng educational material to the participator (s) and by encouraging responsible agencies to provide the resources to control such activities. 9. Investigate additional methods and take whatever action nec- essary to ensure enforcement in marine reserves. Infrastructure (U-62) 5. Encourage Southern California Rapid Transit Districts and any other mass transit to maintain continue to improve their mew bits programs. 6. Encourage residents to take full advantage of the Southern California Rapid Transit District and any other mass transit service. 10. Restrict seal-eff coastal access points which pose a safety hazard to human passage threugh-the-planting-ef-eaetts-er-ether eempatible-nen-struetural-measure. 11. Encourage cooperative effort of developers to minimize the need for sewerage pumps while retaining excess capacity. 12. Require existing and proposed roads to be public (except in Sub- region 6) unless it is demonstrated to the City' s satisfaction that a private road (s) would not impede public access to the shore- line. Planning and Design Guidelines (U-81) 1. Ensure that new developmentsir3eerperate-and-res end-te are e compat- ible with planning and design guidelines as-a lieable-te- pp their4r3- livid al-develepMent of this Plan. 411 411 Safety (U-86) 1. Net4fy-residents-ane -iandewners-ef-passible-strueturaI Include in Disaster Prepardness Plans procedures for inspecting struc- tures for damages incurred following a 5. 6 magnitude earth- quake along the Newport-Inglewood Fault and an 8. 5 magnitude earthquak along the San Andreas Fault 2 . Sgn-ane Provide Iew-pref4Ie-railing adequate safety measures along unstable and shear bulff areas adjoining bluff trails. 4. Diseeurage-develepment-in-navigatienal-eerriders-whieh-eeuld Meek-their-view. 5. Include in Disaster Preparedness Plans procedures for alerting residents along south-facing coastal lands of any potential tsu n am i. 6. Require develpment adjoining high fire hazard areas to incorporate mitigation measures, such as providing native fire retardant vegetation buffers, into their site designs. Corridor (C-12) 1. Emeeurage-mam mt m Require implementation of aII corridor-s-- guidelines in-ender-te-preserve-ane-enhamee-the-fumetienal-and visual-eharaeter-ef-the-eerriders-eemeept. Subregion 1 (SI-12) 2 . Encourage new developments to incorporat into their landscaping plan native plant materials, where such materials are fire re- tardent, beneficial to migratory and resident bird species. 3. Eneetfage Initiate establishment of 4nternal intertidal areas as marine reserves an apply strict enforcement of the regulations of the reserves. 7. Require-prepesed-develepments-te-imeerperate-emergy-eenservat .en desigm-teehmiques. 87 Eneeurage-deveIepers-te-design-aet v4t es-se-that-the-need-far sewerage-pumps-is-minimieed. 1978. Eneetrage Require new developments to provide additional path and trail links from the bluff corridor to paths and trails along Palos VErdes Drive West. '11. Encourage proposed developments on lands affected by View corridors to apply under a Residential Planned Development scheme in order to maintain the resource. Subregion 2 2. i=ieeurage. Initiate establishment of designated intertidal areas as marine reserves and apply strict enforcement of the regulations of the reserves. g 411 411 3. Help-premete Encourage restoration of kelp beds off Point Vicente. 4 . Aetively-press Implement necessary procedures for Point Vicente lighthouse to be included in the National Register of Historic Places. 5. Ensure that impacts such as noise, traffic, outdoor lighting, etc. are reth ee4 solved internally ef-Subregiem-2-and-meEe-direetiy at the generating-seiree point of origin. 7. Werk-4m-a-pesitive-direet en-te-assist-im-Mar melandls-desired-via- biIity Encourage actions deemed necessary or appropriate in the upgrading of Marineland so long as such action (s) is not detrimen- tal or resulting in an adverse effect on surrounding areas. 8. Review the eventual Point Vicent Beach Park site plan to ensure that City concerns are incorporated into subsequent development, such as the elimination of the proposed stairway access. Replace No. 9 9. Designate an agricultural use on Abalone Cove School site in the event that the property is not required for construction of a school and if sufficient funds are made available to the City through the Coastal Conservancy or other funding for purchase of the site. Subregion 3 1. Further study the conept of development transfer as a measure which the City can enforce for the purpose of preserving agricultural land through-pubs ie-ewmer ship. 2. Establish a moratorium, as provided by State law, on critical agricultural areas until such time as the agricultural preservation study is completed should these areas become threatened by develop- ment. 3. Evaluate-altermative-aeeess-pe mts-for-St--Peter's-Ehureh-should-the AbaIene-Eeve-street-eemvers en-he-implemented. 4. Study the feasibility of providing a local recreational use on bluff lands through the transfer of development rights off-the-site within Subregion 3 . g 5. Require development on lands seaward of Seacove Drive to apply under a Residential Planned Development scheme in order to maintain coastal views. Subregion 4 3. Require development abutting the natural drainage i9eg}tive} -�e-�h�s-f ea�t��e- g course to relate y without-adversely-impaet} -it maintain the natural character of the course. 