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SR-771213-TOTAL WORK PROGRAi~ FOR THE LAPdD USE PLAN dF THE LOCAL COASTAL PROGRA~~9 ~ FOR THE CITY dF SAPITA P10NICA SANTA IONICA, CALIFORNIA CITY COUNCIL ADOPTIdN DECEMBER 1'~, 19~~ "This document was prepared with financial assistance from the Office of Coastal Zone Management, National Oceanic and Atmospheric Administration, under the provisions of the Federal Coastal Zone Management Act of 1972," TABLE OF CiONTENTS PAGE INTROD.UC.TION $ PURPOSE 1 ISSUE ANALYSIS::., Z Area Description 2 The Pier, Harbor and Breakwater 2 North Beach 3 South Beach ', 4 Low Density Residential 4 High Density Residential 5 CBD/Civic Center 6 Medium Density Residential 7 Strip Commercial 7 Coastal Zone Map 8A Summary Checklist 9 Issue Narrative 11 A, Shoreline Access 11 B, Recreation and Visitor-Serving Facilities 14 C. Housing 15 D. Water/Marine Resources, Dredging and Shoreline Structures 16 E. Commercial Fishing and Recreational Boating 16 F. Environmentally Sensitive Habitat Areas 17 G. Hazard Areas 17 H. Locating and Planning New Development 18 I. Coastal Visual Resources 19 TABLE OF CONTENTS (continued) PAGE J, Public Works, Industrial Development and Energy Facilities 21 Summary of Key Issues 22 WORK PROGRAM OUTLINE 25 WORK-PROGRAM TASKS: 100. Land Use Plan for LCP Z6 101 Program Management 26 102 Review of Existing. Plans 27 103 Basic Data Compilation 27 104 Inter-Agency Coordination , 28 104,1 Inter-Department Coordination 29 105 Componen~s of Land Use Plan 29 105,1 Access 31 105.2 Recreation 32 105.3 Housing 34 105,4 Environmental. Quality 35 105,5 Visual Design 35 106 Public Participation 36 107 Impact Analysis 37 108 Integration of Components 37 109 Adoption of Land Use Plan 38 110 Initial Tasks of Zoning 38 200 Zoning Ordinance and Other Implementation 39 BUDGET: t-irro-ugli- 3ttn-e-a0; 19-7-8- .J:,.,. 40 1979 41-- TABLE OF CONTENTS (continued) FIRST YEAR SCHEDULE . Subsequent Year Schedule . Product and Milestone Description PAGE =a2 "° #~=~%' ~=-4 ~;'? INTRODIPCTION ~ PURPOSE The Total Work Program is the first step in the formula- tion of Santa Monica's Local Coastal Program or LCP. It is divided into two major sections: An Issue Analysis and Work Program Tasks. Regulations adopted by the State Coastal Com- mission require that each jurisdiction along the State's coastal zone determine the primary issues within their com- munity by relating the policies of the Coastal Act of 1976 to the particular conditions in that community, These issues will in. turn be the basis for formulation of the community's coastal plan by establishing the areas of concern to be ad- dressed within that plan. Subsequently, the Work Program Tasks describe the procedures that will be followed to address those issues through data analysis and policy and plan develop- ment. The Coastal Commission has adopted an advisory manual to assist communities in the formulation of their LCP's. The manual suggests four steps be followed in the Issue Analysis which is the format of this report, The steps are: 1) Area Description: This is an overview of the exist- ing con itions and past trends, in terms of land use and activity patterns, within the coastal zone. 2) Summary Checklist: This table gives a brief assess- ment o t e re ationship between the Coastal-Act Policies and conditions in Santa Monica's Coastal Zone. 3) Issue Narrative: This is an expanded narrative of t e ec list-attempting to interpret the policies of the Coastal Act, apply them to the conditions and draw conclusions as to whether they are conforming or conflicting and describe how. 4) Summary of Key Issues: This is a list of the major issues rie ly ig lighting the fuller description in the Issue Narrative. The advisory manual also suggests certain components be contained within the Work Program Tasks. These include proce- dures for inter-agency coordination and public participation, methods for data assessment and policy evaluation, and schedul- ing of the program. The tasks are described in such a way as to be responsive to situations or conditions that were unfor- seen at their initial writing which will provide for flexibility during the course of the program. -1- ISSUE ANALYSIS AREA DESCRIPTION Santa Monica's Coastal Zone is composed of a variety of land uses and features. In order to facilitate analysis and comparison of these components the Coastal Zone has been di- vided into eight relatively homogeneous of developing the local coastal program. based on the predominant zoning patterns teristics that currently exist.. They ar clude any other means of assessing the C means become apparent, but only to estab of analysis. The subareas of the Coasta tached map on-Page 8A)-.are: areas. for purposes These areas are and land use charac- e not intended to pre- oastal Zone as these lish an initial base 1 Zone area (see at- 1) The Harbor--including submerged tidelands, the pier and the breakwater. 2) The North Beach--west of Palisades Fark and north of the Municipal Pier. 3) The South Beach--.west of Ocean Avenue and Neilson Way and south of the Pier: 4) Low density residential north of Montana Avenue. 5) High density residential north of the CBD. 6) CBD/Civic Center. 7) Medium density residential, Ocean Park. 8) Strip Commercial, Main Street, Ocean Park. The following description will briefly describe the exist- ing conditions in each of these areas as well as other features which traverse several areas. The Pier, Harbor and Breakwater The Santa Monica breakwater is obviously a key element in the function of the harbor but it also plays an integral role in the stability of the pier as well as the shape and size of the tidelands and the beach itself. Because of the littoral drift patterns along the bay's bight, the breakwater has caused excessive accretion to occur on the beach north of the pier with less extensive accretion on the southern beaches. The accretion rate leveled out in the early seventies and has since stabilized. However, the breakwater has been structurally deteriorating for a number of years and if left unrepaired the beach is likely to begin eroding, thus decreasing its recreational capacity. Partially because of the competition from Marina Del Rey and mainly because of the deteriorated condition of the break- water, the harbor has only provided SO-100 moorings in recent years. Whereas, when the breakwater was in better shape, approx- imately 20 years ago, and provided increased protection, there -2- were 200-300 moorings in the harbor, The Army Corps of Engi- neers is currently studying several sites from Santa Monica to Point Dume as potential small craft harbors which would enhance recreational opportunities considerably, The Pier is currently undergoing extensive structural im- provements as well as an architectural revamping on its build- ings and various amenities such as public lighting. Included among the improvements have been two large staircases on the north and south sides of the pier which greatly increase pedes- trian access to the beaches. Although pedestrians must still compete with the private vehicles on much of the pier. The en- terprises provide a variety of low cost recreational opportuni- ties during the summer months. It also offers a visual and pas- sive recreational resource which attracts people. of all ages and backgrounds during the remainder of the year. It is zoned com- mercial-recreation. North Beach The North Beach area should be considered the most'sensi- tive coastal resource area' (as defined in Section 30116 (c) of the Coastal Act) in Santa Monica's Coastal Zone. This designa- tion is primarily applicable to the highly scenic value and de- licate ecological balance of the Palisades Bluffs and Park. It also applies to the beach itself which, as indicated, is depen- dent on the breakwater for ins expansive width, which in turn enhances-its scenic value. Between these two areas are a resi- dential strip bordering the beach and the Pacific Coast Highway paralleling the residential area. The Pacific Coast Highway is the primary access to this beach and to beaches north of Santa Monica and as such constitutes a use of greater khan local im- portance. The two main entry points are from the Santa Monica Freeway which connects with the remainder of the Los Angeles Basin and the California Incline which feeds into the community. Other minor accesses are from Ocean and .Colorado Avenues in the vicinity of the .pier and from the Santa .Monica Canyon on Chautau- qua Boulevard, just north of Santa Monica's City limits. Primary pedestrian access currently is from the pier and California In- cline. Cal Trans is planning to build two pedestrian overpasses from the bluffs to the beach, approximately at the end of Mon- tana Avenue and Broadway, which will increase access considerably. There is also a recently built bikepath which parrallels the pro- menade for about half the length of the beach where they both end at residential property which is currently under litigation over the location of private property lines. The residential portion of the North Beach presents a vari- ety of housing from somewhat deteriorated housing to very elaborate and expensive as well as several beach clubs. Sandwiched between the .residential units are a number of City and State owned parking lots... All of these have access direct- ly from Pacific Goast Highway except for the largest Iot adjacent to the pier which has constricted access from Appian Way, a small street that feeds off the southern end of Pacific -3- Coast Highway. The area between the highway and the beach is zoned alternately CZ (neighborhood commercial)., R1 and R4. Major storm drains which feed onto the beach are located ap- proximately in the vicinity of Montana and Wilshire Boulevards. The various conditions allowed within residential zones are best summarized in the following table. These would obviously apply to each of the subarea descriptions where one or more of the zones exist. Units per Approx. Height Limit Lot Zone Lot Area. DU/Acre Stories - Feet Coverage R1 1 per lot 6-18 2 - 35' max. -- R2R 2 per lot 16-36 -- 25' max. b0% max. RZ 1/1250 sq.ft. 35 2 - 30' max. 60% max. R3 1/1000 sq.ft. 44 3 - 40' max. 50o max. R4 1/750 sq.ft. 58 6 - 65' max. 50% max. South Beach The South Beach as defined here includes the beach south of the pier, some medium density residential use, a few two-story motels, the Ocean Park Redevelopment Project and small amounts of commercial use. Virtually the entire area has good pedestrian and vehicular access, extensive parking facilities. However, there is not a direct link between the Santa Monica Freeway and the south beach, which contributes to regional access problems. The bikepath and promenade continue through this are a, providing good access. At the southern end of this area is .the Ocean Park Redevelop- ment project. Twin seventeen-story apartments have been in the center of this project area several years while one-hundred units of low-income housing have recently been open for the elderly. Progress is underway for the development of the remainder of the project area into condominiums. Four blocks of residential use were recently down-zoned from R3 to R2 R, a duplex zone. The remainder of the residential uses are zoned R3 and R4 and have a mixture of housing with primarily medium density and some low and moderate cost housing. The commercial uses are clustered on the boardwalk near the pier with some stores on Ocean Avenue. Low Density Residential CNorth of Montana This area is predominately single family homes which are mostly older, large and expensive, with many of the lots exceeding 20,000 square feet. There are some R3 and R4 lots bordering San Vicente Boulevard, which is a major access boulevard to Ocean Avenue, and extensively used. There is very little vacant land -4- in this area and because of the well established nature of the single-family homes it would not appear to be subject to any significant changes in the future. This subarea is within Census Tract 7013.01 which experienced the highest growth rate, a 27% increase in the number of housing units between 1970 and 1975. However, 44% of the increase in 7013.01 can be attributed to one building with 305 units which was built on Ocean Avenue and therefore must be considered in the following subarea because of the manner in which these areas were originally determined. High Density Residential. (North of CBD) As indicated previously, this area includes Ocean Avenue from the northern City limits to just north of Wilshire Boulevard. This .area is completely zoned R4-and R4A, the parking district for R4. At the time of the last survey there were approximately two acres of vacant land