§ 17.45.070. Permissible development on bluff face and in bluff buffer.

Where new development must be located or is permitted on bluff faces, it shall be designed to minimize physical alteration of the bluffs, provide restorative work to the bluff, provide native drought tolerant landscaping, temporary irrigation, and where feasible, to step down bluff faces or located below grade.

A.

Planning Commission Approval Required. Notwithstanding other provisions of this chapter, the following improvements may be constructed in the bluff face and the bluff buffer areas, subject to approval of a conditional use permit as provided in Chapter 17.60 and in Section 17.40.030 for P-D suffix zones.

1.

Embarcadero Area Between Surf Street and Anchor Street. In the Embarcadero area between Surf Street and Anchor Street, new development is allowed within the bluff buffer area and may be stepped down the bluff face provided the development shall not require the construction of protective devices or retaining walls that would alter natural landforms or impeded public access.

2.

Existing Development Within the Bluff Buffer. Existing development and structures located within the bluff buffer may expand its occupancy and floor area by not more than ten percent. An expansion of said structure shall not be permitted unless the structure is brought into conformance with Title 14 and may be expanded in accordance with this chapter one time only.

3.

Bluff Face Development. Except as provided in Section 17.45.070(A)(1), development shall not be permitted on bluff faces, except for the following:

a.

Drainage systems as required herein;

b.

Staircases or accessways to provide public beach access; and

c.

Pipelines for scientific research or coastal-dependent industry.

B.

Administrative Approval Required. Notwithstanding other provisions of this chapter, the following improvements may be constructed in bluff setback and buffer areas, subject to review and approval by the director and city engineer of a minor use permit as provided in this chapter.

1.

Existing Retaining Walls. The repair or replacement of existing retaining walls shall be permitted only where necessary to stabilize bluffs adjacent to the coastline where no less environmentally damaging alternative exists, or where necessary for coastal-dependent projects, protection of existing development, and public recreation uses.

2.

Existing Public Access Stairways. The repair or replacement of existing public access stairways will be allowed if the repair does not require the construction of bluff protection devices, necessitate the destruction of any bluff by excavation or any other means, or significantly contribute to bluff erosion.

3.

Public Recreation Improvements. The construction of new improvements designed to facilitate public recreation or access may be constructed within bluff setback and buffer areas if it can be demonstrated that the improvement will not hasten the natural erosion of the bluff.

(Ord. 445 § 3 (part), 1995)