111 411 5. Ensure Require that the subdivision of large parcels within the confines of Subregion 4 be designed in a manner which will blend with the existing community pattern. 6. Erieet rage Require lots developed in the confines of Subregion 4 , yet outside the jurisdiction of West Portuguese Bend Community Association, to develop attached C. C. and R' s which parallaled those presently enforced by the Association!--Pulse;-eensideratien shotzid-be-given-to and annexation of these lots by the West Portu- guese Bend Association should be encouraged. 8 . Prehibit-aeeessery-and/er-limted-intensity-reereatiemal-strtettres frem-leeating-within-the-eeastai-bluff-reg en. Subregion 5 4. Encourage the Department of Beaches to establish appropriate carrying capacity limits for Abalone Cove Park as part of their its mos-bra- plan effort. Subregion 6 4. Eieeurage Require lots developed in the confines of Subregion 6 to attach C. C. and R' s which parallel those presently enforceed by the Portuguese Bend East Homeowners Association:--Aise,--eensid- eration-should-be-given-to and annexation of these lots by the Portuguese Bend East Homeowners Association should be encouraged. 8. Ensure-that-evaet atien-effects-are-intiatee - m-the-lease-are; Sher ld-a-Tsunami-er-ether-hgh-surf-alert-lie-issued- Subregion 7 2. Eieettrage Initiate establishment of designated intertidal areas as marine preserves and apply strict endorement of the regulations of the preserve. 6. Paeilitate-a-limited-reale-retail-area-ef-a-village-mature. 7. Ensure that any proposed commercial activity responds to the needs of coastal residents and shall not be of an intensity which would purposefully generate a service area external of the coastal region. 8. Ensure that any proposed commercial activity integrates into residen- tial areas and not be located on Palos Verdes Drive South or 25th Street. 9. Encourage indteed-aetivities-to-lie-designated development of the land in a manner which will not necessitate the need for a sewerage pump station. 10. Ensure that natural drainage courses are preserved and, where flood control devices are necessary, that they are sensitive to the natural environment and consistent with applicable corridorelie}es guidelines. p !II 411 11. Encourage the use of cul-de-sacs or short loop streets in conjuc- tion with a bluff road. 15. Require proposed developments on a site which currently supports, or has recently supported, agricultural activity to apply under a residential planned development scheme in order to maintain as much of this activity as possible within the required common open space area. 16. Encourage the transfer of some dwelling units from seaward of Paseo Del Mar to inland of Paseo Del Mar. Subreion 8 1. Encourage that final development plans for Shoreline Park be ex- pedited in cooperation with the City and reflect a low intensity activity confined to unconstrained portions of the site. 4. Emeet rage-the-Eetuity-te-theret ghly-memiter-amd-evaluate-eenditiens and-standards-at-similar-faeilit es-fer-mistakes-and-eppertumities with-regaFds-te-parking-feE-sheFeIine-Park. 411 REVISIONS TO TEXT Recommended by the Planning Commission July 26, 1977 Page N-18 , right column, following second paragraph, add: As developments are reviewed within Subregions 1, 3 , and 7 the City will consider the advantage/disadvantage of requiring dedi- cation of bluff land a part of the identified area of geologic instability. Dedication will most likely be mandatory in those areas which are part of coastal access points or adjoining public bluff roads and trails. Page U-9, left column, following "meeting the needs of low and moderate income families" add: The City of Rancho Palos Verdes is a bedroom community located on a peninsula. In many respects the Palos Verdes Peninsula constitutes a separate geographical region. It is removed from much of the bus- iness and commercial activity of Los Angeles County. The only com- mercial areas located in the city are substantially "neighborhood" in scope and size which means that commercial activity generates few jobs for city residents. Golden Cove Shopping Center and Marineland constitute the primary commercial activity found in Rancho Palos Verdes. Due to the location of the city, all of its residents must commute a substantial distance to work. Unfortunately, the public trans- portation which is available to residents of Rancho Palos Verdes is limited in both scope and availability. The service that is presently available is scheduled to be substantially reduced by the Southern California Rapid Transit District. The lack of commercial activity, poor public transportation, and distance to employment centers has a direct impact on the reasonable need for low income housing in the city. Furthermore, the coastal setting and geologic problems present in the city as set forth in this plan are substantial constraints on high density uses. In addition, land in the city is in such demand that increasing density on a parcel does not result in lower unit purchase prices. Multi- family unites with a density in-excess of 50 units per acre located in the city are selling in excess of $80, 000 per unit. Given the severe lack of coastal open space areas in Los Angeles County, it would seem that the greatest benefit the city can seek to offer citizens of the county whether of low, moderate or high income, is large open vista$ of the ocean and coastline. The county has established a number of parks on the coastal area which are filled to capacity on summer weekends. The city, with its 7 1/2 miles of coastline, is a favorite of "Sunday drivers" since Palos Verdes Drive South parallels the coast. 