which, if it were developed to maximum allowable density, would produce about 100-120 units. The area has experienced a fairly rapid growth in housing from 1970-1975 with the census tract in which it partially lies, Census Tract 7014, increasing 18.70, from 3,573 to 4,241 housing units. How- ever, this does not include the 305-unit structure mentioned earlier which, although it is in this high density subarea, is in the adjoining Census Tract 7013.01 rather than 7014. There- fore, the growth rate in this subarea would actually be higher. Reference should be made to further discussion on growth poten- tial in a later section of the Issue Analysis. This area is characterized by primarily medium-to-high den- sity apartments and condominiums with some single-family uses. It also has a high proportion of sanitariums and homes for the elderly. The R4 height limitation of six stories or 65 feet was adopted within the past two years. Prior to this, the limit was 120 feet which was of particular relevance as it pertained to Ocean Avenue. The minimum lot area for R4 is. 5,000 square feet, although most of the lots within this subarea exceed this amount by considerable degrees. On the southern edge of this subarea there are several blocks of R4A which is the off-street parking district, allowing the same uses as R4 as well as parking facilities. The primary access route is Ocean Avenue which links with the California Incline to Pacific Coast Highway. The incline is at the end of California Avenue. Fontana is a secondary access route. As with the low density area north of this subarea, the local side streets are very wide and provide good access. On- street parking on Ocean Avenue and neighboring streets increases with heavy use of Palisades Park. Beach users contribute to this situation when they park in this area and walk down to the beach to avoid paying for parking on the beachfront. -5- CBD/Civic Center On the north side of this subarea lies most of the City's central business district which is zoned C3 completely within this subarea. The C3 zone is a general commercial district allow- ing a variety of uses including residential uses above the third story of a commercial building. There is currently no height limit in this zone. However, proceedings are underway to estab- lish a 6-12 story limit, with various conditions in both the C3 and C4 zones. Parking requirements are generally one space for each 300 square feet of gross floor area. The land use of this area is characterized by numerous small, older stores, combination office/shops and surface parking lots. There are also several multi-story office buildings and major financial institutions as well as six City-owned-and-operated parking structures providing more than adequate parking. The Santa Monica Mall is a three block open mall with shops and department stores along a closed-off section of 3rd Street. The parking structures are spaced on either side of the mall with three on 4th Street and three on 2nd Street. At the southern end of the open mall is the two-block site of the City's down- town redevelopment project which will be a closed mall holding two department stores and numerous small shops. Along Ocean Avenue in this subarea there are mostly multi-story residential uses. The Santa Monica Freeway separates the CBD and the Civic Center although there is good access between the two areas via the overpasses on 2nd and 4th Streets and on Ocean Avenue. In addition, there are plans to increase access to both the down- town and southern beaches from a new off-ramp on the freeway and one-way street system on 5th and 6th Streets. Although outside the coastal zone these plans would have a significant effect on the coastal zone. The Civic Center is composed of the City Hall, Police Station, County Courthouse and the Civic Auditorium, Completing this subarea, west of the Civic Center, is a concen- tration of office space, a high-rise hotel, some small motels and residential uses. Medium Density Residential (Ocean Park) This subarea takes up most of the residential portions of Census Tracts 7020 and 7021 which together comprise the Ocean Park area of Santa Monica. The western half of this subarea is zoned exclusively R3, whereas the eastern half is primarily R2 with a strip of C4 zoning, highway commercial district, border- ing the eastern edge of the subarea along Lincoln Boulevard. In addition, there are small portions of R2A along the eastern edge of the subarea and R3A along the northwesterly boundary. These are off-street residential parking districts allowing the same uses as R2 and R3 and, in addition, parking facilities. Among -6- the residential uses approximately 12% of the units are single family homes, of which about two-thirds are in the R2 zone and the remaining one-third in the R3 zone. The area is also characterized by many substandard lots which are under 5,000 square feet in area. The units on these lots are naturally smaller in size than the typical units in the remainder of the City. They are also older than the average City unit. Density factors become significant in this area because the current interim guidelines set forth by the Coastal Commis- sion suggest a limit of 30 units per net acre in Ocean Park; whereas maximum allowable densities in the two zones within this area, R2 and R3, are 35 and 44 units per acre, respectively, and overall existing density in residential land use is 32.5 units per acre in Ocean Park (which actually extends beyond and includes areas and zones not in subarea 7). The growth rate in housing units between 1470-1975 in Census Tract 7020 (the northern half of Ocean Park) was 23.7% and in Census Tract 7021 (the southern half) it was 12.50. As was indicated in the narrative on High Density Subarea 5, reference should be made to the latter discussion on growth potential. There are approximately 4 acres of vacant land zoned residential in Census Tract 7020 and 3.4 acres in Census Tract 7021. Primary east-west access routes in the area to the beach are Pico Boulevard and Ocean Park Boulevard. The remainder of the area is often characterized by narrow streets. Strip Commercial (Main Street, Ocean Park) The final subarea in the coastal zone is the commercial concentra- tion in Ocean Park. This subarea was drawn to border Main Street and extended to include a residential strip zoned R3 because of its close proximity to the commercial activities. The remainder of this area is zoned C4 and R3A. The R3A is primarily used for surface parking. The C4 zone, the highway commercial district, allows the widest range of uses within .the city's zoning ordinance in that it also allows the uses permitted in the other commercial zones of C2 and C3. Despite the intensive uses permitted, the area is characterized by relatively low scale two and three story shops, restaurants and other commercial endeavors including auto- motive shops and bars. There is a significant concentration of antique and furniture related stores in this area contributing to the quality of the area. -This quality has been greatly improved over the past few years with renovative efforts by land- lords. In addition, two historical buildings of the early Victo- rian era have been relocated on the corner of Main Street and Ocean Avenue. One of these will house a museum which will describe the early history of Santa Monica, while the other will be a restaurant completing a Heritage Square with very good access to the community and linking the nearby beachfront. -7- Also within this area is a novel utilization of City-owned land--the community gardens. These gardens are situated amongst some single family and medium density residential uses on Main Street and provide residents the opportunity (for a small rental fee to the City for water and general maintenance) to raise what- ever vegetables, flowers or plants they choose. This area description is not intended to give an exhaustive picture of the Coastal Zone but rather an averview of some of the more salient features which may pertain, directly or indirectly, to the stipulations of the Coastal Act. Other features or con- ditions may arise during analysis and development of the Local Coastal Plan. These will subsequently be included and referred to. -8- -_-_. SANTA MONICA : ~~ - ~'~ ~_.~~ ~ ~ ~,I ~ ~~ ~~ ~; CALIFORNIA •. ~~~..~ ~ ~~~~ ~~~ /' ~.~ ff(' I~~- ~-_', ),l I~l I':\kl IL\T Uf f:SLISk. k:kl\I: ~~ r- r- -' ~ I' / +y/ 1 ~ ' g'-" .~ r _ _ ,. ~ C~ L -~- ._, -~i~~i I~~~ I ...,1~~3~ IC ~L~ \~~ /~ ~ ~I jll -JCt~._ ,=~-~n-y~ ~~' ~ Il~ ~-' ~ ~ a 9 ,~ ( ,, _~ _ -, =., _ 1 ~ II J it ~ `~.-~ r~ I'_'_] [ ~ ~ ~ C .,..~ ~ ~._; I ~~ Imo' J C~7~ ~ _~ Y-_~~ . ~.y~~. ,. .' I ._ r _~._ ~~ . w , ,. J - , ~ ~-'~ f- :i r-1 ac -,- ( I ~N~_J i ~ ~ r •.-.- A ~.~.... i a ....._~ J.~_y. m~ ~' rte' I s ^*u- ,~(... j I ~ I - If ~ ~ ' Lr-~.-m'I II II~~ ~~ II L I-u31 ~ ~d_I t I ; 4 1 .i Zr '~ i ~R~j ~ ~ Il J~~Ju~~~~~}-~-{Iy ,.~.~1 ~ ~'~y~~~~...........~...~I I~._. L.r'`.J~LJ ~_C /-A-q•-' ~I _ ~ {I illl I T-J' ~ ,I - /~""~ (`~~ I -~ I _~ ~ ~ L__ ~ r.... _ `_~ ~ ~ -, IIlI ~~ r 3 i,' -.-' -, '' I~ , ' IS.'.~ ~)r .,... ~ . I I i- ... ..._. I i I '-may,-.-i-~ ~I ~-.~ I-_] _.J ~~ ~ ~J +~j°.;J ~J.___J 11 J it ~ ~ ~l `J y li ~ COASTAL ZONE AREAS ,r,. •, ]~-~~,,~~ rr ~~II,--.~ I-:'~ ~ ~ V~ '• ~, ~~ l~J,r (1) Pier, Harbor 8 Breakwater ~ ~ f i~~ ~i II ~g~ I: ~ ~ ~ ' ~ (Z) North Beach (north of the Pier) -7 ,~ `~ ~ I ~ 1 17 ~., ~_ °- ~ ' \\ '~ -~--~I- i~ (3) South Beach (south of the Pier) ~ ~ ;r 11 ~~~~I ~ J ~I. r'll ~I ~ , ' ~~ '~ ~ :=1rI'i ~ ' \ ~ ~JC- (4) Law Density Residential (north of Montana Ave.) ,~~- ~ ~ _-~ ~-ir-u-q ~ ~LJ1e L I~ h 4I \ JI~ (S) High Uens ity Residential (north of the CBb) ~; ~ 1-_,{~~I l ^i_{1 _+1 41 t _Ix r,~t_ ~-- M \ ,.'~s -ir-- (6) CBD/Civic Center i'ce'' -' - I ~ •~~ I ~~ I ; I !, I ~ X11_ _Y= I L~~L ~ ~,-,~ J~' ~ ' ~ 1 II Il ~ _ ~~r---1 r-~ ~ (7) Medium Density Residential (Ocean Park) .,,., - f =;' ~,-I--I ~--~I ~ ~ r ,_, p II' L~~ ~ 'I ~ i ~- ' "`"' ~ I I U ~_~ - ~ I I ~~ (8) Strip Commercial (Main Street, Ocean Park i _ 1 ~ ~ _ ~ _ _ I I I I I J I_~ !~ I _~ _ I'T~ ~-_ ~ ~ _; III II I ~„~ ~ ~ .. I ~ .. 4, _ i i _ ' :I I I I ~~+~ I L ~.-:_- ~ ...- I Ir_. ~..-~ ~- Sr,~ :.6~ ..~: 'parr.-~~s-. ~ L,: I w.am' x,vz.w. - _ _ '^`'~~___ ~ ~ -._ ,.~ ~ L r=s~~ a '~I 7 ~ _" ~ ~` ..,. ... I __ - - - -- a ... -~~ ~~ , , , ~.. _ .. ...+ w...`~~'.-..Tina .....,,.. `_____._- ..~ .~ .. 1 .° - q~ ~ ~ .... .. . ~.,... ...._. _, . _~.. _._.. ... _.....h .. , .. . ._.__._ __.... __-I'-'.- SU~IARY CHECKLIST Comparison of Coastal Act Policies to Santa Monica CODE: Appl.: X - is not applicable. * A-J - are applicable policy groups in issue narrative. +: adequate.to meet coastal policie~ o: omitted in city policy or plans. partial combinations. -. conflicting with city policy or plans. x: indicates other actions, ro O cd v, N v ~ `~ ~ ~ on ~ U~ U ~ ~A Uri ~ f. ++ . Poli ¢¢' u~ ~ a° a°. a° `a a° N o ¢ Remarks Article #1 General 30200 iA-J ~ 1-8 Article!#2 Public Access 30210 A +,o 30211 A 1-8 0 1-3 0 30212 A 2,3 + 30212.5 B 1,2,3, + 6,8 30213 B,C 2,3,7 + Article #3 Recreation 30220 B 1,2,3 + 30221 B 1,2,3 +,o 30222 B 1,2,3, 6,8 0 30223 B 6,8 0 30224 E 1 - 0 0 o +,- + o + o + o o } o 0 0 0 0 0 Article #4 Marine Environment 30230 I X +,o +,o 0 0 CR zone on pier. No such zones; might preclude such use. No definition of upland. Beach Plan conflicts. 30231 D 1,2,3 + o o x Capital improvements. 30232 X 30233 D 1 0 0 0 30234 E 1 + o o Significant. 30235 D 1 + 0 0 30236 X Sets policies as standards. x Coord w/CalTrans. Parking reps. are +, but Density stds may be -. Access not designated as such in zoning. x Subsidies, grants. -9- ~~ ~ ~ ~ ~ ~ o Policy ~ u~ cn a a° a° a° ~° ¢ Remarks Article #5 Land Res ources 30240 F 2 + + - Minor significance. 30241 X 30242 X 30243 X 30244 X There are no designated areas. Article #6 Development 30250 B,H, 2-8 0 + + 30251 I 2,3,5,6 0 0 - Significant, R4 zoning on beachfront. 30252 H 2-8 +,o +,o +,o Significant. 30253 ~ H 2-8 + o o Special neighborhoods not applicable. 30254 , J 1-8 0 0 o x Capital Improvements Program. 