§ 17.45.040. Development standards.

In addition to the primary base zoning district, and suffix zones, combining districts, specific plan requirements, the following standards shall apply within the bluff buffer area for development on coastal bluff properties:

A.

Development Within The Bluff Buffer Area. Except as provided for in Section 17.45.070, no development is permitted within the bluff buffer area. The bluff buffer may be reduced for existing subdivided parcels where said setback would render that parcel unusable for its designated use. Said buffer may not be reduced, in any case, to less than twenty feet.

B.

New Development Located Within Fifty Feet Of The Bluff Edge. New development located within fifty feet of the bluff edge shall not exceed a height limit of fourteen feet; provided, however, that for peaked roofs (4 in 12 or greater pitch) and other architectural features, a height of up to seventeen feet may be permitted.

C.

Permitted Development. Permitted development shall be sited and designed to protect public views to and along the ocean and scenic coastal areas, and shall be subordinate to the character of the setting. Development shall not impair but facilitate public access, environmental concerns, and public views as provided in the general and local coastal plans. Development shall be coordinated with existing or planned future public facilities.

D.

Underground Utility Lines. Notwithstanding the provisions of Chapter 17.48, all service and distribution utility lines for coastal bluff properties shall be installed underground.

E.

Erosion Or Geologic Instability. New development shall neither create nor contribute significantly to erosion or geologic instability of bluffs.

F.

Drainage Systems. New development on coastal bluff properties shall be required to install drainage systems to carry runoff inland to the nearest public street, except in areas where the topography prevents such conveyance because additional filling or grading would create greater adverse environmental or visual impacts. In such case, private bluff drainage seaward may be permitted if:

1.

Drainage System. The drainage system is sized to accommodate drainage from adjacent parcels; and

2.

Visual Impacts. The system is designed to minimize visual impacts utilizing natural coloring, natural land forms and vegetative planting to hide the system; and

3.

System and Outfall Design. The system and outfall design shall be subject to the approval of the city engineer and other necessary government agencies.

G.

Landscaping. Landscaping shall be designed to minimize ecological and geological disturbances. Only plant materials recognized for their drought tolerance or erosion controlling properties shall be authorized on bluffs or bluff tops.

(Ord. 445 § 3 (part), 1995)