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please contact:

Liz Fuchs, AICP
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California Coastal Commission
45 Fremont St. Suite 2000
San Francisco, CA 94105-2219

(415) 904-5287
FAX: (415) 904-5400

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San Luis Obispo County’s Local Coastal Program Periodic Review

SECTION PAGE
       Executive Summary E-1 –
E-28
       Introduction 1
       Motions and Resolutions 3
       A. Staff Recommendation 3
           Motion 3
           Resolution 3
           B. Recommendations for Corrective Action 4
       C. Findings 55
    1. Maps 55
    2. New Development 55
        A. Concentration of Urban Development: Stable Urban-Rural Boundaries 55
        B. Concentration of Development: Preventing Cumulative Impacts to Rural Lands 61
        C. Environmentally Sustainable Urban Development 78
    3. Water Quality 97
        Overview 97
        A. Water Quality Impacts from Agriculture 108
        B. Water Quality Impacts from Urban Development 118
        C. Water Quality and Marinas/Boating Areas 125
    4. Environmentally Sensitive Habitat And Wetlands 131
        Overview 131
        A. Identifying ESHAs 133
        B. Avoiding and Minimizing Impacts to ESHAs 139
        C. Pursuing Alternatives That Avoid Impacts to ESHAs 141
        D. Analyzing the Takings Issue 147
        E. Minimizing Unavoidable Impacts 150
        F. Streams and Riparian Habitats 153
        G. Wetlands 162
        H. Terrestrial Habitats 167
        I. Errata 173
    5. Agricultural Resources 175
        A. Direct Conversion of Agricultural Lands 175
        B. Incremental Impacts to Agricultural Lands through Land Divisions, Lot- line
            Adjustments, and Development on Nonconforming Parcels
181
        C. Effect of Non-Agricultural Uses on Agricultural Land 193
        D. Addressing Impacts from Intensification of Agriculture 200
     6. Public Access and Recreation 207
        A. Maximizing Public Access Through New Development 207
        B. Protecting Existing Public Access 217
        C. Providing Low-Cost Visitor-Serving Access and Recreation 220
        D. Balancing Access and Recreation with Protection of Sensitive Habitats 226
     7. Coastal Hazards 229
        A. Implementing Setback Standards 229
        B. Seawall Development in Existing Developed Areas 232
        C. Mitigation of Access Impacts from Shoreline Armoring 234
        D. Emergency Armoring of the Shoreline 236
        E. Mitigating the Impacts of Armoring Pacific Coast Highway 237
        F. Flooding Hazards 238
        G. Fire Hazards 240
     8. Scenic and Visual Resources 243
        A. Protection of Scenic Viewsheds and Rural Landscapes 243
        B. Preserving Community Character 250
     9. Archaeological Resources 255
   10. Energy and Industrial Development 261
        A. Fiber Optic Cable Projects 261
        B. New or Expanded Power Plants 263
        C. Managing the Phase-out of Energy and Oil Facilities 264
   11. Commercial Fishing and Recreational Boating 267
   12. Implementation Procedures 271
        A. Defining Development 272
        B. Coastal Zone Boundary and Permit Jurisdiction 273
        C. Permit Exemptions and Temporary Events 274
        D. Noticing Procedures 276
        E. Allowable and Principally Permitted Uses 278
        F. Application Requirements 279
        G. Condition Compliance 281
        H. Variances 281
        I. Non-Conforming Uses, Structures, and Parcels 283
        J. Efficient Resolution of Appeals 285
        K. Funding 287
        L. Interagency Coordination 288
        M. LCP Simplification 289


 


Preliminary Report
Periodic Review of the San Luis Obispo County
Certified Local Coastal Program
EXHIBIT A in Report of July 12, 2001
February 2, 2001
(As Revised to Incorporate Errata/Clarifications of the July 12, 2001 Action)