30255 E,J 1,2,3 0 0 - Residential zoning on beach is not depend. Article #7 Industrial Development 30260 J 1-8 0 - - 30261 X 30262 J 1 0 o c 30263 X 30264 X There are no land uses or zoning designa- tions in the CZ for industry. Tanker facilities are impractical. *A. Shoreline Access B. Recreation and Visitor-Serving Facilities C. Housing D. Water/Marine Resources, Dredging and Shoreline Structures E. Commercial Fishing and Recreational Boating F. Environmentally Sensitive Areas G. Hazard Areas H. Locating and Planning New Development I. Coastal Visual Resources J. Public Works, Industrial Development and Energy Facilities -10- ISSUE NARRATIVE. By Policy Groups and Sub Areas The following analysis is a narrative description of the relationship between the policies of the Coastal Act of 1976, and the existing conditions and proposed plans of Santa Monica as outlined in the previous section titled Area Description. The format is approximately the same as that suggested by the Coastal Commission in the LCP Manual. In this manual the 34 policies of the Coastal Act were grouped into 14 subject cate- gories. .After preliminary assessment of the coastal policies, as represented in the Summary Checklist preceding this section, it was determined that the policies within two of these subject groups, Agriculture and Forestry and Soils Resources, were not applicable to Santa Monica and therefore are not considered here. In addition, four of the subject groups were combined into two in order to avoid unnecessary redundancy. These were Water and Marine Resources combined with Diking, Dredging, Filling and Shoreline Structures to become Water/Marine Re- sources, Dredging and Shoreline Structures; Public Works was combined with Industrial Development and Energy Facilities. The subject groups are: A. Shoreline Access B. Recreation and Visitor-Serving Facilities C. Housing D. Water/Marine Resources, Dredging and Shoreline Structures E. Commercial Fishing and Recreational Boating F. Environmentally Sensitive Areas G. Hazard Areas H. Locating and Planning New Development I. Coastal Visual Resources J. Public Works, Industrial Development and Energy Facilities A. SHORELINE ACCESS This subject category is probably the most significant of the policy groups since its application encompasses all the subareas in varying degrees and because of its attributed importance in the Coastal Act, the community and the region as well. Prior to delineating the specific issues pertaining to access, because of the importance and pervasiveness of this issue, it would be beneficial to have a generalized discussion on the nature of access and how it might be properly considered. The Santa Monica Beach has been described as one of the most popular, if not the most heavily used, beaches in the State. Beach attendance was estimated to increase from approx- -11- proximately 9,950,000 in 1975, to 12,600,000 in 197b, and will undoubtedly continue to be an extremely popular recreational and visual resource throughout the region. Studies* have in- dicated that the origins of the beach users are equally distri- buted throughout the greater Los Angeles region with similar numbers of people coming from the San Fernando Valley as from the Burbank/Glendale area and from the San Gabriel Valley. How people get to this beach is a reflection, at least in part, of what modes of travel are available to them. The primary means of access is the private car, with bus service a contributing factor. Bike and pedestrian traffic have also played minor roles in the more immediate areas. In determining the access problems and issues in the Santa Monica area,. care should be taken when examining existing use patterns. The main reason for this, besides the potential un- reliability of such information, is that existing use patterns are based on existing options for access. In other words, when considering access issues the analysis should not be limited to existing use patterns,. but. should take into account new or different alternative use patterns if these were available. For instance, the suggestion that there is insufficient park- ing on the beach to meet demand is based on the assumption that the use pattern of driving directly to-the beach in a pri- vate vehicle and parking on the beach is the most viable alter- native. This may or may not be true, but it essentially pre- cludes. the consideration of other alternatives such a.s remote parking with a shuttle system. 'Any identification of issues must account for these factors. This would be true of all the issues and policy groups, but particularly of access. Therefore, it is appropriate to initially. establish the basic-issue of access in Santa Monica as: The use and populari- ty of Santa Monica have steadily risen in the past and are like- ly to continue rising in the future; this demand requires a thorough examination of all possible solutions in order to ade- quately meet the demand and to achieve other goals of preser- vation of the environment as well. Pursuant to this, all cur- rent use patterns and their problems which have been tentative- ly identified should be verified and the acceptability and con- sequences of alternative use patterns should be explored. Con- sideration of specific issues and problems should consequently be made within this basic framework. North and South Beaches During the peak periods of-use, the Pacific Coast Highway and parking lots on the north beach are typically used to full •Cal Trans: Routes 1 an 64 Transportation Corridor Study. -12- capacity and beyond. However, much of the time the use falls well below capacities and many parking lots are closed for lack of use. This is actually true most of the year and even portions of the summer. One of the basic issues is therefore, what is the proper balance of parking facilities on the beach accounting for both the demand for easy access and the goal of causing the least environmental and visual impact as possible? In contrast, beach Parking Lot2600yon the south beach, is usual- ly underutilized even during the summer. The remaining lots just south of the Pier are much smaller but well used despite difficult access to them. The primary issue of Parking Lot 1 is how to better utilize unused portions. Access is also difficult to the largest lot on the north beach, just north of the Pier. The remaining lots on the north beach share a problem by having most cars enter them from north bound lanes requiring a left turn and thus contributing to con- gestion. Alternative use patterns related to these issues in- clude remote parking and shuttle systems and increased bus usage. The recently built bikepath cannot be continued northward until litigation regarding private property lines is resolved. In addition, east-west, .or lateral, access to the bikepath is difficult and there are no established bikepaths leading to the beach. Existing pedestrian paths on the Palisades Bluffs have been closed due to safety reasons, but as noted in the Area Description, the overcrossings have been approved and budgeted. Pedestrians and private vehicles share certain-areas of-access on the Pier which may raise concerns with regard to noise, fumes and safety impacts. Residential and Commercial Areas The primary issue as related to access within these areas, is whether increased development will generate sufficient traf- fic to inhibit access to the beachfront. The main areas of con- cern would be Ocean Avenue, the CBD and Ocean Park. Several streets feed into Ocean Avenue lending to its congestion as a major collector street. It in turn intersects with the California Incline and Colorado which are main access points to the north beach, and it also feeds into Barnard Way provid- ing a primary access to the south beach. As noted previously in the Area Description, on-street parking is usually fully utilized contributing to the overall congestion problem on Ocean Avenue. Development within the CBD would result in essen- tially the same process as described on Ocean Avenue, contribut- ing to the impact there. There would also be an impact on 2nd and 4th Streets which provide secondary access to the south beach. Ariy increases in traffic generating development would have to be weighed against the effectiveness of the proposed freeway offramps and one-street system to determine what, -13- if any, impact occurs on overall access. The development po- tential in Ocean Park is related to the narrow streets typical- ly found there. Although most of these streets are not signi- ficant in individual terms, their cumulative effect can have a serious. impact on beach access. Traffic impact incurred in any of these areas as a result of increased development would undoubtedly have an even greater impact on pedestrian and bike access. Development potential must be clearly defined in all of these areas and whatever re- sulting impact on all modes of access must be calculated before the extent of this issue is known. B.~ RDCREATION AND VISITOR-SERVIN6~k'ACILITIES North and South Beaches Along the north beach there are clusters of residential uses which have the effect of displacing beach use in the near proximity of these homes and concentrating beach use near park- ing lots and access points. Although beach users are not actu- ally prohibited from using these areas, the concern has been expressed by the Coastal Commission staff and members of the community that the effect is lack of use of these areas. De- pending on whether the result is an overcrowding of the remain- ing areas this land use pattern could be construed as contrary to Policy 30212.5, which calls for distribution of facilities and parking areas to avoid overcrowding of one area. Even though the effect would appear to be minimal, it constitutes a minor issue of concern. These residential uses also relate to the policy which establishes the development of visitor-serving recreational facilities as a higher priority than private resi- dential or general commercial uses. The primary issue in these concerns would appear to be determining the long-range land use pattern which will best accommodate the users of this beach, and the south beach as well, in terms of the needs defined in the Coastal Act policies. Recreational activities that cannot be provided elsewhere primarily relate to the fishing activities associated with the Pier and the harbor which are in turn dependent on the break- water. The two issues in this regard would be the preservation of these uses and the future status of the breakwater accounting for the study being conducted by the Army Corps of Engineer on small craft harbors in Santa Alonica Bay. Sources of low-cost recreational facilities are found on the Pier. Facilities on the beach including the bikepath and volleyball courts are also in this category, but more accurately are no-cost. The real issue in terms of recreational and visi- tor-serving facilities, both low-cost and otherwise, is to de- termine what types of facilities are desired by the current and potential users of the area. These uses may or may not be very -14- different from what currently exists, Secondly, the means for expanding opportunities for low-cost recreation, including sub- sidized programs, are a related issue. Alternative recreational uses on the underutilized portions of beach Parking .Lot 1 on the south beach are a consideration in conjunction with the access issues outlined previously. The bikepath as a recreational resource is an issue in regard to the property litigation on the north beach, which prevents the bike- path from being continued. Among other land use considerations are large scale development which could occur in a number of lo- cations throughout the coastal zone via recycling. Any such de- velopment would need to include certain publicly available recreation facilities commensurate with projected demands defined during the development of the LCP. It is unlikely that upland areas could be provided in Santa Monica's coastal zone for sup- port facilities. since there is so little vacant land. Existing facilities might include storage but alternative recreational facilities would be difficult to achieve. C. HOUSING The main emphasis of the Coastal Act policies with regard to housing is in the preservation and development of low-and-moderate income housing opportunities. Although this requirement could apply to all of the residential areas in the coastal zone it would appear to have its greatest applicability in the Ocean Park area, primarily subarea 7. There are some existing low-and-moderate cost housing on the beachfront, both north and south of the Pier. But these are limited and as mentioned previously, the needs for visitor-serving and commercial recreational facilities are a pri- mary consideration. The issue of low-cost housing within Santa Monica's Coastal Zone will undoubtedly be a complicated and enduring ore. In the recent past, this area has been characterized by rapidly rising land values, and development costs and steady demand to live there. Recent indications are that these trends are begining to level but they still present imposing obstacles to the goal of providing adequate housing for all economic levels of the commun- ity, as the Coastal Act Policy 30213 stipulates, via the Housing Element. A further complicating factor is the desire on the part of many community residents, and