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APPENDIX A

Suggested Modifications, LCP Amendment 1-97
San Luis Obispo County North Coast Plan Update

General Modifications

1 Public Access Component. The North Coast Area Plan should be amended to include a "specific access component," consistent with section 30500 of the California Coastal Act. This component should include at a minimum, the following information: (1) Statements of the public access goals, objectives, policies, ordinances, standards, programs, and other management objectives relevant to the North Coast planning area; (2) a comprehensive inventory of existing and potential public shoreline access, including a map or maps indicating the specific locations of such access resources.

Chapter One

2 pg. 1-3. General Goals for the North Coast. Add new section to Goal 1, Environment, as follows: "G. Recognizing that Highway One north of Cambria comprises the southern approach to the Big Sur Coast, a scenic treasure of national significance which requires the greatest possible effort to safeguard it from the intrusions of new development."

3 pg. 1-4. General Goals for the North Coast. Revise Goal 3.A as follows: "Maintain a clear distinction between urban and rural scale development. Rural uses outside Cambria, San Simeon Acres and Old San Simeon and Hearst Castle staging area should be predominately agriculture, low intensity recreation, low density residential and open space. Such uses will preserve and enhance Cambria and San Simeon Acres as identifiable communities while providing for additional visitor serving uses at Old San Simeon."

4 pg. 1-6, General Goals for the North Coast. Revise Goal 7.C as follows: "Requiring new destination resorts and recreational development such as hotels and conference centers and golf courses to be located within or adjacent to urban or village areas or to existing visitor destination points."

5 pg. 1-7, 1-8. General Goals for the North Coast. Delete goals 10.C and 12.D.

6 pg. 1-8. General Goals for the North Coast. Add a new goal 15 as follows:

Public Access to the Shoreline. Provide for public access, consistent with the need to protect natural resource areas from overuse, by:

A. Maximizing public access to and along the coast through the following:

1. Developing all feasible vertical and lateral pedestrian access to and along the shoreline, consistent with other public access goals of this plan;

2. Developing a through Coastal Trail the length of the planning area;

3. Developing all other feasible pedestrian circulation systems in the coastal zone, consistent with other public access goals of this plan;

4. Providing a regional bike path system for the North Coast;

5. Providing conspicuous signage for all public access;

B. Preventing interference with the public’s right of access to the sea, whether acquired through use or legislative authorization, including, but not limited to, the use of dry sand and rocky coastal beaches to the first line of terrestrial vegetation.

C. Requiring new development between the nearest public roadway and the shoreline and along the coast to provide public access consistent with sound resource management and consistent with public safety, military security needs, and the protection of fragile coastal resources.

D. Carefully balancing the public’s right of access to the sea with Constitutionally-protected private property rights.

Chapter Two

7 pg. 2-19. Economic Goals and Objectives. Revise goal 2(b)(3) as follows: "Requiring new destination resorts and recreational development such as hotels and conference centers and golf courses to be located within or adjacent to urban or village areas or to existing visitor destination points".

Chapter Three

8 pg. 3-37. Sewage Disposal Text. Revise paragraph two, line eight as follows: "The ultimate plant capacity is limited to 300,000 gpd due to the limited space on the existing site, however, even a plant of this size may not be required to accommodate the build out of San Simeon Acres. Final sizing of plant expansion should be limited to that needed to serve San Simeon Acres and Hearst Castle and Department of Parks and Recreation staging area facilities."

9 pg. 3-37. Sewage Disposal Text. Revise paragraph two, line ten as follows: "Serve San Simeon Acres within the urban service line and immediate vicinity; ..."

Chapter Four

10 pg. 4-11. Commercial Retail and Recreation Categories. Modify the second full paragraph as follows: "The land use designations for the Hearst Ranch Resorts are based on studies by the Hearst Corporation and the county and represent development on parts of the ranch to that may be instituted on a phased basis. The Hearst Corporation is encouraged to apply for a separate amendment to the plan, to reconfigure the Recreation category and golf course, to incorporate the topographic visual barrier west of Highway One and to accommodate needed golf course expansion."

11 pg. 4-12. Revise Text as follows: "Four areas One area on the ranch are is designated for visitor serving recreation facilities as summarized in on the following table. Three of the areas are near the Hearst Castle staging area and Old San Simeon Cove and the fourth near San Simeon Acres. This area is located within and immediately adjacent to Old San Simeon. Each of these areas are Development proposed in this area is still in the conceptual planning stages and the precise extent and layout of facilities will be determined through the Development Plan and environmental review processes."

12 pg. 4-12. Revise Table 4-2 to match revised Table 7-1; see "Table Revision" at end of these Suggested Modifications.

13 pg. 4-13. Proposed Hearst Resort Developments. Revise text in this section to conform to changes indicated by the new Table 4-2, above.

14 pg. 4-14. Figure 4-1: Location map. Revise location map to delete Staging Area, Pine Resort and golf course development sites. Redesignate these sites for Agriculture. Designate 100 acre development envelope as Commercial Retail, within and immediately adjacent to Old San Simeon as described in Modification 79. Delete the Recreation designation on San Simeon Point and redesignate for Open Space. Correct "Town of San Simeon" to read "San Simeon Acres."

15 pg. 4-15. Figure 4-2: Concept Plan Map. Revise concept plan to be consistent with Figure 2 of the Commission’s Findings for the North Coast Area Plan Update (redesignate Recreation area to Agriculture except within allowable development envelope; designate development envelope as Commercial Retail; delete golf course designation; on San Simeon Point, redesignate entire 60 acre area indicated by the "existing trees" symbol as Open Space and an SRA).

16 pg. 4-16. Pine Resort Hotel/Lodge. Delete all text.

17 pg. 4-16. Figure 4-3: Hearst Ranch--Pine Resort Building Envelope. Delete.

18 pg. 4-21. Residential Suburban Text. Modify as follows:

Two areas w Within Cambria are identified for suburban residential development O one area is identified for suburban residential development, located in the eastern portion of the community . . . .

The second area is in the southwestern portion of the planning area community. It serves as a transition from the denser portions of the community to the surrounding agricultural and rural areas. Particular care is essential in design of lots to suit the topography and setting.

19 pg. 4-23, Tract 226: Move the description of Tract 226 from page 4-25 and insert just above "East Village." Substitute a revised description of Tract 226 as follows:

Tract 226. Tract 226, located in the East Lodge Hill area, was subdivided into 32 small commercial lots with a central, commonly owned lot for parking. Resubdivision of this site will provide an opportunity for residential development and to reduce the number of existing lots on Lodge Hill. Architectural design, and site planning shall be compatible, to the greatest degree feasible, with the surrounding multi-family residential neighborhood.

20 pg. 4-25. Tract 226: Move the description of Tract 226 to page 4-23 and modify as described in the preceding suggested modification.

21 pg. 4-27. West Village. Modify the last sentence of the first partial paragraph as follows:

However, b Because of the desirable location, more development is likely would be expected to occur within the timeframe of the plan. However, because of flooding issues, no new development, except public services, shall be approved until the County has developed a flood analysis and management plan for West Village and that plan is certified as an amendment to this Area Plan and is implemented.

22 pg. 4-27. West Village. Amend the first complete paragraph as follows:

The need for additional retail commercial areas can be provided on the Mid-State bank site, bounded by Highway One, Cambria Drive, and Main street. This area should develop as a community serving area, and provide opportunity for locating public facilities that need a central location. should be evaluated periodically.

23 pg. 4-29. Rural Area Programs. Add new program as follows:

Area of Special Biological Significance (ASBS). The County, in cooperation with the Monterey Bay National Marine Sanctuary, National Marine Fisheries Service, and California Coastal Commission, should encourage the State Water Resources Control Board to protect the North Coast’s sensitive and spectacular marine environment from the impacts of any future wastewater outfall structure(s) through designation as an ASBS. Such ASBS would protect the waters adjacent to and offshore from the Northern elephant seal breeding colonies at Piedras Blancas, extending north to the existing Salmon Creek ASBS at the county line, seaward to the limit of the Sea Otter Refuge, and southward to at least San Simeon Point.

24 pg. 4-30. Tract 226: Modify as follows:

Tract 226. The county should work with property owners in Tract No. 226 toward resubdivision consolidation and redistribution of the lots for a multi- single family project commercial use before development occurs.

Chapter Five

25 pg. 5-10. Principal Arterials. Revise lead paragraph as follows: "Principal arterial highways function to carry traffic between regions and major population areas. They are typically freeways and state highways, such as Highway One and Highway Forty-six in the north coast planning area. Highway One is, however, required by statute to remain a two lane, scenic road in rural areas of the coastal zone. In the North Coast, this is all of the planning area outside of the urban services lines of Cambria and San Simeon Acres." Also, delete reference to golf facilities in second paragraph.

26 pg. 5-10. Principal Arterials. Add a fourth sentence to the third paragraph as follows: "Another necessary improvement to Highway One is to realign it landward in order to maintain the road as a scenic route, provide continuing access to and along the north coast of the County, and to limit the amount of shoreline protection devices that may otherwise be needed to prevent damage to the highway from bluff erosion."

27 pg. 5-11. Collector Roads. Modify the Windsor Blvd. Extension discussion as follows:

This extension is limited to emergency vehicles, bikeways, and pedestrian use. The extension should occur in the short term as an emergency/fire access road linking Lodge Hill and Park Hill. An additional road to the east and connecting to Highway One should be constructed for full time vehicular access.

28 pg. 5-11. Collector Roads. In order to maintain consistency with the recommended modifications and denials of street extensions in Cambria, delete the Tipton Street and Cambria Drive discussions in their entirety, and modify the discussion about Fiscalini Ranch Road, as follows:

This proposed collector, is also planned to serve development on The Ranch, and would extend from Lodge Hill to Highway One.provide a road open to the public across The Ranch, connecting the southern part of Windsor Boulevard with the northern part. An access connection to Highway One from Fiscalini Ranch Road should be considered. Its location, if it is built, will need to be carefully planned to avoid sensitive resources and steep slopes visible from Highway One.

29 pg. 5-12. Collector Roads. Delete the discussion about Creekside. Drive. Also, modify Figure 5-1 by deleting the road from Fiscalini Ranch Road to Highway One, Creekside Drive, and Piney Way.

30 pg. 5-13. Collector Roads. Delete the discussion about Piney Way/Patterson Link.

31 pg. 5-14. Planning Area Circulation Program 1, Directional Signing. Revise as follows: "The availability of tourist services such as food and lodging facilities, recreational areas and coastal access should be clearly indicated by state or county highway signs to reduce or eliminate the need for conspicuous on-site signs or other conspicuous signing where necessary to maximize public access and recreational opportunities (Medium priority/Long term)."

