Chapter 24.315 — COASTAL BLUFF (CB) OVERLAY ZONE

Sections:

• 24.315.010 Chapter Description.

• 24.315.020 Applicability.

• 24.315.030 Protective Devices.

• 24.315.040 Drainage.

• 24.315.050 Setbacks.

• 24.315.060 Height.

• Cross reference: Public parks, beaches and street trees, div. 20.

Chapter 24.315 establishes the Coastal Bluff (“CB”) Overlay Zone. The CB Overlay Zone provisions are intended to preserve the scenic qualities of coastal bluff areas while insuring that development does not contribute significantly to bluff instability. (Code 1971, § 15.415.010)

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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The provisions of this chapter shall apply to any site, or any portion of a site, within the boundaries of an area that has been designated by the city council pursuant to chapter 24.540 as a Coastal Bluff (CB) Overlay Zone. Such areas may be designated as “CB” on the official zoning district map. All development within the CB Overlay Zone shall also comply with the coastal protection regulations set forth in chapter 24.310 and shall require approval of a coastal permit pursuant to chapter 24.515. The provisions of this chapter shall apply and be deemed enacted and effective as of December 8, 1983. (Code 1971, § 15.415.020)

A. No device or improvement designed or intended to improve building or lot stability is permitted which will substantially alter the natural or existing landforms of the bluff within the CB Overlay Zone.

B. No retaining wall or slough wall greater than two feet in height, exposed piling, or exposed foundation greater than three feet below the lowest floor is permitted. Where a slough wall tops a retaining wall, the slough wall may be no greater than one foot in height, with the total not to exceed three feet for the entire wall. Cut-and fill slopes of more than four feet will not be permitted.

C. The prohibitions and limitations of subsections A. and B. of this section shall apply in all cases except where it is determined through a soils and geology report, provided by the developer or property owner and independently verified by the city, that an exception is necessary to prevent loss or damage to life, health, property or essential services. In any such instance, an exception may be permitted only (1) after alternatives such as redesign, modified siting, and reduction of other required setbacks are determined to be infeasible, (2) to the extent necessary to prevent such loss or damage, and (3) if such exception will not have the potential to result in the substantial alteration of natural landforms, as distinct from fill, along the bluff. Where an exception would have the potential to result in alteration of filled areas, such alteration shall be permitted only to (1) restore the natural contour, or (2) replace an unengineered or unstable fill with an engineered fill at the same contours where necessary to prevent a loss as described above. If such an exception is permitted, all feasible measures shall be employed to conduct drainage off the subject lot so as to not adversely impact the Sensitive Habitat of the Alessandro Lagoon. The soils and geology report required as a part of this subsection shall include, at a minimum, the following scope:

1. The existing soils type, condition, stability, and suitability for the types of development and setbacks outlined in this section and as proposed by the property owner/applicant;

2. The maximum building envelope and types of development which could be accomplished on each lot;

3. Whether drainage can be adequately conducted off each lot in accordance with the city’s grading ordinance without adversely impacting the Sensitive Habitat of the Alessandro Lagoon; and

4. How the proposed development might affect the scenic quality of the Bluff, in relation to the maximum building envelope possible on any given lot. (Code 1971, § 15.415.030)

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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Drainage of lots and structures on the top of the bluff must be directed away from the bluff face. Structures or lots on the bluff face shall direct drainage to a public street by means of a non-erosive device which is not visually disruptive to the bluff face. (Code 1971, § 15.415.040)

The following setback requirements shall apply to any structure constructed on the top of the bluff in addition to the front and side setback standards for the underlying zone:

1. All buildings and other structures shall be set back a sufficient distance from the bluff edge to be protected from bluff erosion for a minimum of 75 years. The required setback shall be determined through the evaluation of a soils and geology report provided at the expense of the developer or property owner and independently verified by the city.

2. In any case, the required setback shall be at least 25 feet from the bluff edge unless a major variance is obtained pursuant to chapter 24.535. Before any such variance may be approved, it must be found through the coastal development permit approval process and the variance approval procedures in chapter 24.535, in addition to all other findings required for the granting of such approvals, that a setback of less than 25 feet is necessary to provide or continue an otherwise permissible use of the property and that a setback of less than 25 feet will not have the potential to result in the substantial alteration of natural landforms, as distinct from fill, along the bluff nor adversely impact the Sensitive Habitat of the Alessandro Lagoon. In no instance will a setback of less than ten feet be allowed.

3. Notwithstanding any provisions of chapter 24.535 to the contrary, the 25 foot setback requirement in subsection 2 of this section may not be decreased pursuant to an administrative variance. (Code 1971, § 15.415.050)

In that portion of the CB Overlay Zone with an underlying zoning of R-P-D, no portion of a building or other structure shall exceed a height of 30 feet above the average finished grade of the required setback from the bluff edge, provided that, no portion of any building or other structure within 40 feet of the bluff edge shall exceed a height of 15 feet above the average finished grade of the required setback from the bluff edge. The height of buildings or other structures shall be determined in accordance with section 24.405.040. (Code 1971, § 15.415.060)

The San Buenaventura Coastal Zoning Code is current through Ordinance 2024-005, passed June 4, 2024.

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