also the Coastal Commission, to maintain the special character of Ocean Park, which is related to controlling its density. In recent years, recycling has been towards higher density. The dilemna is that, notwithstanding other factors at play, typically the lower the density the higher the development costs and therefore the more difficult it becomes to provide low-and-moderate income housing opportunities. Al-. though it should be noted, the recent trend in higher densities have not necessarily yielded lower cost housing; a limitation would simply seem to aggravate the situation. -15- The primary issue, therefore, would be to resolve those conflicting aspects in the context of achieving a full diversity of housing types, styles and prices. A secondary issue, within this context, is determining the best types of methods that can be used to preserve as well as promote low-cost housing. In terms of preserving housing, these methods could include, but not be limited to: low-interest re- habilitation loans, loan guarantees, grants, tax and other incen- tives for private improvement, and community self help programs where private and/or government technical assistance is provided. In terms of promoting new housing it must be determined where it is most feasible, which primarily refers to vacant lands and to structures in such a dilapidated state that their replacement is inevitable, To this end, criteria should established to identify such structures. The methods utilized for new housing could include: redevelopment, private recycling with inclusion- ary, density bonuses, tax and other incentives, public housing programs and subsidy programs under both the State Housing Fi- nance Ageney and the Federal Department of Housing and Urban Development. The reliance on subsidies will likely be even great- er given the high land values and development costs in Ocean Park, D. WATER/MARINE RES9URCE5, DREDGING ANIl~SH9RELINH~STRUS~~RES Within Santa Monica's Coastal Zone the primary applicabili- ty of the policies in this group is in regard to street runoff lines. The current lines empty onto the beach at the end of Pico Boulevard and adjacent to the Pier on the south beach and. at Montana Avenue and Wilshire Boulevard on the north beach, The main issue is the health and sanitation problems that occur when the runoff results in stagnated pools on the beach, These lines also contribute to increase bacteria and coliform concentrations in the immediate area of the watery thus affecting the quality of water for swimmers. Dredging has not occurred for many years in the harbor and is very unlikely to resume under current circumstances, However, the necessity for dredging may result .from the potential expan~ sion or alteration of the harbor as indicated in the section on recreation. Any analysis of dredging problems would have to await such a determination. The breakwater is the only shoreline structure as defined in Policy 30235 and once again its future depends on the direction taken with the recreational facilities and the harbor. Although this policy does seem to sanction the protection of beaches from eroding and therefore would require the breakwater be at least maintained or improved, E, -COMMERCIAL FISHING AND RECREATIONAL~BOATIUG Tha policies within this group would seem to have been dealt with in the previous section on Recreation, except with added emphasis on certain areas. Whereas, both Policies 30220 and 30224 -16- would seem most. applicable to the harbor, in the case of Santa Monica, Policy 30224 places more emphasis on increasing boating use and facilities, The increase of dry storage areas could be a viable alternative use to the underutilized portions of beach Parking Lot 1. Another minor issue is increasing public launching facilities where this might be in conflict with beach user patterns. There does not appear to be interference between the recreational boating and commercial fishing on the Pier since the commercial fishing industry has dwindled to sporadic endeavors and the demand is unlikely to be regenerated, As defined in Section 30101, coastal dependent development would appear to primarily be limited to the Pier and the harbor, Policy 30255 gives priority to coastal dependent uses over other development on or near the shoreline, The issue lies in the fact that the beachfront is zoned mostly for residential with some commercial use. If the need or demand for any such coastal dependent uses exist, then the problem would be to identify those potential uses that could only be accommodated at the beachfront (if any) and resolve any land use or zoning conflicts with such measures as would protect those potential uses. F, ENVIRONMENTALLY SENSITIVE HABITAT AREAS The Coastal Commission has indicated that there are habitat sites in the harbor for lease tern birds. This assertion re- quires further study to verify whether or not these habitats warrant special. consideration as described in Section 30240, which states that "Environmentally sensitive habitat areas shall be protected against any significant disruption of habitat values ...." Section 30107.5 states: "Environmentally sensitive area means any area in which plant or animal life or their habitats are either rare or especially valuable...." It must be deter- mined whether the lease tern in specific and the marine environ- ment of the harbor in general fits this definition and therefore requires the action called for. Within the Area Description, the bluffs and the North Beach were described as 'sensitive coastal resource area.' It is ap- propriate to make reference to the environmental sensitivity of the bluffs within this section although the broader applicabili- ty of 'sensitive coastal resource area' falls more in a subse- quent section on Coastal Visual Resources. G. HAZARD AREAS There are no areas of high flood or fire hazards within the coastal .zone. The south branch of the Malibu Coast-Santa Monica Fault goes through the northern end of the coastal zone inter- secting subareas 2, 4, and 5. In addition, the Palisades Bluffs have been designated as having a high. landslide potential and the entire beachfront has a high liquefaction potential in case of an earthquake. The potential hazard of this local fault is compounded by the severe ground shaking that would be generated by movement along the Newport-Inglewood or San Andreas fault zones. It is uncertain when such. movement might occur, but the -17- City's Seismic Safety Element states that these present the most significant seismic hazard in Santa Monica. As stated previously, there is no construction allowed on or near the bluffs now, therefore, there is no conflict with Policy 30253. A minor issue is with regard to the structural safety of homes in the event of liquefaction on the beachfront. With regard to tsunami runup or tidal wave hazards, the Army Corp of Engineers has made predictions of runup patterns on 100 year and 500 year frequency of tsunamis on Southern California beaches. Santa Monica beaches, in these predictions would experience slightly higher runup than beaches to the north and south of Santa Monica. However, because of the admit- tedly speculative nature of the assumptions made with regard to frequency and location of tsunami occurrence, it would be diffi- cult if not misleading to draw any firm conclusions on this mat- ter. Therefore, it should be acknowledged as a concern, but of little significance, in consideration of issues or planning. H, LOCATING AND PLANNING NEW DEVELOPMENT Many of the provisions of the policies in this group are only partially applicable to conditions in Santa Monica and some not at all. For instance, there are no designated archaelogical or paleontological resources in Santa Monica. Virtually, all new or recycled development would have to be contiguous with ex- isting development because of the built-up nature of Santa Monica. In turn, there would be very little application of a planned unit development and extremely unlikely that a development could be of sufficient size to warrant any other kind of internal traffic system than pedestrian oriented. An overall application would appear to be within Policy 30250 where it states that new devel- opment shall be located where it will not have significant ad- verse effects, either individually or cumulatively,. on coastal resources. The primary consideration of coastal resources would be in terms of access which is dealt with more specifically in the following identification of issues. A provision that is applicable is within Policy 30252 where it states that the location and amount of new development should maintain and enhance public access to the coast by Faci- litating the provision or extension of transit service. One interpretation of how to facilitate transit use is by concentra- ting new (or recycled) development in certain areas in order to make the transit system more efficient. However, because of the built-up nature of Santa Monica, it would be difficult to signi- ficantly affect the density patterns towards the point of achiev- ing this purpose. Moreover, at least in terms of residential development, this approach would require a series of concentrated developments along an extended transit route in order to opti- mize use of the system. In systems other than bus lines, such as fixed rail or personal rapid transit (PRT), this would re- quire unwieldly coordination with other jurisdictions in both land use and transit planning. -18- Amore practical application of this approach would be in terms of concentrated development of the CBD. In this case, there would be less need to coordinate with the land use plans ning aspects of other jurisdictions since the CBD would be a destination point from surrounding areas. However, any such concentrated development, beyond the scale of the downtown re- development, would have to coordinate with long-range transit planning. Even though such development would generate a defi- nate need for transit, and may be planned with this expectation, it may or may not occur. Without assurances from the various transit agencies, the traffic would increase and impair coastal access from such an endeavor, A more short-range and smaller scale consideration of this policy is in regard to shuttle service between upland develop- ment and the beachfront. Special facilities could be incorpor- ated within developments to accommodate the loading. and use of shuttle systems. Another consideration is locating new commer- cial buildings such that entrances and areas of main use would promote city bus routes which would have the least conflict with routes normally used to gain access to the beach. Another issue within this policy is the requirement to cor~ relate the amount of riew development with onsite recreational facilities to lessen the reliance of new residents on coastal recreational areas. Onsite recreational facilities would not appear difficult to achieve although the cumulative effect of many small developments might pose long-range planning problems, This will depend on a determination as to what constitutes "overloading nearby coastal recreational areas" (as provided in Policy 30252 (6)) and this should be ascertained during the LCP. I. 