Article 45 — Special Area Combining Districts

The purpose of this article is to establish a series of Special Area Combining Districts, to be known as SA Districts. The intent of these regulations is to acknowledge and address the particular environmental, physical, and technical constraints and conditions unique to areas within the CZ District.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

Regulations set forth in this article shall supplement regulations found in Article 43, Coastal Zone Combining District, and Article 22, Planned Development District (P-D). Regulations of this article are applicable only to the specific corresponding area designated in the LCP Land Use Plan. In case of conflict between the provisions of this article and any others, the provisions of this article shall prevail.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

Prior to or concurrent with approval of any development proposals for Mori Point, the Headlands, Pacifica State Beach, Shelter Cove or Pedro Point Upper Slopes, as located and described in the LCP Land Use Plan, each area shall be rezoned to its applicable SA District, as described herein, and to the Planned Development District (P-D). The underlying basic zone of the property shall be rezoned to P-D in conjunction with development plan approval; however, the SA District and the CZ District shall remain. Coastal Commission approval of such rezoning shall not be necessary as each rezoning implements the regulations contained herein and the policies of the LCP Land Use Plan. All development shall comply with the procedures and regulations as established in this article and in Article 22, Planned Development District. If any provision of the P-D District and the applicable SA District conflict, the provisions of this article shall prevail. For any property which, on the effective date of this article, is zoned P-D and has an approved development plan, the requirement to rezone to SA shall not apply unless a different development plan is proposed.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

Unless otherwise apparent from the context, certain words and phrases used this article are defined in Article 43, Coastal Combining District, Section 9-4.4302.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

The following general regulations shall apply to all new development in the SA Districts.

(a)

Environmental assessment. All new development shall be subject to environmental assessment procedures established in the most current State CEQA Guidelines and Statutes.

(b)

Development plan. A development plan shall be prepared and submitted to the Director for approval, consistent with requirements set forth in Article 22, Planned Development District. This plan shall reflect a well-integrated, comprehensive approach to developing a site, and shall consider the physical, environmental, and technical constraints and conditions of the area.

(c)

Landscaping plan. A landscaping plan shall be prepared by a licensed landscape architect and submitted to the Director for approval. This plan shall provide for landscaping within parking areas, and shall maximize use of native, drought-resistant plant species and minimize use of exotic plant species.

(d)

Commercial development. Commercial development shall emphasize visitor-serving uses, as established in the LCP Land Use Plan.

(e)

Geotechnical suitability. New development shall comply with the provisions set forth in Section 9-4.4404, Geotechnical Suitability.

(f)

Grading and drainage. New development shall comply with the provisions set forth in Section 9-4.4405, Grading and Drainage.

(g)

Coastal view corridors. New development shall comply with the provisions set forth in Section 9-4.4408, Coastal View Corridors.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

(a)

Purpose. The purpose of establishing the SA-1 District is to acknowledge and address the following environmental conditions and technical constraints unique to Mori Point:

(1)

Presence of environmentally sensitive habitat;

(2)

Serious erosion problems arising from thin soils;

(3)

Indiscriminate public access;

(4)

Panoramic coastal views from Mori Point;

(5)

Difficult beach access; and

(6)

Proximity to the West Fairway Park neighborhood.

(b)

Applicability. The SA-1 District shall apply to property commonly known as "Mori Point," as shown on the northern portion of the Special Area designation on the Sharp Park Golf Course-West Fairway Park-Mori Point-Rockaway Beach Land Use Plan Map contained in the LCP Land Use Plan. The provisions set forth in Sections 9-4.4506 and 9-4.4507 shall apply to all new development in the SA-1 District and shall supplement regulations established in Article 43, Coastal Zone Combining District. If any provisions conflict, the provisions of this article shall prevail.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

The following uses shall be conditionally permitted in the SA-1 District and shall correspond to the locations specified in the LCP Land Use Plan for Mori Point:

(a)

Lodging facilities;

(b)

Eating establishments;

(c)

Uses specified in Section 9-4.401, R-1 Single-Family Residential District; and

(d)

Uses specified in Section 9-4.1001, C-1 Neighborhood Commercial District.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

New development within the SA-1 District shall comply with the provisions of this section.

(a)

Commercial composition. Commercial uses shall comprise a minimum thirty (30%) percent of the net developable area. However, if geotechnical studies indicate that the western portion of the district is not suitable for development, less than thirty (30%) percent of the net developable area may be in commercial use.

(b)

Residential density. Maximum allowable density shall be nine (9) dwelling units per acre, except that where special site conditions exist, such as slope, geology, soils, access, public safety, visibility, environmentally sensitive habitat, and the availability of utilities, density may be limited.

(c)

Residential hillside development. Residential hillside development shall be clustered and contoured into the topography of the hillside.

(d)

Habitat preservation. To determine the extent of San Francisco garter snake habitat, a habitat survey shall be required pursuant to Section 9-4.4403, Habitat Preservation. Where a habitat exists, the provisions of Section 9-4.4403 shall apply.

