This Report Is a Draft Staff Product. It Has Not Been Reviewed by the Coastal Commission and Is Subject to Change

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This Report Is a Draft Staff Product. It Has Not Been Reviewed by the Coastal Commission and Is Subject to Change STATE OF CALIFORNIA – THE RESOURCES AGENCY GRAY DAVIS, Governor CALIFORNIA COASTAL COMMISSION CENTRAL COAST DISTRICT OFFICE 725 FRONT STREET, SUITE 300 SANTA CRUZ, CA 95060 (831) 427-4863 PRELIMINARY ANALYSIS OF SOME PERIODIC REVIEW ISSUES AND RECOMMENDATIONS: PART II NOTE: This report is a draft staff product. It has not been reviewed by the Coastal Commission and is subject to change. REVISED SEPTEMBER 2004 PART I. TABLE OF CONTENTS (see first part of document, pages 1 through 124) I. INTRODUCTION II. LAND USE AND PUBLIC WORKS INFRASTRUCTURE III. ENVIRONMENTALLY SENSITIVE HABITATS IV. WATER QUALITY & MARINE RESOURCES V. AGRICULTURAL RESOURCES PART II. TABLE OF CONTENTS VI. PUBLIC ACCESS & RECREATION...................................................................................................................................................................... 127 ISSUE PA-1: Short-term Rentals............................................................................................................................................................................... 127 ISSUE PA-2: Public Access in ESHA....................................................................................................................................................................... 128 ISSUE PA-3: Timeshare Conversion......................................................................................................................................................................... 133 ISSUE PA-4: Temporary Events ............................................................................................................................................................................... 134 ISSUE PA-5: Malpaso Creek Beach.......................................................................................................................................................................... 137 ISSUE PA-6: Yankee Point Beach ............................................................................................................................................................................ 140 ISSUE PA-7: Stillwater Cove.................................................................................................................................................................................... 142 ISSUE PA-8: Sycamore Canyon ............................................................................................................................................................................... 145 ISSUE PA-9: Carmel River State Beach (aka Monastery Beach) Parking ............................................................................................................... 146 VII. COASTAL HAZARDS........................................................................................................................................................................................... 148 ISSUE CH-1: Technical Reports ............................................................................................................................................................................... 148 ISSUE CH-2: Bluff-top Setbacks .............................................................................................................................................................................. 151 ISSUE CH-3: Seawalls .............................................................................................................................................................................................. 154 ISSUE CH-4: Structural Changes in Hazardous Areas ............................................................................................................................................. 157 ISSUE SH-5: Shoreline Structure Design.................................................................................................................................................................. 158 ISSUE CH-6: Tunnels................................................................................................................................................................................................ 161 G:\Central Coast\P & R\Periodic Reviews\Monterey Co ReCAP\Staff Reports\Final LevelA&B Preliminary Staff Analysis & Recommendations\LEVEL A & B ISSUE ANALYSIS -part2 2.5.03 revised Sept 2004.doc JANUARY 2003 PRELIMINARY ANALYSIS OF SOME PERIODIC REVIEW ISSUES AND RECOMMENDATIONS : PART II 126 NOTE: This report is a draft staff product. It has not been reviewed by the Coastal Commission and is subject to change. ISSUE CH-7: Steep Slopes........................................................................................................................................................................................ 163 VIII. SCENIC RESOURCES ......................................................................................................................................................................................... 165 ISSUE SR-1: Historic Resource Protection............................................................................................................................................................... 165 ISSUE SR-2: Air Space Protection in Critical Viewshed.......................................................................................................................................... 175 ISSUE SR-3: Undergrounding Utilities..................................................................................................................................................................... 177 ISSUE SR-4: Views from Offshore........................................................................................................................................................................... 179 ISSUE SR-5: Cellular Towers ................................................................................................................................................................................... 183 ISSUE SR-6: Landmark Trees................................................................................................................................................................................... 185 ISSUE SR-7: Critical Viewsheds............................................................................................................................................................................... 189 ISSUE SR-8: Ridgetop Development........................................................................................................................................................................ 198 ISSUE SR-9: “Trophy Homes” ................................................................................................................................................................................. 204 IX. ENERGY & INDUSTRIAL DEVELOPMENT ...................................................................................................................................................... 208 ISSUE EN-1: Duke Energy ....................................................................................................................................................................................... 209 ISSUE EN-2: Oil & Gas Leases ................................................................................................................................................................................ 210 ISSUE EN-3: Granite Rock ....................................................................................................................................................................................... 212 ISSUE EN-4: Energy and Industrial Facilities .......................................................................................................................................................... 216 This report was prepared with financial assistance from the Office of Ocean and Coastal Resource Management, National Oceanic and Atmospheric Administration, under the provisions of Section 309 of the Coastal Act Reauthorization Amendments of 1990 JANUARY 2003 PRELIMINARY ANALYSIS OF SOME PERIODIC REVIEW ISSUES AND RECOMMENDATIONS : PART II 127 NOTE: This report is a draft staff product. It has not been reviewed by the Coastal Commission and is subject to change. VI. PUBLIC ACCESS & RECREATION Coastal Act sections 30210- 30214 require that maximum public access opportunities be provided, consistent with public safety and the need to protect private property owners’ rights and natural resource areas from overuse. The Act further requires that development not interfere with the public’s right of access to the sea. The provision of public access, however, is to take into account whether or not adequate public access exists nearby, or if agriculture would be adversely affected. With regard to Local Coastal Program requirements, the Coastal Act provides that each LCP shall contain a specific public access component. Coastal Act Sections 30220 –30223 give priority to visitor-serving uses, especially along the immediate shoreline. ISSUE PA-1: Short-term Rentals Ensure that if the County wants to allow short-term rentals of residences, they are consistent with Coastal Act policies to provide additional visitor-serving uses and to protect special communities which are visitor destinations, as well as are consistent with other LCP provisions (e.g., with the definition of “dwelling.”) County Policies and Comments Recommendations Summary Comment: While the County
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