'COASTAL VISUAL RESOURCES There are a number of locations to which Policy 30251 ap- plies, tiahich deals with the protection of scenic and visual qualities in the coastal zone. North Beach Concern has been expressed that much of the approximately 1.5 miles of shoreline along this beach is blocked from view from the Pacific Coast Highway by existing structures. In ref- erence to Policy 30251, it may be considered appropriate that new or recycled development should account for this condition to protect views. There are also a number of somewhat deteri- orated structures which contribute to the visual degradation of the area. Strong public sentiment has been expressed by resi- dents of this area that these- buildings provide a good opportuni- ty for low to moderate cost housing on the beach. The primary. issue in regards to visual impact is in resolving the priorities between this policy and that of Policy 30213, dealing with hous- ing. -19- Reference was made in both the Area Description and in the narrative on F. Environmentally Sensitive Habitat Areas to the Palisades Bluffs as being a 'sensitive coastal resource area'; The issue in this regard is to protect the highly scenic value of the bluffs by addressing the delicate ecologi- cal balance which currently maintains their present status. The issue is therefore a consideration of both visual and en- vironmental resources. South Beach The primary area of visual degradation is in the area im- mediately south of the Pier. The commercial enterprises and surface parking lots in this area are in some disrepair. ::Ano- ther dilemna arises when acknowledging the fact that this. area provides low-cost recreational and related facilities, the sta- tus of which might be jeopardized by extensive and costly im- provements.. Once again, priorities need to be established or, as with the housing on the north beach, subsidies provided to achieve both conflicting purposes. The parking lots, although. difficult to get to, apparently are well used and facilitate beach use in the area. High Density Residential Area The primary area of concern would be Ocean Avenue and the high rise development there. These high rise office and resi- dential structures affect the view along the coast by conflict- ing in scale with the Palisades Bluffs. Some of the larger structures, as viewed from the Pier and the beachfront, create a top heavy and unbalanced effect adversely impacting the natur- al beauty of the bluffs. The issue in this regard would be to achieve the most appealing visual effect, in terms of building height and design, of the area and to blend with and complement the natural surroundings including the Palisades Park and the Bluffs, as seen from various vantage points. The current six story limit on residential structures and the new 6/12. story limit on commercial buildings would appear to resolve much of this concern since the tall palm trees on Palisades Park block much of the view of these structures from the Pier and the beach- front. However, further design study would seem appropriate to analyze a variety of design and height patterns to assess the best mix. The effect of heights should also be considered in terms of the angle of view from the north beach and the Pier over the various heights of the bluffs and the palm trees. Pier The Pier has been undergoing extensive structural improve- ments and a program for architectural revamping and other ameni- ties has been started. The funds for these programs have been cut back and diverted to other concerns. The continuation of these improvements is therefore contingent upon the availability of funds from. other sources. The program will continue for the time being with existing funding. -20- J, PUBLIC WORKS, INDUSTRIAL DEVELOPMENT AND ENERGY FACILITIES There are no industrially zoned lands within-Santa Monica's Coastal Zone and it is very unlikely that any will occur because of the well established land use pattern in the City. It would appear to be equally unlikely that any gas or petroleum facility would be permitted. However, in the remote possibility that such an event would occur, the stipulations of the coastal act policies are fully acknowledged and would be adhered to at that time. Reference was made to coastal dependent uses in the section dealing with commercial fishing. That assessment would apply here, and there is no need to expand on:~it except with reference to coastal-dependent industry. As indicated, there are no in- dustrial zones in this coastal zone, but, if such a use could be justified within the context of Policy 30260, then the pro- visions of this policy would follow suit. One application of this policy group would be in policy 30254 dealing with public work facilities although, once again, the applicability would seem to be minimal.. There are no places for any significant public works projects in Santa Monica's coastal zone. As defined in the Coastal Act, public works include, among others, transportation facilities, streets, parking lots and recreational facilities. As indicated in pre- vious sections, the shuttle transit system promoting access be- tween upland development and the beachfront would be an appro- priate subject that applies. Other recreational proposals would have to be generated and fully detailed before assessing their relationship to this policy. The primary application of this policy is in regard to existing capacities as related to proposed development_ This requires that the full capacities of existing tiaater and sewer lines, roadways and transit systems, telephone, electrical and gas utilities be measured and known in order to avoid the im- pact of new development overloading these facilities. This will be accomplished during the LCP process. -Z1- SUi~MARY OF KEY ISSUES The following list of key issues, in Santa Ntonica's Coastal Zone, represent a consensus of the Technical Advisory Committee which is preparing the Local Coastal Program. These issues highlight the preceding Issue Analysis which is a report composed of: an Area Description, a Checklist of applicable Coastal Act Policies, an Issue Narrative, and this Summary. The list here is broken down according to the same subject groups in the narrative description. The order is not indicative of any .priority oz level of importance. These issues are reflective of community sentiment as expressed in past public hearings and community meetings, Coastal Commission concerns, and staff analysis. They should serve as the basis for discussion and program development, along with the remainder of the report, during the formulation of the LCP. Shoreline Access 1. The basic issue is to address rising demands for. access to beach use via all alternative means and to be equally responsive to means existing and potentially able to do so. 2. The proper balance of parking facilities on the beachfront, weighing access against environmental and visual factors. S. The best utilization of unused ,portions of Parking Lot No. 2600 on the south beach, both in terms of access and recreation. 4. The feasibility of shuttle systems linking remote parking with the beach, in conjunction with circulation studies in the CBD. S. Extension of the bikepath on the northern. end of the beach and also consideration of lateral bikepaths in conjunction with the county bike plan. 6. Private vehicle use disrupting pedestrian access and use of the Pier. 7. Analysis of the potential impact of development which generates traffic and thereby might unduly restrict the flow of main access routes to the beach. Recreation and Visitor-Serving Facilities The long range land use pattern which will best accommo- date the users of the beach in terms of the priority for visitor-serving facilities and recreational needs as de- fined in the Coastal Act Policies, recognizing also, the stated concern in the Coastal Act for the rights of pri- vate property owners. -22- 9. The future status of the breakwater. 10. The identification of the most desired recreational fa- cilities, low cost and otherwise, and the preservation and enhancement of these facilities, including private and commercial fishing enterprises. 11. The incorporation of adequate recreational facilities within new. large scale development to meet the needs gen- erated by that development. Housing' 12. .The consideration of all workable means of ,preserving and enhancing opportunities for a diversity of housing types, styles and prices. Water/Marine Resources, Dredging and Shoreline Structures 13. The elimination of health and sanitation problems asso- ciation with storm drains. Commercial Fishing and Recreational Boating 14. The preservation of existing boating, facilities' in the harbor. 15. The preservat-ion of recreationa~ and fishing opportunities ..associated with the Pier. 16. The dentificatiQn of potential coastal dependent uses which could only be accommodated at the beach or in the • harbor and the demand and need for such uses. Environmentally Sensitive Habitat Areas 17. It must be determined what is the most appropriate action with regard to the protection of the lease tern habitat in the harbor and the marine environment in general. Hazard Areas 18. Seismic faults through the northern end of the bluffs and the beach create a potential for landslides and liquefac- tion. Locating and Planning New Development 19. Any increased concentration of development over current. redevelopment plans in the CBD sfiould be highly coordi- nated and integrated with transit plans -- both regional- ly and locally. -23- 20. The possible incorporation in new large scale development of facilities or space to accommodate a shuttle'system between these places and the beach. Z1. In more general terms, the locating and planning of new development will involve the height, density, type of use, and lot coverage of these buildings and how these factors affect coastal. resources such as recreational facilities. Coastal Visual Resources 22. Concern has been expressed over the future land use sta- tus of the Sunset Beach Tract by both the tenants, who wish the area to be protected as a historic and scenic resource and as a source for moderate income housing and by property owners, who are concerned about investment opportunities. This conflict is compounded,,by the some- what deteriorated condition of the structures which com- munity-wide residents-have indicated contribute to the visual degradation of the area. Z3. The highly scenic value- of the Palisades Bluffs must be addressed in conjunction with the delicate ecological balance of this area. 24. The commercial enterprises and surface parking lots im- mediately south of the Pier are in some disrepair. 25. Continuation of the architectural refurbishing on the Municipal Pier. 26. Views are blocked from Pacific Coast .Highway along some of the residential portions of the north beach. 27. The primary issue in terms of coastal views involves the height and design of buildings on Ocean Avenue. Public 'Works, Industrial Development and Energy Facilities 28. The full capacity of existing utilities such as water and sewer lines, roadways and transit systems must be measured and known in order to avoid the impact of new development overloading these facilities. -24- WORK PROGRAM TASKS WORK PROGRAM OUTLINE 100 Land Use Plan for LCP 101 Program Management/Administration 102 Rev?ew of Existing City Plans and Ordinances 103 Basic Data Compilation 104 Inter-Agency Coordination 104.1 Inter-Department Coordination 105 Components of Land Use Plan 105.1 Access 105.2 Recreation 105.3 Housing 105.4 Environmental Quality 105.5 Visual Design 106 Public Participation 107 Impact Analysis (Environmental and Economic) 108 Integration of Components into Land Use Plan 109 Adoption of Land Use Plan 110 Initial Tasks of Zoning Ordinance 200 Zoning Ordinance and Other Implementations -25- WORK PR06RAM TASKS 100 Land Use Plan for LCP 101 Program Management/Administration Objective: To maintain a steady schedule while developing the Land Use Plan, minimizing deviations from budget and time limitations. Major Work Elements: 1. Keep time cards and accurate records of all staff participants to conform to budget. 2. Keep accurate records of all non-budgeted participants to account for public and other agency input. 3. Organize and maintain files documenting each phase of the program development. 4. A Technical Committee was formed at the beginning of the LCP to monitor, provide technical assistance and approve the development of Santa Monica's program. .The members are two City Councilmen, two Planning Commissioners, two Recreation and Parks Commissioners, the Director of Environmental Services, the Director of Planning, the Director of Recrea- tion and Parks and the City Attorney. The Committee will continue to re- view all phases of Santa Monica's LCP and advise the Planning Commission and City Council on action regarding the LCP. 5. Answer questions and provide information to the public on matters pertaining to the LCP and the general plan process. 6. Maintain regular liaison with those agencies which are primarily affected by Santa Monica's LCP (this is more thoroughly described in sub- category 104: Inter-Agency Coordination); in particular, in order to meet the requirements of the regulations which state that development in the coastal zone wi17 not prejudice the preparation of the LCP, there should be close review with the South Coast Regional Commission on all permits issued in Santa Monica and the conditions attached to these per- mits. 7. Prepare requests for consultant projects and monitor progress of projects. (refer to 105.2, work task 7 for general description of consult- ant services) -26- 102 Review of Existing City Plans and Ordinances Objective: To determine which sections of the General Plan and Municipal Code conflict with the policies of the Coastal Plan and which portions may be used as the basis for achieving their intent. Major Work Elements: 1. Review findings of the Coastal Plan Pilot Project and identify applicable portions. 2. Review General Plan within the framework of those remaining Coastal Act policies that were not covered in the pilot project. 