(e)

Permanent environmental protection. Permanent environmental protection may be required to protect any San Francisco garter snake habitat pursuant to Section 9-4.4308, Permanent Environmental Protection.

(f)

Public shoreline access. Due to the potential threat to public safety and the habitat of the San Francisco garter snake habitat, public access to the shoreline shall not be required. However, if the applicant can demonstrate that public access can be provided without adversely affecting the San Francisco garter snake habitat, limited parking for public access may be provided.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

(a)

Purpose. The purpose of establishing the SA-3 District is to acknowledge and address the following environmental conditions and technical constraints unique to the Headlands:

(1)

Panoramic coastal views;

(2)

Difficult beach access;

(3)

Susceptibility to erosion; and

(4)

Value as a local and regional recreation area.

(b)

Applicability. The SA-3 District shall apply to property commonly known as the "Headlands," as shown on the northern portion of the Special Area designation on the Headlands-San Pedro Beach Land Use Plan Map contained in the LCP Land Use Plan. The provisions set forth in Sections 9-4.4512 and 9-4.4513 shall apply to all new development in the SA-3 District and shall supplement regulations established in Article 43, Coastal Zone Combining District; Article 44, Coastal Development Regulations; and the Rockaway Beach Specific Plan. If any provisions conflict, the provisions of this article shall prevail.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

The following uses shall be conditionally permitted in the SA-3 District and shall correspond to the locations specified in the LCP Land Use Plan for the Headlands:

(a)

Lodging facilities;

(b)

Eating establishments; and

(c)

Public trails and vista areas.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

All new development within the SA-3 District shall comply with the provisions of this section.

(a)

Public shoreline access. Public access to the shoreline shall be required pursuant to Section 9-4.4407, Public Shoreline Access. Access areas shall be for day use only and shall be limited to:

(1)

Trails;

(2)

Bicycle parking;

(3)

Picnic areas;

(4)

Public vista areas; and

(5)

Restroom facilities.

(b)

Bicycle parking. New development shall provide bicycle parking pursuant to Section 9-4.2822, Bicycle Parking.

(c)

Emergency access. New development shall provide adequate and safe access for emergency vehicles.

(d)

Prominent ridgeline. Structures shall not be permitted on a prominent ridgeline as designated in the LCP Land Use Plan, unless the applicant can demonstrate that there is no other buildable portion of the

property.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

(a)

Purpose. The purpose of establishing the SA-4 District is to acknowledge and address the following environmental conditions and technical constraints unique to the Pacifica State Beach:

(1)

Potential presence of the San Francisco garter snake;

(2)

Potential wetlands habitat;

(3)

Panoramic coastal views;

(4)

Inadequate beach parking; and

(5)

Local and regional importance as a swimming and picnicking beach.

(b)

Applicability. The SA-4 District shall apply to property commonly known as the "Pacifica State Beach," as shown on the southern portion of the Special Area designation on the Headlands-San Pedro Beach Land Use Plan Map contained in the LCP Land Use Plan. The provisions set forth in Sections 9-4.4515 and 9- 4.4516 shall apply to all new development in the SA-4 District and shall supplement regulations established in Article 43, Coastal Zone Combining District and Article 44, Coastal Development Regulations. If any provisions conflict, the provisions of this article shall prevail.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

The following uses shall be conditionally permitted in the SA-4 District and shall correspond to the locations specified in the LCP Land Use Plan for the Pacifica State Beach:

(a)

Lodging facilities;

(b)

Eating and drinking establishments;

(c)

Other visitor-serving uses, including, but not limited to:

(1)

Recreational and sporting equipment sales and rentals,

(2)

Gift shops,

(3)

Handicraft shops and workshops, and

(4)

Other substantially similar types of uses;

(d)

Public trails and picnic areas;

(e)

Public parking facilities; and

(f)

Uses specified in Section 9-4.2052, Open Space District.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

All new development within the SA-4 District shall comply with the provisions of this section.

(a)

Building mass. Structures shall be limited in height and mass where necessary to preserve existing coastal views pursuant to Section 9-4.4409, Coastal View Corridors.

(b)

Habitat preservation. To determine the extent of San Francisco garter snake habitat and wetland habitat, a habitat survey shall be required pursuant to Section 9-4.4403, Habitat Preservation. Where a habitat exists, the provisions of Section 9-4.4403 shall apply.

(c)

Permanent environmental protection. Permanent environmental protection may be required to protect San Francisco garter snake habitat and wetland habitat, and to preserve visually prominent areas pursuant to Section 9-4.4308, Permanent Environmental Protection.

(d)

Public shoreline access. Public access to the shoreline shall be required pursuant to Section 9-4.4407, Public Shoreline Access. Access areas shall be for day use only and shall be limited to:

(1)

Trails;

(2)

Bicycle parking;

(3)

Picnic areas;

(4)

Public vista areas;

(5)

Vehicular parking; and

(6)

Restroom facilities.