32 pg. 5-14. Planning Area Circulation Program 2, Trails. Revise as follows: "In areas where there is interest in establishing public trails To maximize the provision of public trails, the County should work with interested groups and property owners and agriculturalists to determine if access can be secured to serve this need while respecting adjacent uses and ownerships (Medium priority/Long term)."

33 pg. 5-14. Areawide Program 3A, Further Study and Improvement Funding. Add the following sentence to the first paragraph of Program 3A: "However, no improvements which provide for increasing the travel lanes of Highway One, other than minimal passing lanes (not over 10% of the length of the road) shall be considered."

34 pg. 5-14. Planning Area Circulation Areawide Program 3B, Cayucos to Cambria. Revise Program 3B as follows: "Two passing lanes, one northbound, one southbound and possibly full left and right-turn channelization of San Geronimo Road, Villa Creek Road and Harmony Valley Road. Passing lanes, northbound, southbound or both, shall not, however, total more than 10% of the length of Highway One between Cambria and Cayucos."

35 pg. 5-15. Planning Area Circulation Areawide Program 3C, Cambria Urban Area. Modify as follows: "(i.) Monitor need for passing lanes, signalization and channelization of the southerly section of Main Street - Ardath Drive, and Cambria Drive intersections. (Low priority/Long term); (ii). The County should include in any flood prevention/control planning lengthening the bridge over Santa Rosa Creek to enable a 100 year flood flow to pass unimpeded. (High priority/Short term)"

36 pg. 5-15. Planning Area Circulation Areawide Program 3.D, Cambria to Hearst Castle Staging Area. Revise Program 3.D as follows: "(i) Two passing lanes, one northbound, one southbound and full left and right channelization at major local road intersections such as Vista Del Mar and Pico Avenue in San Simeon acres. However, passing lanes, northbound, southbound or both shall not total more than 10% of the length of Highway One between Cambria and the staging area at Hearst Castle; (ii) Plan for the realignment of Highway One inland in order to avoid further placement of shoreline protection devices, which could encroach on public beaches, to preserve the scenic nature of the road, and to preserve the highway as a public accessway to and along the coast. (High Priority/Short term)."

37 pg. 5-15. Planning Area Circulation Areawide Program 3E, North of Hearst Castle Staging Area. Add the following program as follows: "(ii) Plan for the realignment of Highway One inland in order to avoid future placement of shoreline protection devices, which could encroach on public beaches, to preserve the scenic nature of the road, and to preserve the highway as a public accessway to and along the coast. (High priority/Short term)

38 pg. 5-15. Scenic Highway designation. Add new program as follows: "G. Cambria to county line. The county should work with the state to designate Highway One as a State Scenic Highway. At a minimum, such designation should include all portions of Highway One between Cambria and the southerly end of the existing State Scenic Highway designation along the Big Sur Coast in Monterey County (except segments within the Urban Service Lines at San Simeon Acres and Cambria). Consideration should also be given to extending State Scenic Highway designation southwards to cover Highway One between Cambria and Cayucos."

39 pg. 5-15. Planning Area Circulation Areawide Program 6, Bicycle Improvements. Revise as follows: "The County should pursue development of a regional bikeway system, including the provision of Class I and II bikeways where feasible. Road improvements should include provision for more bicycle travel opportunities (High priority/Short term)."

40 pg. 5-16. Planning Area Circulation Cambria Programs 3, Piney Way Extension. Delete this program.

41 pg. 5-16. Planning Area Circulation Cambria Programs 5, Creekside Drive Extension. Delete this program.

42 pg. 5-16. Planning Area Circulation Cambria Programs 7, The Ranch - Circulation. Modify as follows: "Extension of several existing roads and several new roads Windsor Boulevard as an emergency, pedestrian, and bicycle road and construction of Fiscalini Ranch Road, a new road across The Ranch, open to the public, are planned as part of the development of this property. The circulation system should provide safe and convenient access and link Lodge Hill, and Park Hill, and the downtown. The timing of these connections . . . . . ."

Chapter Six

43 pg. 6-3. Urban and Rural Area Combining Designations Program 6, San Simeon Point (SRA). Modify as follows: "This picturesque setting includes Monterey pines, cypress trees, tilted rock formations, and excellent views of the bay and ocean shoreline. While not biologically unique, the combined sensitivity of vegetation and viewshed and archaeological resources make an SRA designation appropriate. Nonetheless, development in the Recreation Category could be sited so as not to damage either the vegetation or viewshed through appropriate mitigation measures."

44 pg. 6-4. Urban and Rural Area Combining Designations Program 12, San Simeon Fault Zone (GSA). Modify as follows: "The San Simeon Fault Zone traverses the coastal area from near the base of San Simeon Cove (Old San Simeon) Point to the north side of San Carpoforo Creek. In 1986, the State geologist determined this fault zone to be active and designated it as a special studies zone subject to the provisions of the Public Resources Code. No structure for human occupancy as defined in California Administrative Code, title 14, Division 2, chapter 8, Subchapter 1, Article 3, section 3600(e), shall be constructed within 50 feet of the mapped trace of the San Simeon Fault or any associated fault determined to be active by the State Geologist. The northeast side of the San Simeon Fault Special Studies Zone shall define the westerly extent of any proposed structure for human occupancy adjacent to the village of Old San Simeon, except that a detailed geologic report may require location of such a structure elsewhere between the Special Studies Zone and Old San Simeon. Unless otherwise prohibited by the development limits imposed by the presence of the Special Studies Zone, development between the northeast and southwest boundaries of the Special Studies Zone shall be limited to parking areas, grazing, interpretive signing, public coastal access trails, landscaping, and other, miscellaneous development associated with continued agricultural use or hotel use, but not including structures for human occupancy or any other structure exceeding 120 square feet in area (site coverage) and eight feet in height."

45 pg. 6-10. Combining Designation Programs, Local Coastal Plan Program 1, Shoreline Access -- Vista Points. Revise as follows: "The California Department of Transportation, State Department of Parks and Recreation or other appropriate organizations should improve any and all existing vehicle turnouts and accept offers to dedicate between Oak Knoll Creek and Point Piedras Blancas dunes public access easements along the North Coast, except where such improvement would be inconsistent with the County’s Coastal Plan public access policies. The improvements should include: . . .[per existing text] . .

46 pg. 6-10. Combining Designation Programs, Local Coastal Plan Program 2, Piedras Blancas Point. Modify as follows:

Public Acquisition - Piedras Blancas Point. The State Department of Parks and Recreation or other appropriate agency should acquire the Piedras Blancas Point and Lighthouse for public access. The state should investigate the development of a small scale hostel using the existing buildings. Improvements should include:

a. Parking. An improved small parking area adjacent to the southern cove. The size of the parking facility shall not exceed the carrying capacity of the site, based on the biologic assessment process. The parking facility shall be screened from Highway 1 views by Monterey cypress hedgerows or other appropriate materials.

b. Signs. Interpretive signs and displays and coastal access signs on Highway 1 and along the shoreline.

c. Elephant seal management. Consistent with an approved Northern Elephant Seal Management Program (to be developed by the National Marine Fisheries Service and other agencies), measures such as fencing, bollard lines, handrails, observation platforms and blinds, and other facilities as needed to provide for safe visitor enjoyment and to protect the seals from harassment.

d. Marine Sanctuary gateway. Interpretive, management and research facilities needed to establish a permanent visitor reception and research station for the purpose of improving public awareness and appreciation of the Monterey Bay National Marine Sanctuary and its resources.

47 pg. 6-11. Combining Designation Programs, Local Coastal Plan Program 3, Vista Points. Modify as follows: "The California Department of Transportation or State Department of Parks and Recreation should continue to maintain the existing vista points north of Cambria and through the Hearst Ranch holdings. Where turnouts must be eliminated due to bluff erosion, hazards, operational needs, or for any other reason, Where turnouts are endangered by bluff erosion, the turnout, and the highway if necessary, should be moved inland a sufficient distance to maintain the size and location of the turnout. Turnouts should be eliminated only when there is no other feasible alternative. Any turnouts eliminated shall be replaced in reasonable close proximity."

48 pg. 6-12. Combining Designation Programs, Local Coastal Plan Program 8, County owned surplus lots. Revise as follows: "To reduce impacts on traffic, water-use and the pine forest, substandard lots acquired by the County in the small lot subdivisions, such as Park Hill, Happy Hill and Lodge Hill areas, should be kept in public ownership and developed as a public access resource if appropriate or, if such development is not appropriate, sold to adjacent owners as yard areas or open space."

49 pg. 6-18. Santa Rosa Creek (SRA) Coastal Stream and Riparian 10(b)(11). Modify as follows: "Enhancing the basin as a municipal water source for Cambria consistent with protection and enhancement of habitat values."

50 pg. 6-19. Table 6-1, Schedule for Completing Combining Designation and Public Facilities Programs. Modify the third entry under Area Wide Responsible Agencies in Table 6-1 as follows: "State Department of Parks and Recreation and Caltrans"

Chapter Seven

51 pg. 7-2. Introductory Text. Delete second full paragraph.

52 pg. 7-4. Areawide Standards. Revise Standard 5 as follows: "Traffic Mitigation - Highway One. Development plan and subdivision proposals shall be reviewed to determine the adequacy of services, including the impacts on the carrying capacity of Highway One. Inadequate road capacity shall be grounds for denial unless adequate mitigation measures are incorporated. Increasing traffic levels to an extent that is found to detract from the rural, scenic nature of Highway One shall not be permitted. Acceptable levels of service (LOS) for Highway One are LOS D between Cayucos and the staging area at Hearst Castle and LOS C between the staging area at Hearst Castle and the county boundary with the County of Monterey."

53 pg. 7-4. Areawide Standards. Add new standard following Standard 7, "Application contents - Land divisions": "Highway One viewshed protection. No land division, resubdivision, or lot line adjustment shall be approved if it results in a net increase in the visual impact or number of potential residential structures in view of Highway One (except those portions of Highway One within the Cambria Urban and San Simeon Acres Village areas). In new land divisions, each parcel with potential for residential development must include a building site or envelope which, because of existing topography or natural vegetation, will allow complete concealment of future development (including residences, accessory buildings, new roads and driveways) as seen from Highway One."

54 pg. 7-5. Areawide Standard 8.B, Ridgeline development. Amplify as follows: "New development shall be located so that no portion of a structure extends above the highest horizon line of ridge lines as seen from Highway One. Building heights shall be reduced sufficiently so that the ridgeline landform immediately below this highest horizon line is clearly discernable to the unaided eye and is not blocked by the permitted development."