3. Briefly study each article of the Municipal Code to determine applicable sections to the LCP with the expectation of subsequent analysis later in the component development of the plan. 103 Basic Data Compilation Objective: To generate certain data which pertains to all or most of the areas in the coastal zone and to use this data as the basis for more specific data generated within the context of the °~bjects defined in the Land Use Plan Components below. Major Work Elements: 1. The existing development capacity within. the coastal zone will be determined by measuring the maximum development allowed on each existing parcel under current. zoning restrictions. The same measurement will be generated for each block. 2. Concurrently the present land use for each parcel will be deter- mined and compared to its zoning and the difference will be registered as development potential, either negative or positive. 3. Growth trends will be calculated to indicate number of housing units that have been built since 1970 by type of structure and location. Growth other than residential will also be calculated. 4. Housing and population growth trends will be analyzed and projec- tions estimated to assess how they relate to or affect the development capacity. Standards should be established for identifying deteriorated structures and any such structures would be designated as having greater likelihood for recycling. Other factors which either inhibit or promote market forces, and therefore development capacity, will be examined as they become .known. -27- 5. Public service capacities will be measured to include: a) Existing sewer and water capacities, differentiated by area where this is useful; and also proposed plans for expansion, both within the City and in those jurisdictions that the City depends upon such as the Metropolitan Water District and Los Angeles's Hyperion Sewage Treatment Plant. b) Vehicular traffic capacity of streets will be calculated based on safety and rate of flow factors. These capacities will be compared to exisitng known traffic patterns and the various conditions plotted. c) Public parking capacity will be calculated and compared to exist- ing use patterns where these figures are known with particular attention to beach parking. d) Private utility capacity including electrical, gas, and telephone will be determined as well as expected demand by the utility companies. 6. In coordination with the Los Angeles County Beach Department and the Los Angeles City Planning Department attempt to determine the projected demand for beach use. Population projections will be a major factors. Products - mapped land use, w'th text and tables describing data. 104 Inter-Agency Coordination Objectives: To establish and maintain a liaison with a71 governmental agencies which might be affected by or have meaningful input into Santa Monica's LCP. Major Work Elements: 1. Initially correspondence will be sent to all those local, state, and federal agencies listed in the LCP Manual as well as special districts in Santa Monica and those other agencies identified in the Coastal Plan Pilot Project. The correspondence would include a copy of the City's Summary of Key Issues, the LCP Work Program and a letter requesting review of these materials by each agency. Those agencies which are related would be asked to designate a single person who can provide continuous liaison with the City Planning .Department during the preparation of the LCP. 2. Each agency that designates such a relationship will be contacted further for any plans or documents which would clarify their activities and how they relate to the City's LCP. -28- 3. Regularly scheduled meetings would be established with those agencies initially identified as most involved including but not limited to: Los Angeles City Planning Department South Coast Regional Coastal Commission California Department of Transportation California Department of Parks & Recreation State lands Commission 104.1 Inter-Department Coordination Objective: To coordinate the activities of the LCP with other City departments and divisions to insure that all City plans and their inter- relationships are well known by those affected by or involved with the LCP. Major 4Jork Elements: 1. Within the Planning Department maintain coordinated efforts with the activities of the Planning Commission, Landmarks Commission and es- pecially the Architectural Review Board to identify and resolve early in the planning process any conflicts which may result from LCP proposals. Also maintain coordination with those involved in the preparation of the Land Use and Housing Elements, the screening and sign ordinances and the Beach Master Plan to insure smooth integration between these plans and the LCP. 2. Within Environmental Services work within existing housing pro- grams and redevelopment projects. 3. Other departments which will require active coordination include: Recreation and Parks Traffic. Engineering Division Transportation Building 105 Components of Land Use Plan Objective: To clearly define and establish interrelated components of the Land Use Plan which will emphasize the importance of each of these main subject areas and to address each of the identified issues within the context of the appropriate component or components where an issue deals with several subjects. _29_ Major Wark Elements: 1. Initially the following five main components will be established to emphasize their importance within Santa Monica's Coastal Zone. a) Access b} Recreation c) Housing d) Environmental Quality e) Visual Design Except for the Access Component, which is required by the Coastal Act, these components will be subject to amendment, in their scope or defini- tion, expansion or deletion depending on the information that is generated and analysis that is performed during the LCP. 2. Review the Summary of Key Issues and assign each issue to a main component.. In the case where an issue is related to several components there should be one primary component designated where emphasis will be placed to address that issue. 3. Within each component the basic procedure for developing a com- prehensive pi an component, (and eventually a comprehensive interrelated land use plan for the coastal zone) that will satisfactorily address the issues assigned to that component, will include the following steps: a} Assessment: Generate sufficient data to adequately describe the scope of each issue where that is appropriate and feasible. b) Definitions and Standards: Establish precise definitions of those applicable portions of the Coastal Act as they pertain to particular issues and conditions in Santa 4lonica. This would include coastal re- sources, recreational resources, user patterns, visitor-serving facilities and users of greater than local importance. Standards will be adopted to measure the adequacy of these factors. c) Objectives and. Policies: Where applicable basic objectives and generalized policies will be formulated for each component to set the framework for addressing the issues and to achieve the objectives of both the City and the Coastal Act. d) Land Use Plan Designations: Where it is appropriate, land use designations will be made along with a text of proposed conditions which will carry out the intent of the policies. The designations for each component will be made separately to achieve that components objective and policies. During integration of the components, tradeoffs would be made to resolve any conflicts between these designations to develop one land use plan. -30- e) Program Implementation: Where a land use designation is inap- propriate, or not adequate to carry out the intent of the policies, detailed programs will be developed such as a public works project, allo- cation of funding or other precise measures. 105.1 Access Objective: To consider ail* means of promoting access to the beach- front and to identify and attempt to resolve current access deficiencies while exploring new opportunities to achieve access. Major Work Elements: 1. Using the information generated. in subcategory 103, Basic Data Compilation, the areas that were identified as exceeding safety levels and acceptable amounts of traffic would be studied to determine if specific point sources can be identified which contribute to the problem and in con- junction wi±h the traffic engineer explore various means to alleviate con- jestion where it impairs beach access. Such means will include considera- tions of street width change, one way flow, parking controls or traffic light and sign adjustments. 2. Relate development potential as determined in previous assess- ment, to impact caused by subsequent traffic generation. Standards should be established which indicate the frequency and amount of traffic generated by different types of development. 3. Assess adequacy of other existing modes of beach access including bus, bikepaths and pedestrian avenues. 4. Determine basic use patterns of parking lots on beachfront as well as city owned parking lots and structures. Establish peak use periods and compare weekday use to weekend use and also summer use to the remain- der of the year. 5. Study proposals from inter-agency and inter-department contacts to insure that all plans are coordinated with the objectives of the coastal program and investigate ways to complement these plans in order to improve beach access. Primary agencies to contact would include but not be limited to: a) California Department ofi Transportation The concept of achieving access through low-income housing opportunities as expressed in the Coastal Act is mare properly addressed in a separate component on Housing to emphasize the significance of this subject. -31- b) Southern California Rapid Transit District c) Santa Monica Transportation Department d) Santa Monica Traffic Division e) Los Angeles County Transportation Commission f) Southern California Association of Governments 6. Study the feasibility of alternative traffic patterns on the pier to minimize pedestrian disruption. 7. Study the feasibility of alternative parking arrangements includ- ing increased utilization of upland parking, consideration of new }ocations for upland parking or expansion of existing facilities and links between upland areas and the beach through shuttle or other transit systems. 8. Generate objectives and policy statements which will respond to the findings of the preceding assessments and set the basic framework for striving to achieve optimum access opportunities.. 9. Land use designations wi17 be mapped with accompanying text to achieve the policies and will primarily refer to changes in the street network, and changes or additions in facilities or controls dealing with all modes of transportation: pedestrian, bicycle, vehicular and public transit. -The impact of increasing development densities will also be con- sidered if this need becomes apparent. The land use map designations will attempt to balance all of these aspects to achieve optimum access to the beach. Where appropriate, zoning and other ordinance amendments or other implementation programs will be outlined. Products: Baseline maps showing problem areas; land use map designa- tions or changes in existing modes, streets or transportation facilities; listing of policies and programs; memo summarizing this component of the land use plan and availability of findings. 105.2 Recreation Objective: To determine recreation needs and demands on both a local and regional basis and to attempt to develop the means for reaching these needs and demands. Major Work Elements: 1. Assess and inventory, by basic categories, existing recreational resources and opportunities both in terms of man-made facilities and nat- ural resources. 2. Study past and. current trends of recreational activities on the beach, the offer and the harbor and attempt to make projections for expected demand for recreation in-the future.. (Expand on data generated-in Work task 6 of subcategory 103) Utilize available information to make these projections from the following agencies: Los Angeles County -32- Beach Department, Los Angeles City Planning, Santa Monica and California Departments of Recreation and Parks, The biggest factor will be numbers of users of the beach itself but attempts should also be made to identify, at least generally, the frequency and amount of use, as well as potential use given expanded facilities, of such other activities as the bikepath, volleyball courts, park use, arcades on or near the pier and boating in the harbor and other uses as they are identified. 