Part 25 — SP-O SHORELINE PROTECTION OVERLAY DISTRICT

The purpose of the Shoreline Protection Overlay District is to preserve and protect the coastal and environmental resources in the city of Santa Cruz. It is furthermore intended that the Shoreline Protection Overlay District accomplish the following: minimize cut, fill, earthmoving, riprap placement, grading operations, and other such man-made intrusions in coastal areas; to control erosion; to protect development from geological or other coastal related hazards; to protect public views; to protect and enhance shoreline access for the public; to protect paleontological resources; to generally implement the policies of the Local Coastal Land Use Plan. This district lies generally between the sea and the first public road

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paralleling the sea, or within three hundred (300) feet of the mean high tide line of the sea, whichever is the greater distance. This section of the Zoning Ordinance is also part of the Local Coastal Implementation Plan. (Ord. 94-33 § 53, 1994: Ord. 85-05 § 1 (part), 1985).

Any proposed exterior construction or remodeling resulting in increased building height, earthmoving, riprap or shoreline alteration, or land alteration activity, or other exte-

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rior coastal development activity shall be subject to a coastal permit. Coastal permit exemptions and categorical exclusions may be set forth in resolution by the city council which reflects only those developments identified by Coastal Act, Section 30610 and applicable Commission regulations; and which will go into effect after approval by the Coastal Commission.

(Ord. 85-05 § 1 (part), 1985).

Prior to issuing a coastal permit in the Shoreline Protection Overlay District, the hearing body must find that the coastal development or other activity is consistent with the purposes of this part, the General Plan and the Local Coastal Land Use Plan. If the coastal development involves other permits, the appropriate hearing body shall consider all permits concurrently.

(Ord. 85-05 § 1 (part), 1985).

Before approving a coastal permit in the Shoreline Protection Overlay District, the hearing body must find that the proposed development will:

1. Protect trees and vegetation and sensitive wildlife habitat;

2. Be consistent with the following criteria for bluff or cliff development:

a. The development is sited and designed to assure stability and structural integrity of its expected economic life span and minimize alterations to natural land forms.

b. The development will not create or contribute significantly to problems of erosion or geologic instability on the site or on surrounding geologically hazardous areas.

c. The development minimizes alteration of cliffs, bluff tops, faces or bases, and will not interfere with sand movement.

d. The development which proposes use of retaining walls shall be allowed only to stabilize slopes. Sea walls at the toe of sea cliffs to check marine erosion shall be allowed only

where there is no less environmentally damaging alternative.

e. The development within one hundred feet of any cliff or bluff line shall follow the recommendations of an approved geologic report by a registered geologist. The area where such a report is required may be increased where the issue of slope stability requires a greater distance from any cliff or bluff line.

3. Provide maximum erosion protection, using accepted engineering practices and other methods and specifications set forth in this title;

4. Maintain public view corridors between the sea and the first public roadway parallel to the sea and maintain natural views of the coastline;

5. Protect paleontological resources as prescribed in the Land Use Plan;

6. Protect and enhance free public access to or along the beach, and sign such access when necessary;

7. Include mitigation measures prescribed in any applicable environmental document;

8. Be compatible with the established physical scale of the area;

9. Be consistent with the design review guidelines of this title and the policies of any applicable area plan;

10. Be consistent with the policies of the Local Coastal Program, the General Plan, and the California Coastal Act.

(Ord. 85-05 § 1 (part), 1985).

Coastal development applications within the Shoreline Protection Overlay District may be appealed to the State Coastal Commission in accordance with the coastal appeal procedures established in Section 24.04.186 in this title. (Ord. 85-05 § 1 (part), 1985).