411 411 The construction and maintenance of walking, jogging, and biking trails in the coastal area should greatly increase the availability of coastal recreational opportunities for all residents and visitors to the county. The city can most realistically fulfill its obli- gations to the low and moderate income families of the Southern California Region by protecting vistas of the coastline and ocean from Palos Verdes Drive South and opening trails along the bluffs for public use. The city has felt that although low and moderate income families probably would not be attracted to Rancho Palos Verdes in substan- tial numbers, it should explore every means of providing assistance to those who might wish to reside here. Page U-11, right column, second paragraph, first sentence Table 11 indicates a maximum of 394 308 additional acres of resi- dential. . . Page U-12, left column, second paragraph Three main areas (see Figure 19) will be utilized to support future residential areas (for all intents and purposes, these are the same areas called for under the General Plan) . Subregion 1, located in the northern portion of the Coastal Region, will account for 138 134 acres and 244 133 units at a gross density of 2 1 dwellings units per acre. Subregion 3 , located to the east of Marineland, will supply 39 38 acres at various densities which will total 124 126 new units. Subregion 7 encompasses 144 134 acres accounting for 288 133 new units at a density of 2 1 dwelling units per acre. A detailed discussion. . . Page U-12, right column, second paragraph The Coastal Speel€ a Plan will 4mduee-222-mere result in a reduction of 211 dwelling units than from that allowed under the General Plan prepesed. Page U-12 , right column, add following Section after second paragraph: ACCESSORY/LIMITED INTENSITY RECREATIONAL STRUCTURES Recently an accessory structure was constructed at the rear of a residential bluff lot in Subregion 4 . This structure is located within the coastal bluff. This action raises question as to whether the City should allow accessory and/or low intensity rec- reational structures within the coastal bluff face. Two environmental conditions are associated with coastal bluffs which discourage this type of activity. First, extreme geologic conditions are present and have been noted by E.S.A. as posing a hazard to even human 410 The construction and maintenance of walking, jogging, and biking trails in the coastal area should greatly increase the availability of coastal recreational opportunities for all residentsfand visitors to the county. The city can most realistically fulfill its -obli-= gations to the low and moderate income families of the Southern California Region by protecting vistas of the coastline and ocean from Palos Verdes Drive South and opening trails along the bluffs for public use. The city has felt that although low and moderate income families probably would not be attracted to Rancho Palos Verdes in substan- tial numbers, it should explore every means of providing assistance to those who might wish to reside here. Page U-11, right column, second paragraph, first sentence Table 11 indicates a maximum of 394 308 additional acres of resi- dential. . . Page U-12, left column, second paragraph ' Three main areas (see Figure 19) will be utilized to support future residential areas (for all intents and purposes, these are the same areas called for under the General Plan) . Subregion 1, located in the northern portion of the Coastal Region, will account for 135 134 acres and 244 133 units at a gross density of 2 1 dwellings units per acre. Subregion 3, located to the east of Marineland, will supply 39 38 acres at various densities which will total 127 126 new units. Subregion 7 encompasses 144 134 acres accounting for 288 133 new units at a density of 2 1 dwelling units per acre. A detailed discussion. . . Page U-12, right column, second paragraph The Coastal Spee a Plan will inehidee-222-mere result in a reduction of 211 dwelling units -Chaa. from that allowed under the General Plan prepesed. Page U-12, right column, add following Section after second paragraph:. ACCESSORY/LIMITED INTENSITY RECREATIONAL STRUCTURES Recently an accessory structure was constructed at the rear of a residential bluff lot in Subregion 4 . This structure is located within the coastal bluff. This action raises question as to whether the City should allow accessory and/or low intensity rec- reational structures within the coastal bluff face. Two environmental conditions are -associated with coastal bluffs which discourage this type of activity. First, .extreme geologic conditions are present and have been noted byE.S.A. as posing a hazard to even human 411 411 passage (see Natural Environmental Section) . Second, both vegetative and wildlife communities are dependent on the unaltered state of the Coastal Bluff face (England and Nelson) . For this reason the City should prohibit this as well as other accessory and/or limited intensity recreational structures from locating within the coastal bluff for subregions 1, 3, 4 , 6, and 7. Page U-13, right column, second paragraph, third sentence . . .coastal environment. —1 - ili-t tom- li s- -ecd market -sr &] -1 -kr}t-erri-&1-e -s l:wi -7- slet* be.