3. Initially questionaires will be distributed to all interested members of the community asking what types of recreational facilities or opportunities and visitor-serving facilities are most desired and where these should be. This questionaire should be coordinated with similar efforts by regional organizations such as Los Angeles County Planning and the Regional Coastal Commission in order to insure that the greatest per- centage of the users of Santa Monica's Coastal Zone have the opportunity to express their desires. 4. Define the type of recreational visitor-serving facilities which are most appropriate within Santa Monica taking into consideration the actual demand for such facilities, the likelihood of their use, the exist- ing uses and whether benefits gained from new facilities replacing exist- ing uses will outweigh any negative impact that might be incurred.. Iden- tify the best potential areas for these facilities. 5. Study the municipal code and determine what the existing require- ments are for recreational facilities within new developments. Compare these. requirements with growth projections and the amount of facilities that will likely be needed and. identify the .differences. 5. If warranted from the preceding assessment alternative, scenarios will be generated indicating the objectives and policies and land use de-. signations to represent whatever different types of recreational opportu- nities are recognized. Brief descriptions of zoning, other municipal code amendment or programs that are necessary for implementing each scenario will be suggested. Fuller descriptions of these measures will await the preferred scenario being chosen. 7. Consultant services will be acquired to complement this process of developing alternative plans.. These consultant services will focus on studies of the harbor and breakwater, determining natural, fiscal, environ- mental and. visual factors which pose constraints and opportunities, and will generate alternative plans and measure their feasibility. The studies and alternative plans generated would account for all preceding findings including, but not limited to, the Beach Master Plan, recent en- deavors on or near the municipal pier and the findings of the tasks out- lihed in this work program. The study and plan generation would secondari- ly overlap the purpose and intent of the Visual Design component of the Land Use Plan. by accounting for and aesthetically integrating with the en- tire beachfront while maintaining the harbor and pier as the visual focal point. -33- 8. Second questionnaires will. be distributed to interested members of the community describing the scenarios and asking for their preference. The result of this effort will be used by the LCP Technical Committee, Planning Commission and City Council to make their decision"on the Land Use Plan component for recreation. 9. Preferred policy and land use designated will be generated and appropriate ordinance amendments of implementation programs outlined. Products: A baseline map showing existing facilities; a report analy- zing alternative potential facilities; a land use plan map of the preferred alternative with accompanying text of policies and programs; a memo summari- zing this component of the Land Use Plan and availability of findings. 105.3 Housing Objective: To strive for a diversity of housing types, styles and prices throughout the Coastal Zone and to preserve low and moderate cost housing opportunities. Major Work Elements: 1. In conjunctio^ with the Coastal Commission establish clear defini- tions of low and moderate cost housing, realistically assessing Santa Monica's existing and expected housing conditions including development pressures. 2. Within the framework of the City Housing Element, identify the range of housing types, styles and prices appropriate and practical for Santa Monica, the proper balance of these factors and whether major dis- crepancies exist in the Coastal Zone. 3. Develop objectives and policy statements to respond to the con- ditions revealed. 4. Devise land use plan designations to reflect the resolution of deficiencies indicated in this analysis. Existing housing programs will be utilized where possible, within the context of Citywide housing needs.. Zoning and other ordinance amendments will be outlined where appropriate. New .programs will be investigated. Products: A baseline map showing existing distribution of housing types and land use; a report assessing existing housing conditions in the Coastal Zone; land use designations for ultimate density and balance of housing desired with policies and existing and proposed programs; memo summarizing this component's findings and indicating their availability. -34- 105.4 Environmental Quality Objective: To insure that all aspects of the environment including the natural resources of the water, beach, and the bluffs and the built-up portions of the community are maintained in the highest quality possible. Major Work Elements: 1. In conjunction with the regional water quality control board, the County Health Department and the City Water Division determine exisitng water quality standards and compare to current conditions for both fresh and sea water. 2. Attempt to measure any environmental, health or pollution problems caused by each of the storm drains that feed onto the beach and study the feasibility of alternative programs to mitigate any problems identified. 3. In consultation with the City Engineering Department, investigate all possible means for protecting the Palisades Bluffs from further slip- page. 4. Map existing flood drainage systems, seismic and unstable geologic conditions. 5. Using information from the Access Components identify where in- creased traffic generated from potential development will contribute to environmental degradation. 6. Develop objectives(s), policies and implementation programs to address identified problems. Coordinate with Access Component on land use designations on the location and amount of new development and designate which General P1 an Elements will be subject to amendment including the Con- servation, Seismic and Public Safety Elements. Products: Statement of objectives, policies and programs; memo sum- marizing these findings and stating their availability. 105.5 Visual Design Objective: To seek to protect the viewshed of the bluffs and the beachfront and to enhance future development to ensure it complements rather than detracts from these areas. Major Work Elements: 1. Pursuant to the specific areas designated as visually degradated, there will be a study made to itemize the factors which contribute to this degradation. -35- 2. Identify the existing viewsheds and vista points within the Santa Monica Coastal Zone. 3. Where it is feasible, generalized standards will be developed to be applied to development in the Coastal Zone ensuring, at the least, a minimum visual quality be met, These standards will be developed in con- junction with the Architectural Review Board. 4. The consultant services outlined in the Recreation Component, will adhere to the standards generated in the preceding work element and will complement the viewsheds and vistas indicated previously, 5. Formulate objectives and policies to set the framework for achiev- ing the most desirable visual atmosphere and accounting for the conditions stated. 6. Review and formulate proposed amendments where necessary to the City Scenic Corridors and Open Space Elements to reflect the Visual Design Policies. 7. Designate land. uses and accompanying programs to ensure that both two dimensional and three dimensional factors of development meet the Visu- al Design Policies and enhance the coastal viewshed. Products: Land use map describing overall optimum development pattern to strive for in order to achieve the most desirable visual characteristics in the coastal zone's viewshed; a memo summarizing these findings and stat- ing their availability. 106 Public Participation Objective: Pursuant to Section 30503 of the Coastal Act, the City's objective shall be to provide maximum opportunities for the public to par- ticipate in the development of the LCP. Major Work Elements: 1. The Technical Committee, described in 101.4, will study alterna- tive means to promote public participation. These means will include, but not be limited to, consideration of expansion of the Technical Committee to include members of the community at large or consideration of a separate collaborative committee to work in parallel with the Technical Committee. 2. The mailing list which was formed during the Coastal Plan Pilot Project will be maintained and expanded when possible, and will be used to notify the public of all community meetings and general mailings per- taining to the LCP. 3. Utilizing, among other factors, the memo's generated from each Land Use Plan Component, newsletters describing the status of the LCP will periodically be sent to people on the mailing list and distributed at vari- ous public places. -36- 4, Depending on the prevailing circumstances, th normally precede a community meeting to receive public jects covered in the newsletter. Public comments will consideration by the Technical Committee, the Planning City Council. Written responses will be collated with ments, a newsletters will input on the sub- be recorded for Commission and the the meeting com- 5. Every regular workshop meeting of the Technical Committee will be advertized in the Public Notice of the local newspaper and the public will be invited to make comments. 6. The Public Hearings referred to in subcategory 109, Adoption of Land Use Plan, will provide another opportunity for public input. Products: All public comments recorded and compiled; newsletters describing various phases of the LCP. 107 Impact Analysis Objective: To account for the environmental and economic impacts in- curre a~sult of proposals in the LCP. Major Work Elements: 1. Where practical, each component of the Land Use Plan will be ana- lyzed to fully describe the environmental and economic impacts caused by the proposals of that component. 2. Where possible, alternative proposals will be generated to miti- gate the impact. Such alternatives, as well as the impact analyses, will be considered in the formulation of the final Land Use Plan as outlined in subcategory 108. 3. A final EIR covering both environmental and economic factors will be prepared, following normal CEQA procedures after an integrated Land Use Plan is developed. Product: Stated above. 108 Integration of Components into Land Use Plan Objective: To balance all conflicting aspects of the components' plans and develop one comprehensive Land Use Plan for the Coastal Zone. Major Work Elements; 1. Analyze all components, land use plans, and programs and identify all conflicting sections. -37- 2. Resolve conflicts by acknowledging the priority of issues and pro- grams and adopting the more important program over its conflicting one. Where two conflicting issues. or programs seem to be of equal importance, a balanced compromise between the two or more conflicting proposals will be sought. 3. Draft a final Land Use Plan. Product: Stated above. 109 Adoption of Land Use Plan Objective: To prepare and have adopted a Land Use Plan which satis- factorily represents the objectives of both the City of Santa Monica and the California Coastal Act of 1976. Major Work Elements: 1. Local Public Hearings will be held by both the Planning Commis- sion and City Council to review, take public input, amend as necessary and adopt by resolution the Land Use Plan of Santa Monica's Local Coastal Pro- gram. 2. Notify all interested persons via public notice and by mailing of the Public Hearings. 3. Staff will prepare for and participate in the Public Hearings with an estimated four Public Hearings to adopt by resolution the Land Use Plan, including two by the Planning Commission and two by the City Council. 4. Following adoption by the City Council, the Land Use Plan will be submitted to the Coastal Commission for additional Public Hearings and certification. 5. Negotiations may be required between the City and the Coastal Com- mission based on whatever conditions may be suggested in order to receive certification. 110 Initial Tasks of Zoning Ordinance Objective: To establish generaY references within the Land Use Plan to the expected areas of concern in the Zoning Ordinance and other ordi- nances as necessary. _38_ Major Work Elements: 1. During the development of the Land Use Plan, applicable portions of the zoning ordinance and other ordinances will be identified and their relationship to the programs and proposals will be generally outlined. 2. References to the Zoning and other ordinances may be made during the development of a component or after the components have been integrated into the comprehensive Land Use Plan. 3. The general references will be compiled and used as the basis for more detailed study and specific amendments to the Municipal Code. Product: Stated above. 