55 pg. 7-5. Areawide Standard 8.D, Varied Terrain. Revise as follows: "Development proposals for sites with varied terrain are to include design provisions for concentrating development on moderate slopes less than 20 percent, thus retaining steeper slopes visible from public roads undeveloped."

56 pg. 7-5. Areawide Standard 8.F, Visual impact analysis. Amplify as follows: "Visual impact analysis. Development proposed that is visible from Highway One shall include a visual impact analysis with the application that considers the proposed form, massing, site location, effects of site grading, landscaping, night lighting, colors and materials, and other relevant design elements. As a basis for the required visual analysis, proposed building heights and locations shall be indicated on-site by erection of story poles or equivalent visual demonstrations. The story poles shall be maintained until the public hearing is completed. The analysis shall also suggest mitigating measures to reduce the impact of the development on its surroundings."

57 pg. 7-7. Areawide Standard 14.A, Rural viewshed protection/location, last sentence, clarify as follows: "Highway One, as well as any local route comprising the first public road nearest the sea, shall be treated as a scenic view corridors."

58 pg. 7-7. Areawide Standard 14, Rural Viewshed Protection, add new standard: "C. Signs. Billboards and other commercial advertising signs, as well as any other privately-owned sign which would have the same effect, are prohibited in view of Highway 1. Exceptions may be made for permanent on-premises signs for visitor services, and temporary real estate sale signs, not to exceed 48 sq. ft. in area for any such property."

59 pg. 7-7. Areawide Standard 14, Rural Viewshed Protection. Add new standard: "D. Critical Viewshed. North of Santa Rosa Creek, the following areas within the Agriculture, Rural Lands, Recreation and Open Space land use categories comprise critical viewshed: all areas seen from those portions of Highway One within the Agriculture, Rural Lands and Recreation land use categories; all areas seen from public beaches; all areas seen from improved bluff edge overlooks at Ragged Pt. resort, and along Highway One; future public use areas at Piedras Blancas Pt., and San Simeon Pt.; and the view of Scott Rock as seen from Main Street and Santa Rosa Creek Road. The critical viewshed does not include any location within the Urban Reserve Lines at San Simeon or Cambria. No new development which can be seen by normal, unaided vision will be allowed in the critical viewshed.

Exceptions:

a. Necessary public facilities which require a location in the critical viewshed in order to properly function. This includes state highway and public road improvements; public access facilities such as trails, stairs, stiles, information displays, improved overlook points, interpretation center, restrooms and parking; resource management and research facilities such as docent shelters and elephant seal exclusionary barriers; aids to navigation; and mailboxes. Does not include above-ground utility poles, lines, or antennae; nor, public service and administrative facilities such as schools and fire stations which can be placed outside the critical viewshed.

b. Necessary agricultural improvements needed to support grazing and row crop production, which require a location in the critical viewshed in order to properly function. Includes range fencing, water troughs, stock dams, windmill pumps, corrals and feed sheds, and range restoration measures.

c. Necessary resource protection and restoration projects, such as the clearing of invasive, non-native vegetation and erosion control programs.

d. On existing legal parcels south of Pico Creek (San Simeon Acres Village), only, landscape screening with earthen berms or other measures as necessary to conceal residential structures on properties having no building sites concealed from critical viewshed.

e. At Ragged Point Resort, visitor serving improvements within the existing development perimeter (not to exceed 120 restaurant seats, and 60 inn units).

f. At Piedras Blancas Motel, visitor-serving improvements within the existing development perimeter (not to exceed 60 restaurant seats, and a combined total of 30 motel units and RV sites).

g. At Old San Simeon, development of visitor-serving improvements and supporting facilities within the designated development envelope."

60 pg. 7-7. Areawide Standard 16, Alteration of landforms in rural areas. Clarify as follows: "The destruction of visual resources and natural landforms shall be prohibited. Accordingly, the impacts from cutting, filling, and grading of building sites, access roads and utilities shall be avoided and/or mitigated by the following methods..."

61 pg. 7-8. Areawide Standard 19.C, Coastal bluff and shoreline standards. Modify 19.C as follows: "No part of a proposed addition, or new structure, including decks, shall be built farther onto a beachfront or bluff than existing structures on the same lot, unless the development complies with the required bluff setback and is adequate to ensure geologic stability."

62 pg. 7-8. Areawide Standards, Divisions of Land and Lot Line Adjustments, Standard 22. Add the following phrase at the end of the sentence: "including the feasibility of continued agricultural use on any resulting parcels."

63 pg. 7-9. Areawide Standards, Tourist Facilities -- Development Plan projects, Standard 24. Revise as follows: "Proposed tourist-recreation projects are to include detailed studies of water availability and use, as well as assessing impacts of water withdrawals on fish and wildlife, riparian and wetland habitat, and agricultural activities. The findings of the studies shall be considered in determining the level of development that can be approved."

64 pg. 7-10. Areawide Standards, Proof of water availability, Standard 25. Revise as follows: "New non-agricultural development proposals shall demonstrate that there is sufficient water availability to maintain riparian and wetland habitat, avoid adverse affects on agricultural activities, and provide for both domestic and fire suppression needs prior to approval issuance of a land use permit."

65 pg. 7-10. Areawide Standards, Archaeological Site Survey: Add a new Standard 26 requiring archaeological site survey prior to approval of new development.

26. Archaeological Site Survey. No new development shall be approved without a preliminary site survey conducted by a professional archaeologist according to professional archaeological standards. If the site survey and/or information on file at the Planning Department indicate that additional investigation is warranted, development shall not be approved until the additional investigation (including any recommended mitigation measures) has been completed and reviewed by the Environmental Coordinator.

66 pg. 7-10. Areawide Standard/Combining Designations -- Local Coastal Plan, 2, Shoreline access requirements for new development. Replace with the following: "New development shall provide maximum coastal access, including vertical and lateral dedications, consistent with the access policies of the Land Use Element, Coastal Zone Land Use Ordinance, and the California Coastal Act. Shoreline access may include pedestrian trails, bluff top and lateral access, beach lateral access from the toe of the bluff to the mean high tide line, vertical access from the first public roadway to the shoreline, parking, bicycle paths, conspicuous signage (access locators and interpretive displays), and trash receptacles, restrooms, or other public amenities as relevant."

67 pg. 7-10. Areawide Standard/Combining Designations -- Local Coastal Plan (LCP), add new sections as follows: "Sensitive Resource Area maps. The combining designations shown in this plan include the category Sensitive Resource Areas That Are Environmentally Sensitive Habitats, encompassing terrestrial habitats, marine habitat, wetlands, coastal streams and riparian vegetation. The mapped locations are presumed to properly represent the locations of these sensitive habitats at the time of their preparation. However, it is recognized that due to the incomplete state of our knowledge and the changeable nature of these features, their actual locations may vary from what has been mapped. Therefore, in determining where the various policies concerning environmentally sensitive habitat areas will apply, the "best available information" standard will be used. This means, for example, that current field observations, and current State and Federal species status listings, will be given priority over the SRA boundaries shown in this plan.

Mandatory site review. All projects which have the potential to adversely impact an environmentally sensitive habitat area (ESHA) will be subject to mandatory environmental site review, whether or not located within a previously mapped Sensitive Resource Area. Such review shall be conducted by a qualified expert, shall be based on field observations during the season of the year most likely to result in successful observation of the sensitive species, and by written report to the Planning Director shall identify possible impacts and suggested mitigation measures.

A. ESHA identification. In addition to the ESHA’s listed in the San Luis Obispo County Coastal Plan Policies, the following habitats in the North Coast Planning Area shall be considered environmentally sensitive habitats: coastal dunes, including oak groves and native groundcover vegetation which stabilize the dune landform north of San Simeon Pt.; butterfly trees used as overwintering habitat by the Monarch butterfly; and elephant seal haul-out areas and breeding colonies. All riparian habitat corridors, whether or not bordering a "blue line" stream as indicated on U.S.G.S. quadrangles, shall be considered ESHA’s.

B. Biologic Assessment Report required. ESHA site reviews shall be documented by written report to the Planning Director. The purpose of such biologic assessment report ("biologic report") is to identify any expected impacts on any ESHA that may be present, and to evaluate the significance of any such impacts. For those impacts which are potentially significant, appropriate mitigation measures shall be recommended.

C. Standards for Biologic Reports. The biologic report will not be accepted unless it is complete and current at the beginning of the public notice period for the project. The County will establish standards for the content of the biologic report, methodology for assessment, and qualifications of preparers. Such standards will be consistent with CEQA guidelines, and will incorporate the recommendations of the California Department of Fish and Game, U.S. Fish and Wildlife Service, Marine Mammals Commission, and National Marine Fisheries Service as appropriate. For those environmentally sensitive habitats which are only seasonally occupied or where the presence of the species can best be determined during a certain season. (e.g., an anadromous fish species or annual wildflower species), the field investigation(s) for the biologic report must be conducted during the appropriate time for maximizing the likelihood of detection for the subject species.

General Development Standards for ESHA’s. All development projects within or adjacent to an ESHA shall be designed and located in a manner which avoids any significant disruption to the identified ESHA. This requirement applies whether or not the ESHA has been previously mapped in the LCP as a SRA. This standard means that a project which potentially would adversely and significantly impact an ESHA must be redesigned or relocated so as to avoid the impact, or at least reduce the impact to a level of insignificance. Redesign includes, where necessary, reduction in development density which might otherwise be allowed.

A. Development within an ESHA. In those cases where development within the ESHA can not be avoided, the development shall be modified as necessary so that it is the least environmentally damaging feasible alternative.

Circumstances where a development project would be allowable within an ESHA include:

1. Restoration or management measures needed to protect the resource;

2. Public access and interpretive facilities such as nature trails which will improve public understanding and support for protection of the resource;

3. Essential public services and utilities, such as State Highway Route One, which can not be feasibly located elsewhere and are designed to avoid any significant disruption;

4. Uses which are resource-dependent, that is, must occupy, consume or use the very type of habitat which characterizes the ESHA in order to function at all.

Where development is allowed within an ESHA, and the project results in loss (i.e., permanent conversion) of habitat area, replacement habitat shall be provided in accordance with Calif. Dept. of Fish and Game/U.S. Fish and Wildlife Service recommendations; generally, it is recommended that such replacement habitat needs to be provided at a ratio of 4:1 or greater, depending on the particular biologic assessments for the impacted site, the mitigation site, and the requirements of the protected species/biologic feature. Replacement habitat, whenever feasible, shall be of the same type as is lost ("same-kind") and within the same biome ("same-system"); thus, an impact to riparian habitat should be offset with restored, protected habitat on the same stream.