-dee t--eco--&w �- r- -P-&l�s-mrd a s--I��i me.- v l�-i-r•�-� -� €or to-c 4-s raqe-- s-ase- y- -coo&st-&1-- sl-d-e44ts-4-s�e.-moi r. .-2.Q-) Faptl re r-t1 -f-aQ13 y-c 41-4-G �st-e- r r-4-o pose4 e&sstal-r-esloGleats-r-esi4 i-i-the �1 -s Desi-gam-ser-v I&Pi & .-- a g-li-p e.pe -s - 1 -€ai-1 tr-eeex14-sev-cam-re.si arts- Sttbrre' s-6--s4-7-,--thlTs-wsrrs t t i -a--retail--smote-sre-cif-r-orxgh 1y 1--ae-re-f r eEer-t-e-Stxl� i-ert-7-Y- On a cursory basis there seems to be a potential for supporting a local retail facility. Such a commercial area could be conducive to incorporating a restaurant and integrated specialty store. For this reason, it is felt that the City should be receptive to reviewing a commercial proposal in Subregion 7 and not designate a specific commercial area. Should a developer find, based on a thorough economic study, that a commercial venture is viable, then the City will review such a proposal. However, such a proposal will be carefully scrutinized to ensure that it is viable and will not adversely affect scenic, natural or adjoining residential neighborhoods. The project should be designed with foresight given to the project' s ultimate appearance, relationship to coastal resoureces and design concept. Page U-14 , left column, first paragraph The General Plan set aside 17 acres of land directly to the east of Marineland to facilitate further commercial recreational activities. This action has been concurred with as a secondary use (Agriculture being the primary designation), through the course of this study. . . opportunities for agriculture and a coastal dependent recreational activity. A further discussion of the site' s potential use and develop- ment as a commercial recreational use can be found in Subregion 2. 411 410 Page U-18 , right column, first paragraph The-Plan-epees-r.et-induee-er-faei� tate-any-new-religious- nst tenons. T ie-need-Eer-this-type-ef-get v ty-te-leeate-w th n-t ie-eeastal regiee-4s-uefeunded-and-for-this-reason-t ie-eees deratien-ef-seed prepesaIs-via-a-eend tieeal-use-permt-s ieuld-be-eees tiered undesirable. Page U-24 , right column, fourth paragraph, last sentence . . .most land uses. Tie-eeetrtuatee-ef-eeastal-agreuIture-mss threatened-by-the-f eIlew ng-f aeters: One of the most intensely farmed areas in the coastal region is located to the east of Marineland. Based on higherdensities established by the County prior to incorporation, the School District had this site acquired for construction of an intermediate school. However, lower densities established by the City alter the need to construct the school. Should the District officially release the site, then either the state could continue leasing the site for agriculture or funding could be sought (Coastal Conservancy) by the City to purchase the site for the purpose of maintaining agriculture. In order to maintain agriculture here the Plan designates an agricultural land use on the site. This will necessitate the addition of an agricultural zone to the Development Code. With regard to the continuation of agriculture on privately owned land the following constraints are encountered; Page U-39, left column, first paragraph The plan will generate a total of 416 426 new dwelling units in the coastal region, which have the potential to generate up to 568 330 additional cars traveling outbound on a weekday morning. Page U-39, left column, second paragraph, last sentence . . .could generate }45 1,181 inbound peak hour trips. Page U-39, right column, first recommendation, first sentence . . .which features a 35 foot landscaped median, parking turnouts at significant viewing areas, curb/gutter, an. . . Page U-40, left column, fourth recommendation . . .with wide landscaped median, parking turnouts at significant viewing areas, curb/gutter. . . 410 Page U-41, left column, second paragraph, last sentence . . .could generate 17246 1,181 cars during a. . . Page U-41, right column, first paragraph, first sentence . . .the Coastal Speeifie Plan will 1mereaee decrease that by 189 211, bringing the total project dwelling units to 147898 13 , 917 . This amounts to a change of about 178 1. 5% . The relationship between dwelling units and traffic generated is direct, therefore, a similar imerease decrease can be. . . Page U-44, left column, following first paragraph add Whether road networks are held in public or private ownership is of critical concern in the Coastal Region. The shoreline is a public resource which could be denied access through the gating or restriciting of coastal roads. In order to ensure the public ' s right to access via roads, the following shall be complied with: 1) Existing and proposed roads shall be public unless it is demonstrated to the City' s satisfaction that a private road(s) would not impede public access to the shoreline. However, this action does not apply to Subregion 6 since it would conflict with maintaining the existing neighbor- hood (General Plan Policy #3 on page 78) and lead to the overuse of the fracrile . marine habitat_by providing uncontrolled public access to the shoreline. 