City of Solana BeachLocal Coastal Program

Land Use Plan Amendment

CCC Item Th7dJanuary 9, 2014

City of Solana Beach Location

2 Solana Beach, Northern San Diego County

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Solana Beach LUP History

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2000-2012: City coordinates with Stakeholder groups and prepares/submits draft Land Use Plans (LUP).

March 2012: CCC approves LUP with 156 additional Suggested Modifications.

February 2013: City Council adopts LUP incorporating all CCC Suggested Modifications:

Concurrently directs City Staff to prepare amendments to clarify policies relating to private beach stairways, bluff top development and shoreline protection.

May 2013: City Council approves sending LUP Amendment to CCC for processing.

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Solana Beach LUPA History

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October 2013: City receives draft suggested modifications on the Solana Beach LUPA.

October 9, 2013: Technical meeting convened of CCC staff and City Staff on CCC Suggested Modifications.

November 2013: CCC hearing on LUPA hearing held and continued until January 2014.

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LUP Amendment Background

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Intended to strengthen and clarify LUP policies by providing additional details regarding intent.

Furthers important City goals to move development away from the coastal bluff edge where possible.

Proposed amendments developed in conjunction with CCC and interested stakeholders.

LUPA public review:March 28 - May 10, 2013

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Purpose of LUP Amendments6

Clarifies future opportunities for public access on private beach stairways when feasible & reasonable when located on a public easement /property. (Policy 2.60.5)

Clarifies allowable/intended uses for Sand & Public Recreation Impact Mitigation Fees (Policy 4.49)

Requires feasibility analysis for alternatives to all bluff retention device projects. (Policy 4.52)

Issue: Use of Erodible Concrete

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Solana Beach Certified LUP includes 5 shoreline protection devices approved by Commission after many years of Staff review and discussion

City’s proposed LUPA did not contain any changes to recently Certified LUP shoreline protection devices/solutions

November CCC Staff Report recommended two new erodible concrete seacave/notch infill designs: One without facing that cannot be aesthetically

treated One with facing that can be made to match the bluff

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Seacave/notch infills are used to prevent bluff failures onto the public beach below

Issue: Use of Erodible Concrete

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City Staff supported November 2013 CCC Staff Suggested Modifications regarding new infill types

January 2014 CCC Staff Report does not include an erodible concrete infill option that includes facing or ability to provide aesthetic treatment

City Staff supports all CCC Staff modifications except #2, #3 and #4 regarding the use of erodible concrete for seacave and bluff notch infills.

City Staff would support erodible concrete infill provided it has aesthetic treatment/facing As shown in Exhibit 6 in the CCC Staff Report (Pg. 113)

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Exhibit 6 – CCC Staff Report Pg. 113

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Rationale for City Position

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Erodible concrete is not ideal because it cannot be properly notched into bluff Therefore, these concrete fills migrate onto

beach Erodible concrete has a long cure time

and is too soft to be effectively contoured or hand sculpted to match the native bluff

Has not been used in City for more than a decade because of poor track record

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Example: Seacave infill without aesthetic treatment or contouring

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Creates significant adverse aesthetic and visual impacts to the public beach

Inconsistent with Certified LUP which requires aesthetic treatment and maximum protection of visual resources

Infill without aesthetic treatment

Infill without aesthetic treatment

Infill with aesthetic treatment15

Infill with aesthetic treatment16

Reasons for City Staff Opposition

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CCC Staff Recommendation is inconsistent with Certified LUP which requires aesthetic treatment for all shoreline protection devices in the City

CCC Staff recommendation is contrary to the agreement reached with CCC and City technical Staff on October 9, 2013 regarding facing

Poor past record of performance in City City Staff would prefer no changes to the Certified

LUP preferred bluff solutions – but could support the design shown in Exhibit 6 (Staff Report Pg. 113)

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Conclusion and Request18

City Staff requests rejection or modification of CCC Staff Suggested Modifications 2, 3 and 4.

City Staff agrees to support erodible concrete for infills if aesthetic treatment is incorporated e.g. Exhibit 6 in the CCC Staff Report

City Staff supports the other proposed suggested modifications.

Thank you.