DEL MONTE FOREST AREA LAND USE PLAN LOCAL COASTAL PROGRAM MONTEREY COUNTY, CALIFORNIA DEL MONTE FOREST AREA LAND USE PLAN MONTEREY COUNTY LOCAL COASTAL PROGRAM Adopted by the Monterey County Board of Supervisors July 5, 1983 Adopted as the Final Land Use Plan by the Board of Supervisors July 17, 1984 Michal Moore, Chairman Dusan Petrovic Marc Del Piero Barbara Shipnuck William Peters Effective Date of Certification by the California Coastal Commission September 24, 1984 Amended by Board of Supervisors October 23, 1984 Amendment Certified by Coastal Commission March 28, 1985 Board of Supervisors Acknowledgement of the Coastal Commission’s Amendment Certification on May 19, 1987 MONTEREY COUNTY 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 as amended, and from the California Coastal Commission, under the provisions of the California Coastal Act of 1976. i IN MEMORIAM TO SAMUEL F. B. MORSE AND COLONEL ALLEN GRIFFIN, WHO THROUGH PERSONAL DEDICATION AND BY THE EXERCISE OF RESTRAINT AND FINE TASTE, PRESERVED THE DEL MONTE FOREST FOR US ALL. MAY THEIR EXAMPLE OF LEADERSHIP, COOPERATION, RESPECT FOR THE FOREST, AND DEDICATION TO QUALITY, INSPIRE THOSE RESPONSIBLE FOR THE IMPLEMENTATION OF THIS LAND USE PLAN. ii MONTEREY COUNTY DEL MONTE FOREST LAND USE PLAN LOCAL COASTAL PROGRAM PREPARED BY THE MONTEREY COUNTY PLANNING DEPARTMENT Principal Participating Staff: Edward W. DeMars, Planning Director Raymond W. Lamb, Assistant Planning Director Bill Farrel, Principal Planner/LCP Project Coordinator Susan Hilinski, LCP Planner Consultants: LSA/Larry Seeman Associates, Inc. Word Processing: Carmelia Moon Rosalba M. Johnson iii TABLE OF CONTENTS FOREWORD.................................................................................................................... vii 1. INTRODUCTION...............................................................................................................3 The Local Coastal Planning Process Report Organization Relation of Maps to Plan Historical Context Citizen Participation Jurisdictional Context and LCP Applicability Precedence Among Adopted General Planning Policies Terminology in this LUP Status of Supporting Studies LUP Policy Guidance Statements 2. RESOURCE MANAGEMENT ELEMENT....................................................................13 Introduction Water and Marine Resources Environmentally Sensitive Habitat Areas Forestry and Soil Resources Hazardous Areas Scenic and Visual Resources Archaeological Resources 3. LAND USE AND DEVELOPMENT ELEMENT...........................................................38 Introduction Land Use Policies Land Use Designations Land Use by Planning Area Spanish Bay – Area 1 Spyglass Cypress – Area 2 Middle Fork – Area 3 Pescadero – Area 4 Huckleberry Hill – Area 5 Gowen Cypress – Area 6 Pebble Beach – Area 7 Country Club – Area 8 4. LAND USE SUPPORT ELEMENTS..............................................................................85 Introduction Circulation Water and Wastewater Services Housing iv 5. PUBLIC ACCESS.............................................................................................................96 Introduction Existing Shoreline Access Conditions Public Access Policies 6. IMPLEMENTATION AND ADMINISTRATION........................................................108 Introduction Basic Implementation Programs Adopt OSAC Plan Adopt New Zoning Administration of this Plan Development Permit Review Coastal Permit Process Site Plan Review Process Environmental Review Process Timing of Development Sewer and Water Allocation by Development Area Supplemental Administrative Actions to Aid in More Effective Implementation of the LUP Utilize and Enhance Database Encourage Granting of Conservations, Scenic, and Negative Easements Encourage Rehabilitation of Mined Areas Establish Review Criteria for County Advisory Bodies Categorical Exemptions to this LUP LUP Revisions Appeals Public Agency Participation and Citizen Input Enforcement 7. DEL MONTE FOREST OPEN SPACE MANAGEMENT PLAN (OSAC).................119 Appendix – Implementation Programs A – List of Environmental Sensitive Habitats B – Site Specific Access Recommendations v LIST OF FIGURES AND TABLES FIGURES Figure 1 Location Map...........................................................................................................4 Figure 2 Environmentally Sensitive Habitat Areas..............................................................19 Figure 2A Vegetation Cover....................................................................................................25 Figure 2B Fire Hazard............................................................................................................29 