2) Public bluff roads with an adequate supply of public park- ing shall be provided in Subregion 1 and 7 and no develop- ment seaward of this road shall occur (see Subregions 1 and 7 for further discussion) . - Page U-56, left column, second paragraph 3}--Feint-Vieente-is-the-leeatiem-fer-a-pubi4e-aeeess-whieh- s te-be-develeped-by-Les-Angeles-Eeumty-as-part-ef-a-prepesed par} ---Ths-aeeess-whll-be-faetated-by-a-steel-stairway eemmeetimg-the-bluff-tep-amd-sherelime-4Peimt-Vieemte-Fire Stacie}-Site-aid-beaeh-site-prej-eets-Draft-EIRT-Beeetber-137 19;S4-. Page U-56, right column, fourth paragraph, second sentence . . . should be sealed off threugh-the-plantimg-e f-eaett s-er-ether-ee t- patible-dee-struetural-r easures- m-ender-te-diseeesa e-their- � se. Page U-61, left column, first paragraph, fourth sentence . . . support facilities (benches, parking areas, and bike racks) . . . 411 411 Page U-70, right column, heading ILLUSTRATIVE SITE PLANNING GUIDELINES FOR SUBREGIONS 1, 2; 3 , and 7 Page U-71, right column, first paragraph Permitted gross density: 1 2 dwelling units per acre. Page U-71, right column, third paragraph Total permitted units (including 8 existing units) : 22,9 139 Page U-71, right column, fifth paragraph, first sentence . . . the development of 169 138 lots at approximately 1 2 D.U./Acre. . . Page U-72 and 73 Change figures to reflect 1 D.U. per acre Page U-74 , cluster development Alter description to reflect revised figure on Page U-73 Page U-74, Subregion 2 SURREG AGN-2 BF SI-GI -RARAM TERS Teta4-V&eaftt-Aereage i--1� 'feta l-Buildable-Acreage-4tetal-acreage-less-hazard-areas)-3---1; Permi ec -Lamd-Wsei---Gemmerelal-recreational Speeiai-Featwwes+---MajeE-viewed-areas. DEVELOPMENT Depicted-is-a-eemmeEE4al-reereat en-prepesal-wit i-varices-indoor aid-et tdeer-reereatien-uses;-maj.or-open-spaces;-and-a-'-c±ub-type' restaurant-and-imm7-a1emg-with-specialty-eemmereial-eEieRted-te the-reereatemal-uses---Tie-site-p1ann mg-for-this-eemples-suggests ata-=imtEeveFted=-complex-whch-weeid-met-v sss.ally-i .trade-upeft-the adjaeeRt-resides.tial-area-er-major-v ewsheds- 411 410 Page U-74 , right column, last paragraph Special features: Adiaeent-surpit sed-seheel-site-im-st bregien-3 amalyzed-fer-res4dential-usei development transfer from Page U-75 and U-76 Revise illustrations to reflect changes Page U-77 , left column, fifth and sixth paragraph The-surpl sed-seheel-site-is-shewn-w4th-a-eluster-patterm-ef residential-development-at-beth-4-B-H--ane -I2-$-U--per-aero;-and eeuld-have-greater-freedom-wth-its-elusterimq-patterm-epee-te-the Iaek-ef-the-eemstraining-emsting-sheet-patterm-feumd-im-Subregiem-3- Phe-eemmere±aI-reereatien-alternative-fer-the-area-weuld-be-the same-as-that-illustrated-for-the-eenvent aI-deveIepment-ef-Stbregfem3- Page U-77 , right column, second paragraph Permitted gross density: 1 2 dwelling units per acre Page U-77 , right column, fourth paragraph Total permitted units (including 100 nonconforming existing untis) : 366 233 Page U-77 , right column, fifth paragraph . . .major bluff road and access corridor. . . Page U-77 , right column, sixth paragraph ,..Permitted units (26S 133) could be. . . Page U-78 and U-79 Revise illustrations to reflect changes Page U-80, cluster development Revise text to describe revised illustration on page U-79 . 41/ 410 Page U-86, left column, first paragraph, last sentence . . . safety reasons. Adequate-maintenanee-ef-any-navigational-aid eerriders-wheh-may-beeeme-ebstrueted-by-deveiepment-must-be maintained-sinee-some-eE-these-aids-are-leeated-ee-land- Page F-1, left column, second paragraph, third sentence A comparison of Subregions 1, 2, 5, 7 and 8 was not conducted. . . Page F-1, right column, third paragraph, first sentence The resulting comparison of these figures revealed that through a Coastal Plan Buildout, the City would derive an $87316 56 ,701 gain deficit in revenues as compared to a $2373G1 5,187 deficit incurred undE the existing developed state. . . Page F-1, right column, fourth paragraph, first sentence The-gain-wheh-is-ineurred-through-the-eeastaI-Plan-Buildeet-eeuld be-plaeed-in-the-eapital-Improvements-and-Aeguistiea-Fund-and used-en-a-yearly-pre-rated-bass-for-Captal-Improvement-and Aeguisitien-within-the-Gity---The-ether-altermative-would-be-te use-the-gain-in-sueh-a-way-that-it-will-be-refleeted-im-the individual-homeowners-tam-bill- Page F-2 , left column, second paragraph Knowing what the total General Plan range property tax revenue is 4G_g7-=_page-829*, and by subtracting the Coastal Plan range property tax revenue gala, a revised-GeneFal-Plain-range property tax Fevenee deficit is represented. At this level of the comparison, the above figure is then divided by the City' s total General Plan assessed valuation. A new tax rate is developed at this point which reflects a tax rate deeEease increase of per $100 A7LV of $. 884 . 0243. The rate deerease increase of $. 98443 results in a net tax deeease increase of $1-99 6. 