B. Additional Limitations on Development in Wetlands. Developments in wetlands shall be further limited to the uses specified in Policy 11 (Diking, Dredging or Filling of Wetlands) of the San Luis Obispo County Coastal Plan Policies, except that mineral extraction will not be an allowed use in a wetland in the North County Planning Area.

C. Standards for Nonconforming Development in ESHA’s. Where the County is obligated to allow development in an ESHA on the basis that a Constitutional taking would otherwise result, the following standards shall apply with respect to development:

1. The amount and type of development allowed shall be the very least that would allow for reasonable economic use; for an existing residential parcel, this shall generally be considered as no more than a single residence even if the maximum number of units specified by the applicable zoning district is greater;

2. All significant adverse impacts on the ESHA shall be fully mitigated.

D. Steelhead Stream Protection: Net Loss Stream Diversions Prohibited. Diversions of surface and subsurface water will not be allowed where a significant adverse impact on the steelhead run, either individually or cumulatively, would result. Steelhead streams in the North Coast Area include San Carpoforo Creek, Arroyo de la Cruz, Pico Creek, Little Pico Creek, San Simeon Creek and Santa Rosa Creek as well as Villa Creek, and their respective tributaries.

Water supply wells which tap the subflow, diversion dams, and similar water supply facilities which could potentially harm the steelhead run in any of these streams shall not be allowed. Exceptions may be considered only where the impact is fully mitigated and no significant disruption would result. Techniques for impact avoidance include:

1. Limiting diversions to peak winter flows exceeding the amount needed to maintain the steelhead runs, with off-stream storage where year-round water supplies are desired;

2. Treatment of diverted waters after use, and return to the watershed of origin in like quantities; and

3. Supplementation with water imported from sources which do not exacerbate impacts on steelhead or salmon runs elsewhere.

E. Other Prohibited Uses. Prohibited developments and activities include:

1. In-stream barriers to fish migration including types of dams not covered above, weirs, and similar obstacles which would substantially interfere with normal migration patterns, except where mitigated with fish ladders or other effective by-pass systems;

2. Developments which would cause loss of spawning gravels and rearing habitat through flooding, siltation or similar impacts;

3. Clearing or removal of native riparian vegetation on the banks of streams (does not apply to removal of vegetation in-between the banks where essential for flood control purposes; nor, to road, trail or public utility crossings where there is no feasible alternative and no significant disruption would result);

4. Any other development or activity extensive enough to raise overall stream temperatures to unfavorable levels, or which would result in a significant reach of unfavorable temperatures that would interfere with normal migration and movement within the stream;

5. Breaching of the beach berm, where such berm creates a coastal lagoon that provides summer rearing habitat for juvenile steelhead. Exceptions shall be authorized only where such breaching represents the least environmentally damaging feasible alternative for relieving a flood hazard, public health hazard, or water pollution problem. In event such breach is authorized, it shall be conducted subject to the following standards:

a. Artificial breaching of a sand bar or beach berm containing a coastal lagoon is considered coastal development, therefore a Coastal Development Permit must be obtained prior to breaching activity.

b. Appropriate permits for river mouth breaching must also be obtained from California Department of Fish and Game, The US Army Corps of Engineers, the Monterey Bay National Marine Sanctuary (if applicable), the Regional Water Quality Control Board, and all other concerned agencies prior to the breaching. In many cases, the required coastal development permit must be obtained from the California Coastal Commission instead of, or in addition to, the County, because the lagoon mouth will be located entirely or partly within the Commission’s original jurisdiction.

c. Because of the unique nature of individual river mouth environments, breaching standards must be designed specifically for each location where breaching activity will occur.

d. Development of a river mouth breaching plan for each site shall include consideration of the following:

i. Utilization of feasible available alternatives, to eliminate the practice of artificial breaching if possible.

ii. Thorough study of affected endangered species and habitat , in particular the endangered steelhead trout, and tidewater goby.

iii. Review of mitigation options as compensation for environmental damage caused by breaching.

iv. Public access impacts.

v. Public health impacts.

vi. Public safety impacts.

vii Review of historic and projected flooding of public and private properties, agricultural lands, and habitat.

viii Monitoring of lagoon and river/stream water quality.

ix. Creation of a monitoring plan for individual breaching incident, and a long term monitoring plan to study lagoon health and the impacts of breaching on the lagoon.

F. Pine Forest. For development in native stands of Monterey pine Forest within the Cambria USL, compliance with the SRA Combining Designation requirements and, when adopted, Forest Management Plan, shall be required."

68 pg. 7-10. Areawide Standards/Combining Designations -- Local Coastal Plan (LCP): add new section as follows: "Marine environment -- projects with point-source discharges. The richness, sensitivity, and unspoiled character of the marine environments in the North Coast area demand particularly rigorous measures to insure the protection of these special resources. Accordingly, no point-source discharges into the marine environment will be allowed, either directly or indirectly. Nor, will any developments which are of a scale or of a type which will presently or in the future require such a discharge, be allowed.

Exceptions:

a. The existing San Simeon Community Services District (SSCSD) outfall for treated wastewater, and any capacity expansions needed to serve permitted growth within the existing Cambia Community Services District (CCSD) and SSCSD service areas, provided that any replacement/new outfall would have to be located outside the Monterey Bay National Marine Sanctuary (MBNMS);

b. The already-permitted CCSD brine discharge outfall; and any future brine discharge facilities for permitted development at San Simeon or Cambria; provided that:

1) it is consistent with MBNMS, Environmental Protection Agency (EPA) and Regional Water Quality Control Board (RWQCB) Regulations;

2) the discharge point is located south of San Simeon Point, and where it will not diminish the extent of any kelp bed or intertidal habitat;

3) it is designed to maximize rapid mixing of the brine with ambient seawater; in order to minimize hypersaline concentrations;

c. Aquaculture seawater pass-through discharges, provided that:

1) it is consistent with MBNMS, EPA, RWQCB and California Department of Fish & Game (CDFG) Regulations;

2) the discharge point is located south of San Simeon Point;

3) the discharge method will not result in a eutrophic concentration of nutrients, and will not result in harm to wild abalone populations or other native marine organisms;

d. Seawater pass-through discharges for public aquaria, and for scientific research facilities, provided that:

1) it is consistent with MBNMS, EPA, and RWQCB Regulations.

2) if located north of San Simeon Pt., is exclusively for research or interpretation of organsims found within that part of MBNMS;

3) the discharge method will not result in harm to kelp beds or other native marine organisms.

e. Discharges to streams, for the purpose of hydrologic replenishment and/or stream water quality enhancement, provided that:

1) it is consistent with NMFS, U.S. Fish & Wildlife Service (USFWS), EPA, RWQCB, and CDFG Regulations;

2) the discharged waters will be cool enough and clean enough not to disrupt the steelhead run, nor the in-stream habitat for any other sensitive species including but not limited to the red-legged frog and tidewater goby.

69 pg._7-10. Areawide Standards/Combining Designations -- Local Coastal Plan (LCP), add new section as follows: "Standards for preventing polluted runoff impacts from non-point sources. Golf courses, driving ranges, sports fields, and similar developments characterized by intensive irrigation, fertilizer use, herbicide and pesticide applications shall be designed and located to preclude adverse impacts to streams, tidepools, rare plants, riparian vegetation and other environmentally sensitive habitats. Special attention shall be given to the impacts of polluted runoff and irrigation overspray. Unless special drainage facilities or measures are provided to direct and disperse runoff away from environmentally sensitive habitat areas, a vegetated buffer (i.e., filter strip) a minimum of 100 ft. in width shall be left between the developed sports facility and the sensitive habitat feature. Where oak root fungus is a concern, irrigation systems shall be installed and operated in a manner that will not wet the root zone of any retained oak trees.

Every construction site where the soil disturbance will exceed 0.1 acre (4,356 sq. ft.) shall be subject to a stormwater pollution prevention plan (SWPPP), which conforms to the standards for such plans established by the RWQCB (regardless of whether or not a formal SWPPP approval is required by the RWQCB). For areas of less than 5 acres of soil disturbance, this requirement may be waived by the Planning Director if either of the following apply:

a. The project plans include a drainage and erosion control plan incorporating all applicable best management practices (BMP’s), including silt fences, straw bale barriers, slope protection, detention basins, energy dissipaters, wet weather exclusion directives, and revegetation of exposed slopes; or,

b. All ground-disturbing work is to be performed, and the site is winterized with appropriate slope protection including ground cover plantings, prior to the end of the dry season (Nov. 1).

Parking lots, and other paved areas where automobiles are parked, 0.1 acre or greater in size shall be equipped with sediment and grease traps, and shall be subject to a periodic maintenance program."

70 pg. 7-10. Areawide Standard/Combining Designation, Sensitive Resource Areas, 4, Site Design--Blufftops. Modify as follows: "New development and recreational uses, especially on bluff tops, shall be designed and situated to minimize adverse impacts on marine resources. Access may shall be permitted when compatible with protection of marine resources, consistent with the public access policies of this Plan."

71 pg. 7-11. Combining Designations/Local Coastal Plan (LCP), Sensitive Resource Areas, Standard no. 5. clarify as follows: "Habitat Protection - Piedras Blancas and Arroyo Laguna dunes. Development of passive recreation and coastal access on or near the Piedras Blancas Dunes shall include a habitat protection program and provide habitat restoration. These requirements shall similarly apply to the coastal dunes located between Arroyo Laguna and San Simeon Point. Development shall be restricted to existing building areas. Changes in use not be allowed within dune habitat areas, except for flexible pedestrian boardwalks and other public access management and habitat restoration measures that can not be feasibly located elsewhere. Applications for development in adjacent areas shall identify public parking areas, trail locations, and types of visitor-serving use."

72 pg. 7-11. Areawide Standards/Combining Designations, Arroyo de la Cruz, Standard 9. Revise as follows: "Limitation on use. No development is allowed except for high flow-period water diversion projects, wildlife and natural resource protection, coastal accessways, water wells and impoundments and agriculturally related uses. No development or other activities will be allowed if significant, unavoidable adverse impacts on the natural resources or agriculture will result."

