BIG SUR COAST LAND USE PLAN LOCAL COASTAL PROGRAM MONTEREY COUNTY, CALIFORNIA MONTEREY COUNTY, CALIFORNIA BIG SUR COAST LAND USE PLAN LOCAL COASTAL PROGRAM Prepared by the Monterey County Planning Department Adopted by the Monterey County Participating Staff: Planning Commission 2/11/81 Robert Slimmon, Jr. Director of Planning Adopted by the Monterey County Raymond W. Lamb Board of Supervisors 11/5/85 Assistant Director of Planning David Young, Senior Planner/Project Coordinator Dusan Petrovic, Chairman Marc J. Del Piero Sam Karas Graphics: Karin Strasser Kauffman Barbara Shipnuck Steve Early Jim DiMaggio Certification Acknowledged by the California Coastal Commission on Word Processors: April 10, 1986 Carmelia Moon Rosalba M. Johnson Former Project Participants: Bill Farrel Nancy Sackman Michael Hitchcock Edward Davidson Scott McCreary Susan Hilinski Al Haynes Ernest Franco Nanci Brose Dennis L. Wardell Fred Ureta Steve Sigala 1 Consultants: Roy Trotter and Glen Vita Black & Veatch Consulting Engineers UPDATE INDEX BIG SUR LAND USE PLAN - AMENDMENTS As Adopted by the Monterey County Board of Supervisors for the following date(s): 1. January 9, 1996 - AMEND AND ADD LANGUAGE TO BIG SUR LAND USE PLAN POLICY 3.4.3.A.7 - Amend and add to Big Sur Land Use Plan Policy 3.4.3.A.7 regarding the timing of proof of water for subdivision applications. BIG SUR LUP/BSLUP.IDX 79/96 3 TABLE OF CONTENTS INTRODUCTION............................................................................................5 1.1 Overview..................................................................................................................5 1.2 Physical and Cultural Setting ..................................................................................5 1.3 Past and Present Planning.......................................................................................6 PHILOSOPHY & GOALS...............................................................................9 2.1 Philosophy and Goals ..............................................................................................9 2.2 Basic Objectives and Policies...................................................................................10 RESOURCE MANAGEMENT........................................................................12 3.1 Introduction..............................................................................................................12 3.2 Scenic Resources ......................................................................................................13 3.3 Environmentally Sensitive Habitats........................................................................22 3.4 Water Resources......................................................................................................25 3.5 Forest Resources.....................................................................................................31 3.6 Agriculture ..............................................................................................................37 3.7 Hazardous Areas.....................................................................................................40 3.8 Mineral Resource....................................................................................................45 3.9 Dredging, Filling, and Shoreline Structures............................................................58 3.10 Historical Resources................................................................................................59 3.11 Archaeological Resources .......................................................................................61 HIGHWAY ONE AND COUNTY ROADS..................................................63 4.1 Introduction............................................................................................................63 4.2 Recommended Actions ...........................................................................................69 LAND USE AND DEVELOPMENT.............................................................71 5.1 Introduction............................................................................................................71 5.2 Land Use Planning Issues......................................................................................75 5.3 Proposed Land Uses ..............................................................................................76 5.4 Development Policies.............................................................................................84 i PUBLIC ACCESS..........................................................................................101 6.1 Introduction............................................................................................................101 ADMINISTRATION AND IMPLEMENTATION .....................................117 7.1 Plan Administration.............................................................................................117 7.2 Implementation ....................................................................................................119 GLOSSARY.................................................................................following 128 LIST OF TABLES AND FIGURES TABLE 1: Land Use and Development Summary.................................................................83 FIGURE 1: Proposed Land Use ..............................................................................following 83 Rural Community Centers Big Sur Valley North - Detail A Big Sur Valley South - Detail B Lucia - Detail C Pacific Valley - Detail D Gorda - Detail E Commercial Facilities Outside Rural Community Centers - Detail F TABLE 2: Site Specific Recommendations for Shoreline Access .....................following 116 FIGURE 2: Shoreline Access Plan .......................................................................following 116 FIGURE 3: Trails Plan .....................................................................................following 116 ii 1. INTRODUCTION 1.1 OVERVIEW The plan contained in these pages is the Land Use Plan for the Big Sur Coast segment of Monterey County's Local Coastal Program. This plan supersedes the Monterey County Coast Master Plan adopted in 1962 and in effect for twenty two years. As the primary component of a certified Local Coastal Program, it will provide development standards to guide the actions of all State and local agencies. Under the provisions of the Federal Coastal Zone Management Act, actions by all federal agencies must be submitted for review by the California Coastal Commission. The Coastal Commission will rely on the certified Big Sur Coast Land Use Plan for guidance when reviewing federal projects for consistency with the policies of the California Coastal Management Program. This plan has been prepared to carry out the requirements of the California Coastal Act of 1976. The Coastal Act places emphasis on environmental protection and public recreation and access. Therefore, these were three important considerations used to formulate this plan. 1.2 PHYSICAL AND CULTURAL SETTING The Big Sur coast of Central California is over seventy miles in length and stretches from the Carmel area on the north, south to the San Luis Obispo County line near San Simeon. Perhaps the largest single coastal planning area in California, the Big Sur region is also among the most geographically distinctive. The western slopes of the Santa Lucia Mountains, reaching an elevation of 5,200 feet at Cone Peak, drop precipitously to the sea. Much of the coast is bounded by sheer cliffs. Great offshore rocks punctuate the dramatic meeting of land and sea. Beaches are few; strong currents, waves, and cold water make swimming hazardous. Nearly fifty separate streams flow down the mountains to join the sea. Several of these, such as the Big Sur and Little Sur Rivers, Big Creek, Garrapata Creek, and Salmon Creek, have substantial year-round flows and support anadromous and resident game fish. The Big Sur coast is rich in plant and wildlife diversity. Coast redwoods are found in the cool, moist canyons. The Santa Lucia fir and many other rare plants are present. Mountain lion, an occasional black bear, deer, and many smaller terrestrial animals and birds make Big Sur their home. While the California sea otter refuge runs the length of the coast, the otter is only a small part of the diverse spectrum of marine wildlife. The climate in Big Sur is mild. Although the winters bring some of the heaviest rainfall in California, the summers are long and dry. Coastal fog is typical in summer mornings near the shore; inland and at the 5 higher elevations temperatures can get quite high. Fire danger is ever present in summer and can be extremely hazardous for residents. The rugged mountainous terrain of the Big Sur coast has had a profound effect on historical use of the area and will continue to serve as a limitation on the kinds of activities that can be carried on and the scale of development. Natural constraints to development include availability of water, difficult access, unstable soils on steep slopes, and dangers of fire and flood. The scenic qualities and the natural grandeur of the coast which result from the imposing geography, the rich vegetative compositions, and the dramatic meeting of land and sea are the area's greatest single attraction to the public. Big Sur has attained a worldwide reputation for spectacular beauty; sightseeing and scenic driving are the major recreational activities. Although it has remained a rural area where sturdy pioneering