08/$1009 A7LV. Page F-4, left column, second paragraph, last sentence . . . yearly basis. However;-sueh-an-aeitea-deer-net-seem-warranted sinee-ths-Plan-will-generate-a-positive-fseal-prefile-ever-that e f-the-General-P lai- GENERAL PLAN/COASTAL PLAN FISCAL COMPARISON REVISE TABLE: 19 411) EXISTING GENERAL PLAN COASTAL PLAN REVENUE $206, 278 208 , 954 138 ,224 EXPENDITURE 48 ,140 45, 629 31,600 GAIN -0- -0- -0- DEFICIT 5,187 -0- 56,701 1. BASED ON GENERAL PLAN A/V PER D.U. 411 411 SUB-REGION TEXT REVISIONS SUBREGION 1 Page Sl-5, right column, fourth paragraph, third sentence . . .were never constructed, the-lame- .as-Tema reed-vaeamt-with-me of fart-te-remew-agriculture-pred et em grading operations were performed which destroyed the topsoil, thereby, making the renewal of agriculture impractical. Page S1-5, right column, fifth paragraph, second sentence . . .renewal of agriculture herein is impractical and would require aggressive aciton by the City amen which would most. . . Page S1-7, left column, second paragraph A density of 2 1 dwelling units per acre is designated for this sub- region felIewim -the-Gity-Get meiIis-review-ef-prev4et s-Plammimq-Eem- missoef-direetives-aGel-asseemated-iresets-preseeted-s--tae-AIterna- tives-Werkbeek. This varies-fret coincides with the 1 dwelling unit per acre density established on an interim basis by the General Plan. The unit and population ehamiges that result from this iiereased den- sity are depicted in Table Sl-C. Page Sl-8 , right column, third paragraph, second sentence . . .will ultimately allow 2�6 133 new dwelling units which trans- lates into an estimated 215 104 peak hour outbound trips. Page Sl-9, left column, add to list A bluff road should be located in the area between Point Vicente and the natural drainage course; Page S1-9, right column, second paragraph, fifth sentence . . .will travel southward on or adjacent to the seaward side of the proposed bluff road to Neptune Cove. . . Page S1-9, right column, second paragraph, sixth sentence . . .which would contain one or two parking turnouts, benches and. . . I • ' 0 • ACTIVITY AREAS TABLE: S1—C OPEN SPACE RESIDENTIAL--D,U./AC. COMMERCIAL AGR I. L • AG I. BUILD- < 1 4 2 T <4 <6 > 6 HAZARD ABLE RETAIL REC. 11.1 EXISTING' . 47 AC. 140 AC. 5.5 AC. 1 AC. 6 AC. EXISTING UNITS 6 S.F. 2 S.F. EXISTING . 21 7 POPULATION %aMttiwwr�sa wnn ew�ra wr+ww�.' GENERAL PLAN 47 AC. 140 AC. 140 AC. GENERAL PLAN UNITS 140 S.F. ♦ f h ` C ENE RAL PLAN . 490 POPULATION n.ar.gaor�ean+s.Aroaaw n.�,r ��M' .a�Sla*M M, re—COASTALPL—AN 47 AC. 140 AC. 140 AC. PLAN 140 S.F. r - 410 PLAN ON 490 •.en.e,.wxwr..r.. ��.r�wua�.�e.o�arrra Mt WO i a.w.ac.INaZINUMI nai NOMI SA444 M INTERIM PROFILE 47 AC. . 140 AC 139 AC. 1 AC. INTERIM PROFILE 139 S.F 2 S.F. UNITS INTERIM PROFILE 486 7 . POPULATION ABBREVIATIONS: AC. -- MEANS ACRES, S.F. - MEANS SINGLE-FAMILY,M.F. -MEANS MULTIFAMILY 411 411 SUBREGION 2 Wage S2-6, right column, following second paragraph, add: The Coastal Plan makes a •rimar effort to maintain a.ricultural activity on the 17-acre school site. This action is warranted_ because of the site' s hi h corp yield, irrigation and substantial site size. In order to maintain the activity, the City needs to add an Agricultural District to its Development Code and apply it to this site. Maintaining agriculture on this site is contingent on the site not being needed for a school, and sufficient funding being available for purchase of the site. Should these conditions not be met, then the Plan recommends a secondary use of commercial recreation as proposed by the General Plan. Page S2-6, right column, third paragraph . . .agriculture on the 1,7-aere school site through the transfer of development rights, along with. . . Page S2-7, left column, first paragraph, second sentence has been declared surplus and will may be sold. . . Page S2-7 , left column, following second paragraph, add: Should the primary aim of maintaining agriculture on this site prove unwor able, then a secondar pro•osal of commercial recreation should •e implemented. Development under a commercial recreational use would raise two concerns. One, the •oint of •rimar access which is dis- cussed under vehicular networks and should be referred to therein, and two, •ossible adverse im•acts onto ad 'oinin• residential areas located in Subre• ion 3. Site •lannin• efforts would need to be cog- nizant of adjoining residential areas. Buffer areas should be sup- plied alon. the site' s common •ro•ert lines alon. with the shielding of any outdoor lighting. Noise should be retarded at the generating, 'sources. A critical view corridor traverses the site (see Corridor Section) requiring structural improvements to be carefully reviewed. in the affected area. Also, consideration should be given to a development' s appearance from residential areas. Page S2-8, right column, second paragraph, following second sentence, add: The proposed stairway should be stricken from the Master Plan since such an action in this area would require major structural measures, thereby,reby, significantly altering the cliff face. Page S2-8, right column, fourth paragraph, second sentence The Coastal Plan eeneurs-with-ths-prepesal-andin-faet-with-all-the General-Planis-±and-use-designations-within-the-eenf Ines-of-St bregien 2.