73 pg. 7-11. Areawide Standards/Combining Designations, add new section as follows: "Elephant Seal Habitat Protection. The following policies apply to the Piedras Blancas coast (San Carpoforo beach to San Simeon Pt.):

a. Management Program. As funding becomes available, a joint planning initiative will be undertaken with the Monterey Bay National Marine Sanctuary (MBNMS) and National Marine Fisheries Service (NMFS) staff to establish a Northern elephant seal (NES) management program. This management program will incorporate the interim management program for the NES, initiated by the Calif. Dept. of Transportation (Caltrans) pursuant to CDP No.A-3-SLO-95-070. The purpose of the program will be to protect the elephant seals from harassment, protect visitors from injury, provide a spectacular wildlife viewing experience for the visitor, and provide an opportunity to improve public awareness and appreciation of the MBNMS and its resources.

b. Observation facilities. The most suitable site for a NES observation facility and permanent visitor reception station, is at the former lighthouse reservation at Piedras Blancas Pt. If this use can not be designed to be compatible with existing unrelated research activities at Piedras Blancas, such research activities shall be relocated as funds allow. Supplementary viewing areas should also be provided at each location where public parking is located adjoining a seal beach.

Where feasible, a physical barrier, such as a handrail, shall be installed between the viewing platform and the seals. Accessory structures such as docent shelters, portable restrooms, and interpretive displays may be provided. Where needed to keep seals off parking lots and roadways, heavy-duty barriers such as bollard lines or boulder barricades may also be appropriate.

c. Lateral access. Where the primary Coastal Trail lateral access route is on a beach which is seasonally occupied by the NES, a supplementary blufftop trail should be provided, and public use rerouted accordingly. Such supplementary parallel routing is needed to provide continuity of access and a suitable viewing area, while avoiding harassment of the seals. Given the present pattern of NES colonization, it is anticipated that such a blufftop trail will eventually be needed from the first beach area north of San Simeon Pt. to the northern edge of San Carpoforo beach.

d. Beach encroachments prohibited. No highway improvements such as rock armor or gabions, or other developments which would reduce available beach space seasonally occupied by the NES, will be allowed. Where shoreline erosion presents such a situation, alternative measures, such as realigning the highway further inland, shall be employed.

74 pg. 7-12. Rural Area Standards/Agriculture, 1. Modify as follows: "Agriculture - Land Divisions. Except for divisions necessary for the continued operation of existing public works or services, Any, such as Highway One, or where the land division is brought about in connection with the purchase of such land by a public agency for public recreational use, any land division proposed in the Agriculture Category shall satisfy the following criteria:

A. Viable agricultural units. The Each resulting parcels from the division shall constitute an individually viable agricultural unit; or

B. Improving viability where possible. The division shall improve the viability of adjacent holdings.

C. Report required. Applications for any land division, or lot line adjustments, shall include an ag. viability report, prepared by a qualified professional approved by the County Planning Director, that describes the agricultural potential of the property, that and evaluates the effects of the proposed division, including the feasibility of continued agricultural use on any resulting parcel, subject to the approval of the County Planning Director."

75 pg. 7-12. Rural Area Standards/Agriculture, add policy for the Ragged Pt. area to limit uses consistent with similar areas under the Monterey County Big Sur Coast Land Use Plan, immediately north: "2. Ragged Point Area. All lands within the Agriculture designation, northwards from the Hearst Ranch, shall be limited to actual agricultural and public benefit uses, in the same manner as provided for the Agriculture designation on the Hearst Ranch, except:

• Residential Uses, other than Mobilehomes, are allowed at the rate of not more than one Single-Family Dwelling per existing legal parcel;

• Transient Lodgings, limited to Bed and Breakfast Facilities, and the existing Ragged Point Inn, are allowed;

• Retail Trade uses at the existing Ragged Point Inn limited to restaurant, food, service station, souvenier and outdoor recreation supply are allowed."

76 pg. 7-14. Commercial Service Standard for Van Gordon Creek. Revise Standard 1 for Van Gordon Creek as follows:

"1. Limitation on Use. Uses are limited to: Aquaculture, building materials (limited to sales of recycled wood and wood products), caretaker residence, single family dwelling, residential accessory uses, mobilehomes, nursery specialities, concrete, gypsum and plaster products, separation of beach gravel and similar uses, construction contractors material storage, furniture and fixtures, home occupations, passive recreation, recycling and scrap (limited to greenwaste processing, lumber recycling, composting and wood chipping, includes sales of recycled greenwaste items), recycling collection station, storage accessory, warehousing and water well impoundment. Proposed uses are limited to serving primarily local needs, not compatible with other commercial retail and

77 pg. 7-14. Hearst Ranch Resorts Plan. Revise heading as follows: "Hearst Ranch Resorts -- Commercial Retail, Recreation and Open Space at Old San Simeon and San Simeon Point: The following standards apply only to lands on Hearst Ranch lands within the above land use categories."

78 pg. 7-14. Hearst Ranch Resorts Phasing Plan, Table 7-1. Replace Table 7-1 with the revised Table 7-1 shown in the "Table Revision" at end of these Suggested Modfications.

79 pg. 7-14. Hearst Ranch Resorts Plan, Standard 1. Add the following standards:

1A. All building development shall be located within the revised development envelope, as described herein: that area within and adjacent to Old San Simeon between State Highway Route One and the coastal bluff bordering San Simeon Bay, bounded on the west by the Alquist-Priolo Geologic Study zone designated for the San Simeon Fault; on the north by the limit of the existing Recreation land use designation; and on the south by W.R. Hearst Memorial State Beach. Support uses such as parking lots, public access amenities, tennis courts, etc., may be allowed within adjacent portion of the Geologic Study zone provided that in no case will development be located within 50 feet of the fault trace or where it would significantly disrupt environmentally sensitive habitat.

1B. Development identified on Table 7-1 shall be the maximum permitted. Development may be reduced in size or number of units or denied altogether if impacts on coastal resources cannot be adequately mitigated or if essential infrastructure (water, road, sewage treatment) is inadequate to serve any proposed level.

80 pg. 7-15. Figure 7-3. Revise Figure 7-3 to be consistent with location map Figure 4-1 as revised by suggested modification above. Insure "REC" land use designation on San Simeon Point is redesignated as "OS" (Open Space).

81 pg. 7-15. Hearst Ranch Resorts Plan Standard 2. Timing between Phases. Revise Standard 2.A as follows: "Coordinate Development with circulation improvements. Time phases development to correspond to improvements in capacity planned for Highway One and other affected roads. Acceptable capacity of Highway One is rated at LOS D between Cambria and the staging area. Highway One may not be expanded over two lanes for more than 10% of its alignment between Cambria and the staging area or between the staging area and the Monterey County line."

82 pg. 7-15. Hearst Ranch Resorts Plan, 2. Timing between Phases. Revise Standard 2.B as follows: "Timing of Resort Development. Allow orderly and sequential increases in the number of hotel units considering the economic impacts on the area, (such as employee housing); the existing supply and demand for overnight lodging; and the impacts of development on coastal resources and agriculture."

83 pg. 7-16. Hearst Ranch Resorts Plan, 2. Timing between Phases. Revise Standard 2.C as follows: "2.C Utilities and Traffic Capacity. Insure that water and wastewater systems are available, and that traffic capacity and safety improvements are in place. Water systems must be adequate to provide appropriate service during dry years and all summer months. Wastewater treatment shall be provided by an on-site "Package Plant" adequate to serve the proposed development, approved by the Regional Water Quality Control Board and the County and capable of a level of treatment to allow the use of reclaimed effluent to irrigate resort landscaping. Wastewater facilities, including disposal, must not adversely affect coastal resources or agriculture."

84 pg. 7-16. Hearst Ranch Resorts Plan, 3. Review Requirements for each phase. Modify as follows: "Each project shall be reviewed to determine adequacy of services, including impacts on the carrying capacity of Highway 1 and local water supplies. . . .Each phase of development shall be reviewed to determine its impacts (both individually and cumulatively) on coastal resources, including fish and wildlife resources, and plant communities, archaeological resources and agricultural activities. . . ."

85 pg. 7-16. Hearst Ranch Resorts Plan, 3.A Water monitoring program, add clarifying sentence: "No phase shall proceed unless the County, in consultation with the California Department of Fish & Game, has first certified that this monitoring program has been modified so that the flow volumes and patterns needed to sustain flow-dependent species (including steelhead and red-legged frogs) can be reliably determined, based on a minimum of 5 years observation prior to approval of any development phase."

86 pg. 7-16. Hearst Ranch Resorts Plan, 3.B Biological assessment, add clarifying sentence to the end of Standard 3B: "The biological assessment and analysis shall be in conformance with the Instream Flow Study Methodology (IFSM) standards established for steelhead."

87 pg. 7-16. Hearst Ranch Resorts Plan, 3.C Qualified biologist required, modify last sentence: "The biological analysis shall commence no later than June 1st and shall be conducted over the critical summer months (June through October) and can be conducted concurrently with shall continue for a minimum of 5 consecutive seasons, or a representative aggregate of 5 non-consecutive seasons, prior to the permitting and constuction for the first phase (Staging Area) of the Hearst developments."

88 pg. 7-17. Hearst Ranch Resorts Plan Standard 3.E, Low cost visitor serving facilities. Revise as follows: "Lower cost visitor serving facilities (consisting of a 50 site campground and/or a 60 bed youth hostel and public access shall be provided within one year of occupancy of any units built in Phase One. The youth hostel shall be located within the allowable development envelope as defined in Figure 4-2. Alternative locations may be considered for this facility."

89 pg. 7-17. Hearst Ranch Resorts Plan Standard 3.F, Employee housing required. Revise as follows: "To accommodate the employee housing needs generated by the phased development, provisions for employee housing shall.also be included for each phase with the application(s) submitted for the visitor serving development. Employee housing may be located at the staging area, Old San Simeon, clustered in San Simeon Acres, or Cambria. or other appropriately designated areas to the approval of the County. However, only 100 employee housing units are permitted within the allowable 100 acre development envelope within and immediately adjacent to Old San Simeon."

90 pg. 7-17. Hearst Ranch Resorts Plan Standard 3I, Shoreline Access. Replace Standard 3.I with the following: "Shoreline Access Requirements for New Development. New development shall provide maximum coastal access, including vertical and lateral dedications, consistent with the access policies of the Land Use Element, Coastal Zone Land Use Ordinance, and the California Coastal Act. Shoreline access may include pedestrian trails, bluff top and lateral access, beach lateral access from the toe of the bluff to the mean high tide line, vertical access from the first public roadway to the shoreline, parking, bicycle paths, conspicuous signage (access locators and interpretive displays), trash receptacles, restrooms, other public amenities, and other access resources as appropriate."