(e)

Bicycle parking. New development shall provide bicycle parking pursuant to Section 9-4.2822, Bicycle Parking.

(f)

Vehicular parking. Public beach parking shall be required to meet the needs of the area, consistent with the Access Component of the LCP Land Use Plan.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

(a)

Purpose. The purpose of establishing the SA-5 District is to acknowledge and address the following environmental conditions and technical constraints unique to Shelter Cove:

(1)

Susceptibility to wave damage;

(2)

Steep slopes;

(3)

Eroding bluffs;

(4)

Weak bedrock formations; and

(5)

Difficult emergency access.

(b)

Applicability. The SA-5 District shall apply to property commonly known as "Shelter Cove," as shown on the Special Area designation on the Pedro Point-Shelter Cove Land Use Plan Map contained in the LCP Land Use Plan, and to the beachfront property located between Shelter Cove and the Pacifica State Beach, south of San Pedro Creek. The provisions set forth in Sections 9-4.4518 and 9-4.4519 shall apply to all new development in the SA-5 District and shall supplement regulations established in Article 43, Coastal Zone Combining District and Article 44, Coastal Development Regulations. If any provisions conflict, the provisions of this article shall prevail.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

The following uses shall be conditionally permitted in the SA-5 District and shall correspond to the locations specified in the LCP Land Use Plan for Shelter Cove:

(a)

Lodging facilities;

(b)

Eating and drinking establishments;

(c)

Other visitor-serving uses, including, but not limited to, recreational and sporting equipment sales and rentals; gift shops; handicraft shops and workshops; and other substantially similar types of uses;

(d)

Public trails and picnic areas;

(e)

Public parking facilities; and

(f)

Uses specified in Section 9-4.401, R-1 Single-Family Residential District, provided that if any existing housing occupied by low-income or moderate-income persons is proposed to be removed, it shall be replaced as required by state law.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

All new development within the SA-5 District shall comply with the provisions of this section.

(a)

Permanent environmental protection. Permanent environmental protection may be required to provide public shoreline access to the shoreline pursuant to Section 9-4.4308, Permanent Environmental Protection.

(b)

Water and marine resources. An oceanographic study conducted by a certified professional oceanographer shall be required, and the findings shall be used to ensure that new development does not create an adverse environmental impact to water and marine resources, as identified the LCP Land Use Plan.

(c)

Public shoreline access. Public access to the shoreline shall be required pursuant to Section 9-4.4407, Public Shoreline Access. Access areas shall be for day use only and shall be limited to:

(1)

Trails;

(2)

Bicycle parking;

(3)

Picnic areas;

(4)

Public vista areas;

(5)

Vehicular parking; and

(6)

Restroom facilities.

(d)

Bicycle parking. New development shall provide bicycle parking pursuant to Section 9-4.2822, Bicycle Parking.

(e)

Vehicular parking. Public beach parking shall be required to meet the needs of the area, consistent with the Access Component of the LCP Land Use Plan.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

(a)

Purpose. The purpose of establishing the SA-6 District is to acknowledge and address the following environmental conditions and technical constraints unique to the upper slopes of Pedro Point:

(1)

Very steep slopes;

(2)

Landslide hazards;

(3)

Extensive coastal vegetation; and

(4)

Difficult emergency access.

(b)

Applicability. The SA-6 District shall apply to property designated "Open Space Residential," as shown on the Pedro Point-Shelter Cove Land Use Plan Map contained in the LCP Land Use Plan. The provisions set forth in Sections 9-4.4521 and 9-4.4522 shall apply to all new development in the SA-6 District and shall

supplement regulations established in Article 43, Coastal Zone Combining District and Article 44, Coastal Development Regulations. If any provisions conflict, the provisions of this article shall prevail.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

The following uses shall be conditionally permitted in the SA-6 District:

Uses specified in Section 9-4.401, R-1 Single-Family Residential District.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)

All new development within the SA-6 District shall comply with the provisions of this section.

(a)

Residential density. Allowable density shall be a minimum of one dwelling unit per five (5) acres of land, except that where special site conditions exist, such as slope, geology, soils, access, public safety, visibility, environmentally sensitive habitat, and the availability of utilities, density may be limited.

(b)

Residential hillside development. Residential hillside development shall be clustered and contoured into the topography of the hillside.

(c)

Emergency access. New development shall provide adequate and safe access for emergency vehicles.

(d)

Landscaping. For each tree removed during construction, at least one fifteen (15) gallon box tree shall be planted.

(e)

Prominent ridgeline. Structures shall not be permitted on a prominent ridgeline, as designated in the LCP Land Use Plan, unless the applicant can demonstrate that there is no other buildable portion of the property.

(§ VI, Ord. 610-C.S., eff. March 16, 1994)