---Therefore;-the-eoastal-Plan-Werther-inereases-nor-deereases-land use-intensity-from-that-posed--by-the-General-Plan--but-merely-ref leets arid-refines-previously-established-patterns: changes this proposal. It designates a •rimar use of agriculture on the site and a secondary use of commercial recreation. Aside from this, the Coastal Plan con- curs with land uses established in the General Plan. 411 Page S2-10, left colu l, first paragraph As-deveiepment-of-the-surplused-sehooi-site-takes-plaee7-two-coneerns 111 will-arise:--6ne 7-the-point-of-primary-aeeess-wh+eh-is-discussed-under veh+enlar-networks-and-sheuid-be-referred-te-therein;-and-two;-the-im- pesng-ef-adverse--impaets-ante-adioining-residential-ureas-loeated--in Subre ion-3----Site-P iann+ng-ef forts-should-be-eegnizant-of-adioining . g residents±-areas.---Buffer-areas-should-be-supplied-aiong-the-sites common-property-lines-a±ong-with-t ie- shielding-of-any-outdoor-light- ing---Noise-sources-shon±d-be-retarded-at-the-generating-areas---A crrtical-view-corridor-traverses--the-site-isee-eerrider-seeten+-re- quiring-structurai-improvements-to-negotiate--the-af feeted--urea.---Alae 7 consideration-should-he-given-te-,the-develepmentis-appearanee--from resdent±al-areas: Page S2-I2, left column, second paragraph Based on the activitiesro osed in this Plan, it is estimated that P P the traffic generated by Subregion 2 at buildout will be approxi- mately B8 67% higher during the peak hour than that which could be generated currently. Specifically, it is estimated that the proposed activities could generate 17246 1,186 trips at peak hour and 47868 7,006 during 24 hours. Again, Marineland draws the largest portion of the projected peak hour traffic (about 86 98%) . The increased traffic is a result of: 1)- full use and development of Point Vicente Beach Park as a passive recreational facility; 23 development-of-the sehool-s ite-as-a-eommereial-reereatien-f aeil ity-with-generating-f ae- tors-similar-te-Marinelana and 3+ a projected 1,500,000 people visiting Marineland (an ultimate increase of 600, 000 annually) . 111 Page S2-12, right column, second paragraph, second sentence . . .would be about 38 28% of the carrying capacity. Page S2-13, left column, second paragraph With respect to the future potential development of the school site as a commercial recreation facility, this Plan does not identify specific recommended uses, however, the following items are identi- fied as concerns which should be incorporated into any such develop- ment plans that might occur: 52-9 • . 0 0 ACTIVITY AREAS TABLE: S2-C OPEN SPACE RESIDENTIAL-D.U./AC. COMMERCIAL Mil REC. AGRI. ' BUILD- 4 1 <2 44 4.6 >6 HAZARD ABLE RETAIL REC. 111111111 111111111111 48 AC. 113 AC. 40 AC. 12 AC. 24 AC. 37 AC. EXISTING UNITS 11111111111111 IIIIIIIIII all EXISTING POPULATION III 11111 111 40 . a _ . GENERAL PLAN 48 AC. 113 AC. 77 AC. 12 AC. 24 AC. GENERAL PLAN UNITS GENERAL PLAN POPULATION COASTAL PLAN 48 AC. 113 AC. IIIIIN GO AC. 12 AC. 24 AC. )7 4. COASTAL PLAN UNITS COASTAL PLAN II POPULATION INTERIM PROFILE INTERIM PROFILE UNITS IN INTERIM PROFILE POPULATION ABBREVIATIONS: AC. - MEANS ACRES,S.F. -- MEANS SINGLE-FAMILY,M.F. -MEANS MULTI-FAMILY 111 411 SUBREGION 3 Page S3-4, left column, first paragraph, second sentence The potential for new development. . . . . .and Marineland will would serve as attenuating. . . . . .new development w4] would be subject. . . Page S3-6, right column, last paragraph . . .resulted in twe three feasible measures referred to therein. The second involves the direct zoning of land for agricultural use and is discussed in Subregion 2. The seeend third, through the transfer. . . Page S3-13, left column, alternative 3, first sentence Extension of Sea-Hill Coastsite Drive to provide. . . SUBREGION 7 Page S7-5, left column, second paragraph, third sentence . . . in area, and 36 26 three-bedroom units. . . Page S7-6, left column, following the first paragraph, add: Page 82 of the General Plan discusses the recognition of a potential commercial need warranting further study as part of this Plan. Through the course of this study discussions with the City Council and Planning Commission were held regarding concerns over such an activity along with a projection of local retail demand. On a cursory basis there seems to be a potential for supporting one acre of retail facilities (obtained through projecting demand based on an estimated population achieved at buildout) . However, it has been expressed in the course of reviewing this plan that such a commercial area could be conducive to incorporating a restaurant and integrated specialty shops. This might necessitate a larger site area. For this reason, it is felt that the City should be receptive to reviewing a commercial proposal in the area north of Paseo Del Mar and not at this point in time designate a specific commercial area. Should a developer find, based on a thorough economic study, that a commercial venture is viable, then the City will review such a proposal as part of a Conditional Use Permit application. However, such a proposal will be carefully scrutinized to ensure that it is viable and will not adversely affect scenic, natural or adjoining residential neighborhoods. The project should be designed with foresight given to the project' s ultimate appearance, relationship to coastal resources and design concept. 