91 pg. 7-18. Hearst Ranch Resorts Plan Standard 3.J, Coastal Access Master Plan. Amend Standard 3.J as follows: "As part of Phase 1 (Development Plan) submittal, show general locations, types of dedications, types of accessways, both lateral and vertical, and other access improvements for each corresponding phase of development. The Master Plan shall generally show concepts for providing maximum appropriate improvements, maintenance entities, and offers of dedication timed with each proposed phase of development. At the time of application for each phase, subsequent, and more detailed plans shall be submitted. Figure 7-4 (Southerly Area) and Figure 7-6 (Northerly Area) show the areas of access to be addressed shown in the master plan and provided with each phase, consistent with the Chapter Three public access policies of the California Coastal Act. If the approved phasing plan is modified, the master plan shall also be amended at the same time showing the corresponding level of access."

92 pg. 7-18. Figure 7-4. Revise Figure 7-4 to be consistent with Figure 7-3 and revised phasing, as changed by suggested modifications above. Insure deletion of references to Pine Resort hotel, Staging Area hotel, and golf course. See Exhibit 15.

93 pg. 7-19. Hearst Ranch Resorts Plan, 3.L Height Limits. Delete exception for non-habitable elements as follows: "Unless a different height is indicated with an individual phase as follows, Buildings shall contain no more than two stories and not exceed 25 feet in height from finished grade. except than non-habitable, architectural building elements, deemed appropriate and essential in creating a consistent architectural character in the area, shall be permitted to extend above the height limit (e.g., clock tower, steeple, etc., but no higher than allowed by the height regulations pursuant to the Coastal Zone Land Use Ordinance."

94 pg. 7-19. Hearst Ranch Resorts Plan, add new section following section 3.M: "4. Remaining Portions of Ranch Limited to Actual Agricultural and Public Benefit Uses. Within the Agricultural designation on the Hearst Ranch, the following uses are prohibited (listed by Use Group as described in the San Luis Obispo County Framework for Planning document, as amended to date):

• Residential Uses (except for the existing 23 units; and, for Farm Support Quarters exclusively for agricultural employees of the landowner, not to exceed 25 additional units)
• Retail Trade
• Wholesale Trade
• Transportation (except for the existing airfield, for public utility facilities including Highway 1, and for pipelines and transmission lines exclusively for service of allowed development within the Ranch)
• Transient Lodgings
• Services (except for public safety facilities and temporary construction yards)
• Resource Extraction (except for fisheries and game preserves, forestry, water wells and impoundments)
• Manufacturing and Processing (except for electric generating plants with capacity not in excess of that needed to support allowed development within the Ranch).

Landfills for waste disposal and open pit mining are explicitly prohibited. All uses listed in the Agriculture; Communications; and Cultural, Education and Recreation Use Groups, may be allowed except for: establishments for the sales and repair of agricultural machinery and equipment, and for retail sales of prepackaged fertilizer and agricultural sprays; health resorts; and dude and guest ranches."

95 pg. 7-19 through 7-21. Hearst Resorts Planning Standards for Phase 1--Staging Area (Commercial Retail): Delete heading, Planning Standards 1 through 5, and Figure 7-5.

96 pg. 7-23. Figure 7-6. Revise Figure 7-6 to match revised phasing requirement. See Exhibit 16.

97 pg. 7-24 through 7-29. Hearst Resorts Planning Standards for Phase 2 -- Old San Simeon, and for Phase 3 -- Golf Course and Hotel. Delete all Standards and Figure 7-7. Replace with new Planning Standards for Old San Simeon as follows:

OLD SAN SIMEON (COMMERCIAL RETAIL): The following standards apply to Hearst Resort Development at Old San Simeon.

1. Application content -- Old San Simeon. Development Plan applications, for projects in Old San Simeon Village are to indicate how new proposals will be integrated with the total existing development and are to include identification of historic buildings to be retained or renovated as well as proposed buildings, pedestrian links and other new features. Landscape plans shall include screening for all parking areas and new developments that would be visible from Highway 1. Priority shall be given to incorporating low water using native species in landscape plans.

2. Old San Simeon -- General Development Constraints.

A. Limitation on Use. Development Envelope. Uses shall be limited to: A maximum of 375 hotel/motel units, Eating and Drinking Facilities (limited to a maximum of 500 total restaurant seats), Food and Beverage Retail Sales, General Merchandise Stores (limited to tourist oriented retail shops including boating supplies (except personal motorized watercraft equipment)), Museums, Cultural Center, Coastal Accessways, Passive Recreation, Vehicle Storage (limited to visitor parking only), a maximum of 100 units of Employee Housing, Water Wells and Impoundment, Rural Recreation and Camping Facilities (limited to picnic and restroom facilities), and a 60 bed youth hostel and/or a 50 site campground.

B. Maximum intensity of uses within development envelope.

1. 1. Hotel/motel units shall not exceed 800 square feet /unit.
   2. A maximum of 500 restaurant seats.
   3. A maximum of 100 employee residential units not to exceed 1000 sq.ft. in size per unit.
   4. Accessory development associated with the hotel/motel use (not including restaurants) shall not exceed 50% of the net floor area of the overnight accommodation units. Accessory development includes, but is not limited to meeting rooms, cocktail lounges, spas/fitness facilities and resort shops.
   5. Total non-road impervious surface site coverage will not exceed 30% of the gross acreage of the allowable development envelope.

3. San Simeon Point. Limitation on use. Uses on San Simeon Point are limited to Passive Recreation and Coastal Access. Accordingly, the entire 60 acre area of the point is designated as Open Space. Public access and use of San Simeon Point is limited to nature trails and beach access, in order to protect the area from overuse. In addition to unpaved trails, appropriate improvements include benches, displays and picnic facilities.

4. Old San Simeon Height Limitation. New structures shall be compatible in scale to that of the existing development. All structures shall be a maximum of two stories at 25 feet as measured from finished grade. Signs shall be no more than 6 feet above average natural grade, with a maximum of 48 square feet. Pole signs are prohibited.

5. Design Standards for Old San Simeon area:

a. The overall objective is to create a colorful seaside village, including a beach resort, on the coastal terrace facing San Simeon Bay;

b. The architecture of new buildings shall be themed so as to be compatible with, and reflective of, the existing historic buildings including the two Julia Morgan-designed residences, the Hearst warehouses and the historic Sebastian’s Store; these structures should be protected, although the Julia Morgan residences may be converted to other appropriate uses such as museums or art galleries; likewise, the warehouses may be converted to appropriate uses such as restaurants or retail space;

c. New structures may be densely concentrated, but should be highly articulated with respect to size, shape, and architectural detail;

d. The rooflines of new buildings shall not exceed the maximum height of the highest existing historic building; specific height limits for the Commercial Retail land use designation are detailed above;

e. All new buildings shall be located within the Old San Simeon development envelope as described in Standard No. 1 above, although certain support uses not requiring new buildings may be located beyond the designated building envelope within the Alquist-Priolo geologic study area for the San Simeon Earthquake Fault (e.g., parking, camping, tennis courts; provided, such development is fully screened, by landscaping or berming, from Highway One views);

f. The most intensive portions of the proposed resort/commercial development shall be concentrated around the existing historic buildings, to facilitate pedestrian circulation; less intensive portions of the project shall, to the extent feasible, be reserved for the presently undeveloped periphery of the Development Envelope;

g. Visitor parking shall be provided consistent with County standards, plus an additional 30 spaces for general public (trailhead and beach) parking;

h. Beach access stairs and/or ramps shall be provided for public access, from the developed commercial and public parking areas to the shoreline;

i. A blufftop promenade and/or sidewalk shall be provided parallel to the shoreline, connecting the existing Wm. Randolph Hearst Memorial State Beach to the trailhead for the San Simeon Pt. Trail, on the far (upcoast) end of the developed area at Old San Simeon;

j. An informal (non-paved) footpath, the San Simeon Point Trail, shall be provided around the perimeter of the point and northwards along the coast to Arroyo Laguna/Oak Knoll Creek, at which point it shall connect to the existing informal public parking area located within the Highway One right-of-way; this route shall be secured through an irrevocable offer to dedicate a public access easement;

k. An improved, off-road, firm-surface path shall be provided between the State Park Hearst Castle staging area, and the Wm. Randolph Hearst Memorial State Beach-Old San Simeon area; and

l. A pedestrian underpass beneath Highway One shall be provided for access to the Hearst Castle Staging Area.

6. Provision of lower cost facilities -- youth hostel or campground. As part of the application for Phase 1, the applicant shall submit plans to accommodate provision of lower cost facilities. Within one year of occupancy of any units constructed in Phase 1, the applicant shall construct a youth hostel or campground facility. The facility may be located on either private or public lands, consistent with the standards and policies of the Land Use Element, provided that the Youth Hostel is located within the development envelope as shown in Figure 4-2 and the Campground site is within one mile of the coast between San Simeon State Beach and San Simeon Bay.

A. Youth Hostel. If a hostel is built, it shall be a Class A hostel consisting of a minimum of 60 beds and shall be constructed in accordance with the design standards of the American Youth Hostel Association. All costs related to the design and construction of the hostel, including necessary site preparation and off-site improvements, shall be the responsibility of the applicant. Upon completion of the hostel, it shall remain under the ownership of the applicant. Operation and control of the hostel shall be the responsibility of a non-profit organization such as the American Youth Hostel Organization or the California Department of Parks and Recreation as approved by the County of San Luis Obispo.

B. Campground. If a campground is constructed, it shall have a minimum of 50 campsites, shall be constructed in accordance to or exceed the design specifications of the California Department of Parks and Recreation and shall remain under the ownership, operation, and control of the applicant. The campground shall be designed and operated for the full range of camping activities (i.e., tent camping as well as RV's and motor homes) in order to provide the greatest possible opportunity for low cost use.

7. Coastal Access required with Phase 1: San Simeon Point to Arroyo Laguna/Oak Knoll Creek. Prior to occupancy of any units developed in Phase 1, the applicant shall provide the following minimum access improvements according to the Coastal Access Master Plan:

A. Dedication of a continuous bluff top pedestrian trail from Old San Simeon to San Simeon Point, and from the Point to Arroyo Laguna/Oak Knoll Creek; vertical and lateral accessways to and along the sandy beach areas near San Simeon Point. This facility shall be considered the first priority in all development plans. Improvements for resort users and the public shall include a small parking area near the inland extent of the point (not on the point), including an interpretative area, picnic facilities, benches, and restrooms. The bluff top trails shall be sited consistent with protection of the forest habitat and bluff stability. Disturbance should be minimized by locating trails over existing pathways. Pedestrians shall be discouraged from off-trail use by the use of fencing or vegetation, and by placing signs at trailheads that restrict people to the trail. Other improvements to facilitate public access in this area shall include:

1. Parking and circulation. A parking area for the public near Old San Simeon resort area including pedestrian/bicycle paths from the parking area to other portions of Old San Simeon;

2. Day Use Facilities. Provide a day use picnic area.

3. Support facilities. Provide necessary trash receptacles, signs, interpretive facilities, and public restrooms.

B. Dedication of a pedestrian pathway from Old San Simeon to the State Parks Hearst Castle Visitor Center, providing safe passage under Highway One.