200 Zoning Ordinance and Other Implementations - Phase III of LCP The Zoning Ordinance and other sections of the Municipal Code are the primary means for implementing the Land Use Plan and thus completing the third phase of the LCP. Details of the expected tasks to be performed during this phase must aE.~ait the completion of the Land Use Plan. After certification of the Land Use Plan by the Coastal Commission, it will be used as the basis for all implementing measures proposed in the 3rd phase. This is based on the assumption that the Coastal Act has been fully re- presented, as it applies to Santa Monica, within its Land Use Plan and, therefore, reference need only be made to this plan rather than the Aci itself. The first task in this phase wi71 be to describe the tasks and work program for developing the Zoning Ordinance and Other Implementations. Remaining tasks, schedule and budget will be described in this work program. -39- SANTA MONICA LOCAL COASTAL PROGRAM SALARIES Position LAND USE PLAN BUDGET Length of Project: 16 months Hours Hourly Per Pay Rate Period Number Of Pay Periods Amount Director of Planning 15.46 4 10,5 649. 16,31 4 19,5 1,272 16,31 8 4 52p Principal Planner 11.16 8 10.5 937 11,77 8 23.5 2,213 Senior Coastal Planner 8,47 80 10.5 7,114 8,93 80 ~ 19,5 13,931 8,93 40 4 1,429 Assistant Coastal Planner 6.85 80 6.5~ 3,562 7,63 7 63 80 © 19.5 11,903 . 40 4 1,221 Senior Accountant 9,39 2 10,5 197 9,90 2 23.5`' 466 Grants Accountant 8.01 4 10.5 336 3,45 4 23.5 795 Project Secretary® 5,90 40 6,5~ 1,534 6,23 40 23.5 5,836 Secretary 5,24 40 10,5 2,201 5.53 40 19.5 4,313 5,53 20~ 4 442 General Staff Support __ __ 34 4,000 SUBTOTAL 64,893 Benefits @ 27% 17,521 TOTAL 82,414 SERVICES & SUPPLIES 1) Printing, Postage & Mapping @ $300/mo. x 15 mos~ 4,500 2) General Office Expenses @ $80/mo, x 15 mos Q 1,2D0 -40- LAND USE PLAN BUDGET SERVICES & SUPPLIES (continued) 3) (1) Desk, (1) Chair, (1) Lamp (for Assistant Coastal Planner), 4) Travel @ $55/mo, x 15 mos~ 5) Phone @ $30/mo, x 15 month s 6) Consultant Services TOTAL TOTAL BUDGET Amount 350 825 450 20 , 000 27,325 109,739 The beginning date for the grant period will depend on when the Coastal Commission approves the city's grant application. The grant period will run 34 pay periods or approximately 16 months from this date. As an example: if the grant were approved to begin on February 3, 1978 it would be completed on May 25, 1979; these dates were used to make the above calculations in determining the number of pay periods and appropriated salary steps. Q The last two months of the 16 month land use plan will overlap the first 2 months of the-next phase of the LCP, the Zoning Ordinance. Therefore half of these expenses, or one month, will be charged to this grant period and half to the next phase. It is estimated that these positions will be filled approximately four pay periods after the beginning date of the grant approval. ® The Project Secretary will be responsible for maintaining and dis_ penning transcripts of all public and agency comments made during the progress of the LCP, This position was added to the budget in response to community concern expressed that maximum public participation be achieved in the LCP. - 41 SANTA MONICA LOCAL COASTAL PROGRAM LAND USE PLAN BUDGET By Work Program Categories Length of Project: 16 months* T I M E C O S T C A T E G O R Y planning Hours + Support Hours+r Dotal Hours Total Months Salary Benefits dotal 101 Program Mgmt. 95 220 315 1.82 $ 2,656 $ 717 $ 3,373 102 Revieau Plans 129 32 161 .93 I,L28 332 1,560 103 Basic Data 556 182 738 4.26 5,747 1,552 .7,299 I04 Inter-Agency 162 42 204 1.18 1,614 436 2,050 104.1 Inter-Dept. 154 112 26b 1.53 2,247 607 2,854 105 Components 34 -- 34 .20 293 79 372 105.1 Access 703 294 997 5.75 8,097 2,186 10,283 105.2 Recreation 562 240 802 4.63 6,630 1,790 8,420** 105.3 Housing 475 224 699 4.03 5,223 1,410 6,633 105.4 Environ. Quality 276 136 412 2.38 3,155 852 4,007 105.5 Visual Design 372 184 556 3.21 4,288 1,158 5,446** 106 Public Part.' 487 944 1,431 - 8.26 10,004 2,701 12,705 107 Impact Analysis 554 T46 700 4.04 5,649 1,525 7,174 108 Integ. to Land 281 64 345 2.00 2,860 772 3,632 Subtotal 4,840 2,820 7,660 44.20 $59,691 $16,117 $75,808 109 Adoption of Plan 384 264 648 3.74 5,202 1,404 6,606 TOTAL 5.,224 3,084 8,308 4790 $64,893 $17,521 ~ $82,414 Salaries 82,414 Consulting Fee: 20,000 Supplies & Services: 7,325 TOTAL: $109,739 *Category 108 is expected to be completed in fourteen months while categories 109 and 110 will overlap, with 109 expected to be completed in 2 months at which time the Land Use Plan will be submitted for certification. **Add $10,000 to each of these figures for a $20,000 consulting contract. +These figures represent the hours spent by the Planning Staff, including the Senior Coastal Planner and Assistant Coastal Planner (both full time on LOP) and the Planning Director and Principal Planner (both part time on LOP). These figures represent the hours spent by a Senior Accountant, Grants Accountant, Project Secretary, Secretary and General Staff. -42- SHNTA MONICA LOCAL COASTAL PR06RAM LAND USE PLAN BUDGET Itemized by individual Work Tasks within each Category CATEGORY & Planning Support Total Total WORK TASK Hours Hours Hours Months Salary Benefits Total 101 Prog. Mgmt. 95 220 315 1.82 $2,656 $ 717 $3,373 #1 15 184 199 1.15 #2 5 36 41 .24 #3 9 9 .05 #4Q 6 6 .03 #5 - #6 12 12 .07 #7© 48 48 .28 102 Review of Plans 129 32 161 .93 1,P28 332 1,560 #1 24 6 30 .17 #2 65 16 81 .47 #3 40 10 50 .29 103 Basic Data 556 782 738 4.26 5,747 1,552 7,299 #1 136 44 180 1.04 #2 80 26 106 .61 #3 56 18 74 .43 #4 88 30 118 .68 #5 168 56 224 7.29 #6 28 8 36 .21 104 Inter-Agency 162 42 204 1.18 1614 436 2,050 #1 4 8 12 .07 #2 8 - 8 .04 #3 150 36 186 1.07 104.1 Inter-Depart. T54 112 . 2.66 1.53 2,247 607 2,854 #1 52 38 90 .52 #2 40 30 70 .40 #3 62 44 106 .61 105 Components 34 34 .2 293 79 372 105.1 Access 703 294 997 5.75 8,097 2,186 10,283 #1 118 50 168 .97 #2 56 24 80 .46 #3 48 20 68 .39 #4 - 42 16 58 .34 #5 85 36 121 .70 #b 38 16 54 .31 #7 96 40 136 .78 Qa All, or part, of these work tasks will be handled in category 106 © This work task will also be covered in categories 105.2 and 105.5 -43- LAND USE PLAN BUDGET Itemized by individual Work Tasks CATEGORY & Planning Support Total Total WORK TASK Hours Hours Hours Months Salary Benefits Total 105.1 Access #8 68 28 96 .55 #9 152 64 216 1.25 105.2 Recreation 562 240 802 4.63 $6,630 $i J 90 $8,420 #1 68 18 86 .50 #2 60 16 76 .44 #3 40 50 90 .52 #4 72 24 96 .55 #5 12 4 16 .09 #6 110 36 146 .84 #7 96 26 122 .70 #8 36 4b 82 .48 #9 68 20 88 .51 105.3 Housing 475 224 699 4.03 5,223 1,410 6,633 #1 48 23 71 .41 #2 767 79 246 1.42 #3 64 30 94 .54 #4 196. 92 288 1.66 105.4 Environ Quality 276 136 412 2.38 3,155 852 4,007 #1 16 8 24 .14 #2 48 24 72 .42 #3 24 10 34 .20 #4 56 28 84 .48 #5 40 18 58 .33 ~6 92 48 140 .81 105.5 Visual Design 372 184 556 3.21 4,288 1,158 5,446 #1 56 26 82 .47 #2 24 12 36 .21 #3 52 30 82 .47 #4 32 16 48 .28 #5 44 20 64 .37 #6 68 28 96 .55 #7 96 52 148 .86 106 Public Participa tion 487 944 1431 8.26 10,004 2,701 12,705 #1 57 48 105 .61 #2 32 92 124 .72 #3 ~ 142 272 414 2.38 #4 124 335 459 .2.65 #5 #6 ~ 60 72 42 102 .59 155 227 1.31 Oc Task #5 of Category 101 would be covered within this task ® Public hearings for the various components will probably precede those referred to in 109 and will be held during the course of the program depending on pre- vailing circumstances -44_ LAND USE PLAN BUDGET Itemized by individual Work Tasks CATEGO RY'& Planning Support Total Total WORK TASK Hours Hours Hours Months Salary Benefits Total 107 Impact Analysis 554 146 700 4.04 $5,649 $1,525 $7,174 #1 192 52 244 1.41 #2 178 46 224 1.29 #3 184 48 232 1.34 108 Integ. to Land 281 64 345 1.99 2,860 772 3,632 #1 63 14 77 .44 #2 lit 26 138 .80 #3 106 24 130 .75 109 Adoption of Plan 384 264 648 3.74 5,202 1,404 6,606 #1 168 142 310. 1.79 #2 16 30 46 .27 #3 126 64 190 1.09 #4 ~ 30 12 42 .24 #5 44 16 60 .35 110 Initial Zoning 0 O This represents only informal discussions with Coastal Commission staff with additional discussion expected during the beginning stages of Phase III of the LCP, the Zoning Ordinance. Q This group of tasks will overlap Category 109 and essentially represents the first stage of Phase III, of the LCP, the Zoning Ordinance. It was put in this work program to provide a transition from Phase II, the Land Use Plan, to Phase III. 45 LOCAL CQASTAL PROGRAM FIRST YEAR WORK PROORAM SCHEDULE Name of Applicant: Pro3ect year 1978 City of Santa Monica From to Program Subcategory Re Ference No. & Title Jan. Feb. March A ril p Ma Y June July Aug, Sept. Oct. Nov. Dec. .101 Program Mgmt/Admin 102 Review of Existing City Plans & Ord. 103 B i as c Data Compil. 104 Inter-Agency Coo rd. 104.1 Inter-Dept. Coord 105 Components of Land Use Plan 105 1 A . ccess 105 2 Recreation . 105.3 Housing 105.4 Envir. Quality 105 5 Visual Desi n . g 106 Public Participation. 107 Impact Analysis (Env. & Ecoriornic) 108 Integration of Com- ponents into Land Use Plan 109 Adoption of Land Use land 110 Initial Tasks of Zoning Ord. 1~llT TlTfT77 l'77a Staff Part Time 00 Zoning Ordinance Staff Full Time ~ Consultants +~ p rn Name of Applicant City of Santa Monica Date. January 1978 WORK PROGRAM SCHEDULE SUBSEQUENT YEARS January 1. 1979 to January 1, 1981 ;REF. N0 SUBCATEGORY FY 1978/79 FY 1979/80 FY 1980/ . ARTER UARTER QUARTER 1 t 2nd 3rd 4th 1st 2nd .3rd 4th 1st 2nd 101 P rogram Mgmt/Admin. 102 Review of Existing City Plans and Ordinances 103 Basic Data Compilation 104 Inter-Agency Coordinatio 104.1 Inter-Dept. Coord. 105 Components of Land Use Plan ~, 105.1 . Access ~ I ~" v 105.2 Recreation ~ a - --- 105.3 Housing o. ~ f o • 105.4 Env. Quality O 105.5 Uisual Design, W ~ m 106 P bli P i i ' u art c c pation 107 Impact Analysis (Env. & Economic) 108 Integration of Component ~ 1 into Land Use Plan .109 . Adoption of Land Use _ P1 an ' 110 Initial Tasks of Zoning. Ordinance 200 Zoning Ordinance rn r L ro c ro .o v i U1 U U1 .a 0 +~ E m i m 0 n. ro ro 0 U V O J p V LOCAL COASTAL PROGRAM PRODUCT AND MILESTONE DESCRIPTION Product/ Subcategory Milestone # from Work Due- Date* Description Now Milestone Accomp]ishment Will Be Measured Program Mgmt/ 101 35 Ongoing. administration during LCP, LCP Technical Committee review of accepta- dministration bility of procedures and data. Review of 102 .75 The identification of applicable Existing City existing city plans and ordinances, Plans and Ord. Basic Data 103 3.75 Mapped land use, with text and Compilation tables describing data, Inter-Agency 104 35 Compilation of input from outside Coordination agencies. Inter-Dept. 104,1 26 Compilation of input from city Coordination agencies, Components of 105 4.5 Application of issues to land Land Use Plan use plan components. Access 105.1 8 Land Use map designations or In addition to review by Technical Committeell changes in existing modes, streets, the Planning Commission will review and transportation facilities; policy adopt each component of the Land Use Plan. statements; summary memo, . Recreation 105.2 11 Map of existing facilities; report of alternative facilities; land us map of preferred alternative with policy statement; summary memo, Housing 105.3 6,5 Map of existing housing; report of housing conditions; land use map and policy statement; summary memo, Env. Quality 105.4 - 8 Policy and program statement; sum- mary memo, A «~ *In number of months from date of grant approval. LOCAL COASTAL PROGRAM PRODUCT AND MILESTONE DESCRIPTION Product/ Subcategory Milestone N f k Due * How Milestone Accomplishment rom Wor Date Description Wi71 Be Measured Visual Design 105.5 11 Generalized standards applied to Planning Commission Review and Adoption. land use designations; summary memo. Public Parti- 106 35 Public comments compiled; periodic LCP Technical Committee Review. cipation newsletters. Impact Analy- 107 14 EIR with both environmental and Planning Commission Review. sis (Env. & economic factors considered. Economic) Integration o 108 14 A final comprehensive Land Use Planning Commission recommendation and Corriponents in- Plan with accompanying policies City Council Adoption. to Land Use and programs. Plan. Adopt. of Lan 109 16/18** Certified Land Use Plan. Certification by Coastal. Commission. Use Plan Initial Tasks 110 lg Initial outline of zoning amend- Technical Committee review. of Zoning Ord. ments. Zoning Ord. 200 - 35 Zoning Ordinance Amendments. *in number of months from date of grant approval. ** City adoption will be in 16 months while Coastal Commission certification is expected in 18 months.