Figure 2C Visual Resources....................................................................................................34 Figure 3 Planning Areas.......................................................................................................44 Figure 4 Environmental Considerations ..............................................................................50 Figure 4A Environmental Considerations Legend..................................................................51 Figure 5 Del Monte Forest Area Land Use Plan – 1983 .....................................................52 Figure 5A Del Monte Forest Area Land Use Plan – 1983 Legend.........................................53 Figure 6 Spanish Bay Planning Area Environmental Considerations .................................57 Figure 6A Spanish Bay Planning Area Land Use...................................................................58 Figure 7 Spyglass Cypress Planning Area Environmental Considerations .........................61 Figure 7A Spyglass Cypress Planning Area Land Use...........................................................62 Figure 8 Middle Fork Planning Area Environmental Considerations.................................64 Figure 8A Middle Fork Planning Area Land Use...................................................................65 Figure 9 Pescadero Planning Area Environmental Considerations ....................................67 Figure 9A Pescadero Planning Area Land Use......................................................................68 Figure 10 Huckleberry Hill Planning Area Environmental Considerations..........................71 Figure 10A Huckleberry Hill Planning Area Land Use ...........................................................72 Figure 11 Gowen Cypress Planning Area Environmental Considerations............................75 Figure 11A Gowen Cypress Planning Area Land Use .............................................................76 Figure 12 Pebble Beach Planning Area Environmental Considerations...............................77 Figure 12 Pebble Beach Planning Area Environmental Considerations (Continued) ..........78 Figure 12A Pebble Beach Planning Area Land Use.................................................................79 Figure 12A Pebble Beach Planning Area Land Use (Continued) ............................................80 Figure 13 Country Club Planning Area Environmental Considerations...............................83 Figure 13A Country Club Planning Area Land Use.................................................................84 Figure 14 Circulation .............................................................................................................86 Figure 15 Recreational Facilities...........................................................................................99 Figure 16 Shoreline Access ....................................................................................................100 TABLES Table A – Summary of New Planned Development in Del Monte Forest......................................55 Table B – Sewer and Waste Allocations ......................................................................................114 vi FOREWARD The 1997 Plan for the Del Monte Forest was identified in the LCP Work Program as the basis for this LUP. Therefore, the initial step in the local coastal planning process for the Del Monte Forest Area was to compare statewide coastal planning goals of the Coastal Act with the objectives enumerated in the 1977 Plan. A summary of this comparison is set forth here to establish a policy context for the LUP which follows. STATEWIDE COASTAL PLANNING GOALS The California legislature has declared the basic statewide goals for the Coastal Zone in Section 30001.5 of the Coastal Act of 1976. These are: 1) To protect, maintain, and, where feasible, enhance and restore the overall quality of the Coastal Zone environment and its natural manmade resources. 2) To assure orderly, balanced utilization and conservation of Coastal Zone resources, taking into account the social and economic needs of the people of the state. 3) To maximize public access to and along the coast and maximize public recreational opportunities in the Coastal Zone consistent with sound resource conservation principles and constitutionally protected rights of private property owners. 4) To assure priority for coastal-dependent and coastal-related development over other development on the coast. 5) To encourage State and local initiatives and cooperation in preparing procedures to implement coordinated planning and development for mutually beneficial uses, including educational uses,