C. Dedication of lateral access along the shoreline from W.R. Hearst Memorial Beach to Arroyo Laguna/Oak Knoll Creek;

D. Dedication of one vertical accessway to the shoreline at Arroyo Laguna/Oak Knoll Creek;

E. Vertical access to other sandy beaches and rocky shorelines as appropriate; including from San Simeon Point to the north end of W.R. Hearst Memorial State Beach; include one vertical accessway from the public parking and interpretive facility at the base of the point, with support facilities such as trash receptacles, signs, and restrooms.

Trails should be designed to allow for future extension and connection to a through coastal trail north and south of this area. Additional access improvements as described for future phases shall be required if warranted by impact analysis at the Master Plan and development stages.

8. Coastal Access required with Phase 2: Pico Creek to W.R. Hearst Memorial State Beach. Consistent with the Chapter Three public access policies of the California Coastal Act, and the Public Access Master Plan, provide the following prior to occupancy of any Phase 2 development:

A. Lateral access dedications to support, and development of, a bluff top coastal trail from Old San Simeon to Pico Creek (i.e., San Simeon Acres). Appropriate signage and controls for the protection of sensitive habitat and/or to prevent bluff erosion shall be provided. Between Wm. Randolph Hearst Memorial State Beach and San Simeon Acres, the route shall be secured by an irrevocable offer to dedicate as a public access easement; installation of the trail may be postponed until a public agency agrees to accept responsibility for construction, maintenance, and liability.

B. Lateral access dedications from mean high tide to the toe of the bluff, if not combined with the blufftop dedication.

C. Vertical accessways from the bluff down to Pico Creek Lagoon; from the Cal Trans overlooks south of W.R. Hearst Memorial Beach; and at Little Pico Creek.

D. Offer of dedication and improvements of a small park overlooking the Pico Creek lagoon and the Ocean. Facilities should include a highway turnout, trail, benches and picnic facilities.

9. Coastal Access required with Phase 3: From Arroyo Laguna/Oak Knoll Creek to Piedras Blancas Lighthouse. Consistent with the Chapter Three public access policies of the California Coastal Act, and the Public Access Master Plan, provide the following prior to occupancy of any Phase 3 development:

1. Lateral access dedications to support, and development of, a bluff top coastal trail from Arroyo Laguna/Oak Knoll Creek to Piedras Blancas Lighthouse.
2.  
3. Lateral access dedications along the shoreline from the mean high tide line to the toe of the bluff.
4.  
5. Dedicate vertical accessways in the in Piedras Blancas Dunes area, and at each improved Highway 1 vista point, consistent with habitat protection. Design of the access shall provide for safe, controlled viewing of resident seals, while providing access for divers, kayaks, surfers, fishermen, and other recreational users.

10. Coastal access required with phase 4: Piedras Blancas to Ragged Point and north boundary of Hearst Ranch. Consistent with the Chapter Three public access policies of the California Coastal Act, and the Public Access Master Plan, provide the following prior to occupancy of any Phase 4 development:

A. Lateral access dedications to support, and development of, a blufftop coastal trail from Piedras Blancas Lighthouse to the northern boundary of the Ranch, including a high water detour around the mouth of San Carpoforo Creek for continuity of lateral access during Winter and Spring months.

B. To ensure access for recreational fishing and beach use, limited vertical and lateral access paths to the lagoon of Arroyo de la Cruz Creek (see figure 7-6) seaward of Highway One shall be provided. The accessway shall be improved by the Hearst Corporation to the access improvement standards of the county.

C. Vista Points. A total of three vista points and three areas for parking 4-5 cars each located south of the mouth of San Carpoforo Creek, at Ragged Point by "Driftwood Beach" and near post-mile 68 between Breaker Point and Yellow Hill.

D. Access from the highway to the beach. Dedication of vertical public access from the proposed vista points/ parking areas to the sandy beaches located near San Carpoforo Creek, "Driftwood Beach" and between Breaker Point and Yellow Hill.

E. Access along the beach. Lateral public access along the sandy beaches located near San Carpoforo Creek, "Driftwood Beach" and between Breaker Point and Yellow Hill.

F. Support facilities. The parking areas and walkways from the parking areas to the vista points and vertical accessways shall be signed and fenced to control and limit access into sensitive or hazardous areas and to minimize destruction of bluff vegetation. The provision of access improvements designed to specifications of the access improvement standards of the California Coastal Conservancy (signs, fencing, paving of parking areas, stairways to beaches) shall be the responsibility of the applicant or the owner of record (Hearst Corporation).

11. Tree Protection -- Old San Simeon and San Simeon Point Areas. Existing trees are to be protected as follows:

A. Preserve Monterey Pine Trees. Monterey pine groves are to be preserved in their natural state. No buildings, principal structures or overnight facilities shall be sited within any pine forest.

B. Cypress Trees. Introduced Cypress windbreaks may be thinned but such thinning shall be minimized and limited to accommodate physical and visual accessibility to the western bluffs of San Simeon Point;

C. Eucalyptus Trees. Existing Eucalyptus may be removed to accommodate permitted development, to reduce public safety hazards, or to carry out landscape restoration programs, except where such trees are determined to be wintering habitat for monarch butterflies or nesting sites for herons. Thinning is encouraged consistent with good horticultural practices and fire safety, where there would be no significant impact on Monarch butterfly or heron habitat. Species, numbers and location of replacement trees shall be subject to approval by the County.

D. Oak Groves. The native oak groves north of San Simeon Point, along with the native lupines and other native groundcover plants which together stabilize the ancient dune surface westerly of Highway 1 and the San Simeon Fault Zone, shall be considered an environmentally sensitive habitat area. New development is to be limited to open space use, and so designated on any Development Plan. No other development shall be sited within the oak grove or elsewhere within this environmentally sensitive habitat area.

12. Sensitive Resources and Geologic Hazards: Site Selection - Hotel. The proposed visitor serving uses shall be oriented toward San Simeon Bay and located within the Commercial Retail category at Old San Simeon. The environmental review process shall include review and reports meeting professional and CEQA standards by: 1) qualified biologists to identify areas of greatest and least biological significance on the project site, 2) qualified archaeologists selected in consultation with the Native American Heritage Commission and recognized, local Chumash leaders to identify areas of greatest and least archaeological significance on the project site, and 3) qualified engineering geologists, or civil engineers with verifiable experience evaluating seismic hazards, selected in consultation with the California Department of Mines and Geology to identify areas of greatest and least geologic hazard on the project site These analyses shall be used to site and design structures, including walkways and parking lots, to be the most protective of environmentally sensitive habitats, archaeologically sensitive sites, and to avoid areas of geologic hazards.

13. Agricultural Buffers. To minimize conflicts between visitor serving development and the existing agricultural use adjacent to the Old San Simeon development envelope, the following standards shall be implemented with Phase 1:

(a) An agricultural easement which limits land use to grazing and necessary agricultural development (fences, ranch access roads) shall be recorded for an area extending 1,000 feet from the perimeter of the Old San Simeon development envelope described in Standard No. 1, above.

(b) All structural development permitted within the Old San Simeon development envelope shall be set back a minimum of 100 ft. from adjacent agriculturally designated lands, unless applicant can demonstrate that no conflict betwen adjacent uses would result.

14. Visitor Serving Use. All visitor serving development permitted at Old San Simeon shall be available for use by the general public. Conversion of any visitor use to a private residential use, time share, private club or any other similar use that limits the availability of the facility to the general public is prohibited. A deed restriction which articulates this limitation shall be required as part of the permit process.

98 pg. 7-31 through 7-33. Hearst Ranch Resorts Plan, Phase 4 - Pine Resort Hotel/Lodge: delete entire Phase 4 section, including Planning Standards 1 through 5, and Figure 7-8.

99 pg. 7-35. Rural Area Standards/Recreation, 4. Modifiy as follows:

Camping facilities - Location criteria. Campgrounds are to locate in least conspicuous areas and be screened to minimize their visibility from Highway One. North of Cambria, there shall be no new camping or recreational vehicle facilities seaward of Highway One, other than walk-in tent sites and low impact camping sites provided in accordance with the standards of the State Park Environmental Camping program.

100 pg. 7-36. Rural Area Standards/Recreation, 8. Piedras Blancas Motel Area. Modify as follows:

Limitation on Use. Principally permitted uses shall be limited to: Eating and Drinking Facilities (not including drive-in restaurants, fast food and refreshment stands), not to exceed 60 seats; General Merchandise Stores (limited to tourist-oriented gift shops operated in conjunction with food and lodging facilities), and Hotels and Motels (not to exceed a total of 30 motel units and RV spaces together). Non-principally permitted uses include Caretaker’s Residences, employee housing, Service Stations (limited to one such facility only, existing or rebuilt), Coastal Accessways, Water Wells and Impoundments. (This is a visitor-serving priority area.)

101 pg. 7-39. State Department of Parks and Recreation Development, Standard 14B. Revise as follows: "Plans for utility service, including water supply, sewage disposal and other infrastructure, showing sufficient ability to serve the anticipated number of visitors and other needs of the facility without adversely affecting terrestrial and aquatic habitats or agricultural activities."

102 pg. 7-40, State Department of Parks and Recreation Development, Standard 14 H. Delete.

103 pg. 7-40. Hearst San Simeon State Historical Monument (San Simeon District). Revise as follows: "After review and approval of the General Plan . . . Site development shall may be coordinated with the Hearst Corporation staging area (Phase 1) development . . ."

104 pg. 7-41. Former Cambria Air Force Station. Standard 16. Revise as follows: "Limitation on use. Visitor Serving uses are preferred. Uses shall be limited to Rural Recreation and Camping facilities (limited to public recreation activities, non-commercial conference and retreat facilities, day use activities and related uses), Single Family Dwellings (only as accessory to the visitor serving use), Caretakers Quarters, Passive Recreation, Communication Facilities, Hotels and Motels (limited to a youth hostel or equivalent use), Water Wells and Impoundment Uses allowed in the Agriculture category by Coastal Table ‘O’ and Coastal Accessways and trails. All proposed development shall be low intensity and density consistent with the rural location. All development shall minimize impacts on surrounding agricultural uses and traffic impacts on Highway One."