411 411 Page S7-6, left column, third paragraph, following last sentence . . . land use considerations, However, by requiring new develop- ment in the area to apply under Residential Planned Development provisions of the City' s Development Code, area could be set aside for agriculture. Assuming that the total required common open space (30% of the buildable area) were farmed, this would amount to 40 acres. It is further encouraged that development seaward of Paseo Del Mar transfer development rights to lands inland of Paseo Del Mar so as to provide additional areas for agriculture. This would also reduce new encroachment over lands seaward of Paseo Del Mar which are relatively flat. Page S7-6, right column, first paragraph A density of 2 1 dwelling units per acre is designated for this subregion baseel-en-t ie-E ty-Eetine lis-amel-Plass. net-cemmssaiemis rek4ew-ef-assee ated- mpaets-presentee- m-t ie-alternatives-werkbeek. This varies-frem coincides with the 1 dwelling unit per acre density established by the General Plan, The unit and population ehamges that result from this alterater density are depicted in Table S7-C. It is worth noting that although the Coastal Plan profile projects 246 139 units, the more realistic profile. . . Page S7-6, right column and Page S7-8 , left column Strike commercial discussion. Page S7-8 , right column, first paragraph, last sentence . . .recreation from the 265 133 induced dwelling units. . . Page S7-9, left column, second paragraph, first sentence . . .the addition of some 266 133 new homes, . . . Page S7-10, left column, last paragraph The activities proposed by this Plan are projected to generate a total of about 369 104 peak hour ourbound trips. . . Page S7-10, right column, last sentence . . . (see Coastal Region) . The-4mpaet-ef-a-small-ne ghberheed-eenvem- emee-eeeter-mss-met-expeetee-te-ereate-traffe-preblems;-smee-tet wil-attraet-pi4mar ly-mearby-res eents-ane - ts-leeat en-sheule emeeurage-feet-ane -bleyele-traf f le. Page S7-11, left column, add to list A bluff road should be located in the area between the western subregion boundary and the western school site property line. vI -. . . ACTIVITY AREAS TABLE: S7-C OPEN SPACE RESIDENTIAL-D.U./AC. COMMERCIAL INST. REC. AGRI. BUILD- S 1 <2 <4 <6 >6 HAZARD ABLE RETAIL REC. EXISTING 104 AC. 148 AC. 5.5 75 AC.AC. EXISTING 100 UNITS M.F. EXISTING 260 POPULATION .. .. GENERAL PLAN 104 AC. 148 AC. 139 AC. . 9 AC. GENERAL PLAN 139 S.F. UIIII UNITSill GENERAL PLAN 486 POPULATION COASTAL PLAN 104 AC 148 AC. 139 AC. IIIIIIIIIIIII 9 AC. 11.1 COASTAL PLAN 139 SF. UNITS ' COASTAL PLAN 486 POPULATION 5.5 --- --- - 9 AC. INTERIM PROFILE 104 AC. 148 AC. 133.5AC AC. INTERIM PROFILE • 133 SF. 100 I/ . M.F. UNITS INTERIM PROFILE 466 260 POPULATION ABBREVIATIONS: AC. MEANS ACRES,S.F. - MEANS SINGLE-FAMILY,M.F. --MEANS MULTI-FAMILY ill 411 Page S7-11, left column, last paragraph, seventh sentence . . .would contain benches, a parking turnout and bike rack facilities. SUBREGION 8 Page S8-1, left column, first paragraph, fifth sentence . . . is am the undeveloped Shoreline park site. . . Page S8-5, right column, second paragraph, last sentence . . .transmitting/receiving link 4n on the international calling; safety and distress. . . 4111 GENERAL PLAN AMENDMENTS Recommended by the Planning Commission Various proposals contained in this plan will amend certain General Plan designations within the Coastal Region. The prepesed amendments will be heard at the same time as this Plan. These amendments are as follows: 1. Sea Cliff erosion hazard depicted in Figure 9 of the General Plan is prepesed revised to reflect a more accurate extent of this hazard as depicted in Figure 7 of this Plan. 2. Biotic resources depicted in Figure 9 of the General Plan is prepesed revised to reflect a more accurate extent of these resources. 3. Areas with Consideration for Public Health and Safety depicted in Figure 12 of the General Plan is prepesed are revised to reflect a more accurate extent of these areas. 4. Areas for Preservation of Natural Resources depicted in Figure 13 of the General Plan ±s prepesed are revised to reflect a more accurate definition of the resources. 5. Natural Environment Element depicted in Figure 14 of the General Plan is prepesed revised to reflect a more accurate definition of these areas. 6. Land Use Activities are prepesed as follows: A}--Subregion-I+--rtes idential-Aetivity-f rem-1-dwelling-unit-per aero-te-I-2-dweiiimg-emits-per-aere7 B) Subregion 3: Residential Activity - from 1-2 and 6-12 dwelling units per acre on the bluff to 1 dwelling unit per acre, and from 4-6 and 6-12 inland to 2-4 dwelling units per acre. C) Subregion 4: Residential Activity - from 2-4 dwelling units per acre on the bluff to 1-2 dwelling units per acre. D) Subregion 6: Residential Activity - from 1 dwelling unit per acre to 4-6 dwelling units per acre. B}--St bregiem- --Residemtial-Aetivity---from-l-dwelling-omit-per-aere- te-1-S-dweiling--Rets-pet-aero - Ee erelai-Aetiv ty---t ie-additiert-ef-a-floating-ee ere al- Iimited-aetiN tt-im-t is-a-ea 7. Equestrial Trails depicted in Figure 22 of the General Plan and the following text are prepesed-te-be eliminated. 8. Fire Hazards depicted in Figure 23 of the General Plan is prepesed are revised to reflect a more accurate extent of this hazard. 9. Visual Aspects depicted in Figure 41 of the General Plan is prepesed are revised to reflect the more refined system contained in the Corridor Element of this Plan. 10. Overlay Control Districts are prepesed revised to more accurately reflect the areas of concern.