TABLE OF CONTENTS

    Page
  Executive Summary EX1
CH. 1 Introduction 1
CH. 2 New Development and Public Services 11
  C.1. Concentration of Development: Stable Urban-Rural Boundaries 17
  Preliminary Policy Alternatives 28
  C.2. Concentration of Urban Development: Preventing Cumulative Impacts to Rural Lands 29
  Preliminary Policy Alternatives 38
  C.3. Availability of Services: Environmentally-Sustainable New Development 40
  Preliminary Policy Alternatives 70
CH. 3 Water Quality /Marine Resources 73
  C.1. Water Quality Impacts from Agricultural Operations 77
  Preliminary Policy Alternatives 82
  C.2. Water Quality Impacts from Urban and Rural Development 84
  Preliminary Policy Alternatives 92
  C.3. Water Quality Impacts from Recreational Boating 96
  Preliminary Policy Alternatives 100
CH. 4 Environmentally Sensitive Habitats and Wetlands 101
  C.1. Identifying ESHA 106
  Preliminary Policy Alternatives 114
  C.2. Avoiding and Minimizing Impacts to ESHA 125
  Preliminary Policy Alternatives 132
  C.3. Streams and Riparian Habitats 138
  Preliminary Policy Alternatives 155
  C.4. Wetlands 159
  Preliminary Policy Alternatives 168
  C.5. Terrestrial Habitats 170
  Monterey Pine Forest 170
  Preliminary Policy Alternatives 179
  Coastal Dunes, Coastal Scrub, Maritime Chaparral Habitats 182
  Preliminary Policy Alternatives 182
CH. 5 Agricultural Resources 185
  C.1. Direct Conversion of Agricultural Lands 192
  Preliminary Policy Alternatives 200
  C.2. Incremental Impacts to Agricultural Lands through Land Divisions, Lot-line Adjustments and development on nonconforming parcels 204
  Preliminary Policy Alternatives 222
  C.3. Effect of Non-agricultural Uses on agricultural lands 228
  Preliminary Policy Alternatives 236
  C.4. Addressing Impacts from Intensification of Agricultural Uses 238
  Preliminary Policy Alternatives 243
CH. 6 Public Access and Recreation 245
  C.1. Maximizing Public Access Through New Development 247
  Preliminary Policy Alternatives 258
  C.2. Protecting Existing Public Access 259
  Preliminary Policy Alternatives 263
  C.3. Providing Low-Cost Visitor-serving Access and Recreation 264
  Preliminary Policy Alternatives 266
  C.4. Balancing Access and Recreation with Protection of Sensitive Habitats. 266
  Preliminary Policy Alternatives 269
CH. 7 Coastal Hazards 271
  C.1 Implementing Setback Standards. 278
  Preliminary Policy Alternatives 284
  C.2. Avoiding or mitigating the cumulative effects of seawall development in existing developed areas. 285
  Preliminary Policy Alternatives 288
  C.3. Mitigation of Access Impacts from Shoreline Armoring 289
  Preliminary Policy Alternatives 290
  C.4. Emergency Armoring of the Shoreline 290
  Preliminary Policy Alternatives 292
  C.5. Mitigating the Impacts of Armoring Pacific Coast Highway 292
  Preliminary Policy Alternatives 294
  C.6. Improved Geotechnical Analysis 294
  Preliminary Policy Alternatives 297
  C.7. Mitigating Scenic and Visual Resources 297
  Preliminary Policy Alternatives 298
  C.8 Seismic and Landslide Hazards 298
  Preliminary Policy Alternatives 299
  Flooding Hazards 299
  Preliminary Policy Alternatives 300
  Fire Hazards 300
  Preliminary Policy Alternatives 301
CH. 8 Scenic and Visual Resources 303
  C.1. Protection of Scenic Viewsheds and Rural Landscapes 307
  Preliminary Policy Alternatives 318
  C.1. Preserving Community Character 321
  Preliminary Policy Alternatives 328
CH. 9 Archaeological Resources 329
  C.1. Adequate Identification of Archaeological and Historic Resources 331
  Preliminary Policy Alternatives 335
  C. 2 Adequate Protection & Mitigation Standards for Archaeological Resources 335
  Preliminary Policy Alternatives 339
CH. 10 Energy and Industrial Development 341
  C.1. Fiber Optic Cable Projects 343
  Preliminary Policy Alternatives 347
  C.2. New and Expanded Power Plants 347
  Preliminary Policy Alternatives 349
  C.3. Managing the Phaseout of Energy and Oil Facilities 349
  Preliminary Policy Alternatives 350
CH. 11 Commercial Fishing and Recreational Boating 351
  Preliminary Policy Alternatives 353
CH. 12 Implementation Procedures 355
  Preliminary Policy Alternatives 363
     
Appendix A: Permit Cases Cited in Report  
Appendix B: Maps [See below.]  
Appendix C: Watershed Summary  
Appendix D: NPS Management Measures-Preliminary Assessment  
Appendix E: Recent Area Plan Update and Project Comments (not available in digital format)  

List of Maps in Appendix B
You may use the zoom tool in Adobe Acrobat without losing map resolution for all maps except Map 7-A.

Map 1-A: San Luis Obispo County Communities and Coastal Planning Areas
Map 2-A: North Coast Development Nodes
Map 2-B: Development Trends: Cambria, 1988-2001 (revised July 2001)
Map 2-C: Development Trends: Los Osos, 1988-1998
Map 3-A: Coastal Watersheds
Map 3-B: Pesticide Use
Map 4-A: County’s ESHA Combining Designation and Areas Containing Federally Listed Species
Map 4-B: County’s ESHA Combining Designation and Areas Containing State Listed Species
Map 4-C: Development in LCP Mapped ESHA: North Coast Planning Area
Map 4-D: Development in LCP Mapped ESHA: Cambria
Map 4-E: Development in LCP Mapped ESHA: Los Osos
Map 4-F: Development in LCP Mapped ESHA: Oceano
Map 5-A: Agricultural Lands Under Williamson Act Contract, 2000
Map 5-B: Lot Line Adjustments and New Residential Development in Agricultural Lands: North Coast and Estero Planning Areas
Map 6-A: Coastal Access and Public Parklands: North Coast Planning Area
Map 6-B: Coastal Access and Public Parklands: Estero Planning Area
Map 6-C: Coastal Access and Public Parklands: Los Osos and Cayucos
Map 6-D: Coastal Access and Public Parklands: San Luis Bay and South County Planning Areas
Map 7-A: Littoral Cells
Map 7-B: Approved Shoreline Armoring: Cambria, 1988-1998
Map 7-C: Approved Shoreline Armoring: Cayucos, 1988-1998