105 pg. 7-42. Rural Area Standards/Public Facility, Standard 1. Revise as follows: "Piedras Blancas Lighthouse Limitation on Use. Uses shall be limited to those necessary for continued navigational aids, lighthouse use restoration, Passive Recreation, Coastal Accessways and trails, and Water Wells and Impoundment, marine scientific research dependent on, or specific to, the resources of the Monterey Bay National Marine Sanctuary (MBNMS); marine resource management facilities, such as docent shelters or patrol boat storage; visitor reception station or interpretive center for the MBNMS, or other public observation facility for the Northern elephant seal; public access improvements such as trails, stairs, information displays and safety barriers; and public parking and restrooms to support any such uses, proportioned to the need and carrying capacity of the site."

106 pg. 7-44 through 7-46. Rural Area Standards/Rural Lands land use category. Revise so that the environmentally sensitive native Monterey pine forest which characterizes this landscape is protected from any significant disruption, the urban-rural boundary around Cambria is reinforced with sharp distinctions in density, and all adjacent properties within this land use category receive equal treatment. Specifically, revise text and Figure 7-12 to eliminate special treatment for "Area B"; apply the "160 acre minimum parcel size" label uniformly across all the Rural Lands shown on Figure 7-12; delete policy no. 2 regarding "Area B"; and, revise policy no. 1 on page 7-44 as follows:

"1. Rural Lands Category near Cambria - Area ‘A’ Site planning and density limitations. The following standards apply applies to Area ‘A’ as the shaded areas shown on Figure 7-12. All development shall be according to the following standards:

A. Density limitation. Proposed residential units shall not exceed a density of 1 dwelling unit for each parcel.

B. Clustering required. New dwelling units, lots or other development shall be clustered adjacent to the Cambria Urban Reserve Line to the maximum extent feasible, and shall be located in non forested areas to minimize the need for road grading and tree removal.

C. Permit requirements. Minor Use Permit approval shall be required for construction of new structures, as well as for grading and for forest clearing (not including removal of dead and dying trees where recommended by a Registered Professional Forester for purposes of pitch canker sanitation).

D. Biologic assessment report required. Prior to approval of new development, including subdivisions and resubdivisions, a biologic site assessment and analysis shall be conducted by a qualified professional consultant, with a written report to the Planning Director. Such report shall conform to the County’s standards for environmental review documents; and, shall identify potential impacts from the proposed development, alternatives, and recommended mitigation measures.

E. Habitat protection. New developments shall be sited on the least environmentally sensitive portion of the property, and shall be designed to cause the least damage feasible to surrounding native Monterey pine forest habitat. No development which would significantly disrupt environmentally sensitive habitat shall be approved. Any development in this land use category which would result in a natural habitat loss of an area greater than 69,696 sq.ft.(or 1% of the gross undeveloped area of the parcel, whichever is less), shall be considered a significant disruption. Driveways shall generally not exceed 12 ft. in width. Where a net loss of natural habitat will occur (e.g., as a result of forest clearing, road construction, or residential development), the remaining natural habitat on the parcel shall be permanently protected through a deed restriction; or dedication of, or irrevocable offer to dedicate, a conservation easement to an appropriate public agency or non-profit charitable organization which manages open space lands.

F. Special subdivison requirements. No new parcels shall be created which require new road or driveway development, or placement of a new residential development, within view of State Highway Route 1. Building envelopes and driveway access routes shall be specified on the vesting tentative map for all new subdivisions or resubdivisions. The size and location of such building envelopes and driveway routes shall be consistent with the habitat protection requirements above. The remaining undeveloped natural habitat on new parcels, in excess of the building envelope and driveway route, shall be permanently protected through a deed restriction; or dedication of, or irrevocable offer to dedicate, a conservation easement to an appropriate public agency or non-profit charitable organization which manages open space lands.

G. D. Other subdivision requirements. The Coastal Zone Land Use Ordinance sections on parcel size and cluster division shall regulate aspects of subdivision design not part of Planning Area Standards.

H. E. Slope and Viewshed protection. The development shall not be visible from Highway One. to the maximum extent feasible. No structural development shall be allowed on slopes greater than 20%. Road grading shall be minimized by using common routes to connect clustered development.

I. F. Tree removal limitations. Design and improvement shall minimize removal of Monterey Pines. Any trees removed during development and construction shall be replaced on a four-for-one basis, or as required by the county as part of an approved forest management practices plan for the site. Unless otherwise specified by the approved forest management plan, all replacement trees shall be Monterey Pines or Coast live oaks from local (Cambria area) disease-free indigenous stock. If available, pitch canker resistant strains shall be specified.

J. G. Minimum parcel size. Minimum parcel sizes for new land divisions shall be according to Figure 7-12."

107 pg. 7-48 Cambria Urban Area Communitywide Planning Standard 3.B. Revise as follows: "Limitation on residential construction of new development served by CCSD. The maximum number of For residential permits, the maximum number shall not exceed those allowed by the County’s Growth Management Plan shall not exceed up to a maximum of 125 per year until January 1, 2001. If, on that date the following performance standards have not been met no further development of any type which relies on water supplied by San Simeon or Santa Rosa Creeks will be permitted.

• The completion of an instream flow management study for Santa Rosa and San Simeon Creek which determines that additional withdrawals to support an identified amount of new development will not adversely affect riparian and wetland habitats or agricultural activities. Prior to the approval of any permits for new development after January 1, 2001, the findings of this study must be approved by the County and incorporated into the LCP.
• The completion of a water management strategy which includes water consevation, reuse of wastewater, alternative water supply (desalinization), and potential off stream impoundments. The amount of new development shall be limited to the amount of water supplied by the implementation of the strategy. The recommendations of the strategy shall be approved by the County and incorporated into the LCP.

• The County and CCSD shall cooperate to place a lot reduction ballot measure before the Cambria electorate."

108 pg. 7-48. Cambria Urban Area Communitywide Planning Standard 3.C.2. To clarify the parameters for CCSD service to proposed development outside the USL or URL, modify Communitywide Cambria Urban Area Standard 3.C.2, as follows:

2. Prior to May 13, 1997, the proposed development

a. The site of the proposed development Wwas within the CCSD’s boundary and had a commitment to being served according to the district’s regulations, and

b. The site of the proposed development Hhad basic infrastructure for the required service in place, and

c. The site of the proposed development Wwas in conformance with the Local Coastal Program, including allowable uses, and densities, and minimum parcel size, and

d. The proposed development W will cluster building sites and provide for permanent open space protection in close proximity to the URL/USL in locations consistent with the Critical Viewshed Standards, and shall provide for permanent open space protection for that part of the property outside of the allowable building envelope.

109 pg. 7-49 Cambria Urban Area Communitywide Standard 3. Add the following new standards on page 7-49:

D. New Residential Subdivisions. All new residential lots, 7500 sq. ft. or smaller, shall be required to permanently retire an equivalent area (expressed in square footage) of existing lots in the East and West Lodge Hill and Park Hill planning areas. No more than one retired lot per transaction can be located on slopes greater than 25%. New lots over 7500 sq. ft. in size shall retire existing lots which total 7500 sq. ft. in size. Proof of the required retirement shall be submitted prior to recordation of the final parcel or subdivision map. Retired sites shall be covered by a recorded open space or conservation easement to prohibit development in perpetuity. Easements may be held by the County or the County may grant them to another public agency.

E Desalinization plants. Desaliniation plants constructed to serve new development within the service boundaries of the CCSD shall only be permitted if owned and operated by the CCSD. Private desalinization plants to serve a single project or any fraction of the district are prohibited.

110 pg. 7-50: Cambria Urban Area Communitywide Standard 6. Modify Standard 6 to include a new Standard A, delete Standard B, and reletter the remaining Standards, as follows:

A. No new development, except for public services, shall be approved in the flood hazard area within the Cambria USL as shown on the County’s official land use and combining designation maps until a comprehensive flood analysis and management plan is certified as an amendment to the LCP and is implemented. The purpose of the flood analysis and management plan is to limit flooding of the West Village, from Santa Rosa Creek at the southeasterly edge of the Mid-State Bank property to the Windsor Boulevard bridge, in a manner that is consistent with the protection given coastal streams by the Coastal Act. At a minimum, the flood analysis shall assess the following four strategies or alternatives:

1. Modify the Highway One bridge to allow water from a 100 year flood to pass beneath the bridge:

2. To preclude debris trapping, rebuild Windsor Boulevard bridge to remove piers;

3. Construct improvements in the West Village to intercept runoff from Happy Hill before it goes to the low-lying area along Main Street; and

4. Develop a watershed management plan.

A.B. Biological Viability. . . . .

B. Hydrology and Flood Hazard. Development shall not be approved unless a finding is made that historic stream flows will be maintained or enhanced.

111 pg. 7-52. Figure 7-13: Santa Rosa Creek in Cambia. To clarify that Standard 6 on page 7-50 applies to all land in the mapped flood hazard area, modify Figure 7-13 to have the boundary of the shaded area follow the FH designation on the northeast side of the West Village (note that the shaded area does not follow the FH line across the Mid-State Bank property and through the West Village.)

112 pg. 7-59 East/West Ranch Standards, Design Standard 9D. Revise Standard 9D as follows: "Recreation Opportunities. Provide on-site educational, and recreational and public access opportunities."

113 pg. 7-59 East/West Ranch Standard 9F. Delete Standard 9F.

114 pg. 7-59 East/West Ranch Standard 9K, Technology. Revise as follows: "Employ progressive measures that utilize new technology, are resource efficient and environmentally sound. However, the construction and use of a desalinization plant to serve only this project is prohibited.

115 pg. 7-59-60. East/West Ranch Standard 10, Permit Requirements - The Ranch. Revise Standards 10 B, C, and D as follows:

B. Residential Rural Density (19-35 units). Development plan to "Master Plan" the ranch is required along with a single or phased subdivision map(s). Annexation to the Cambria Community Services District is optional. Amending the LCP to extend the urban services line, and subsequent annexation to the Cambria Community Services District is required prior to approval by the County.

C. Medium Density (36-130 units). Development Plan to "Master Plan" the ranch is required along with single or phased subdivision maps(s). Amending the LCP to extend the urban service line and subsequent annexation to the Cambria Community Services District is required prior to approval by the County. Annexation to the Cambria Community Services District shall be required unless the District has not accepted the property for annexation within one year after a complete application has been submitted.

D. High Density (131-265 units). Development to "Master Plan" the ranch is required with subsequent phased subdivision maps. This alternative first requires an amendment to the LCP to extend the urban services line and subsequent annexation to the Cambria Community Services District prior to the approval by the County recordation of the final subdivision map for Phase I. Annexation to the Cambria Community Services District shall be required unless the District has not accepted the property for annexation within one year after a complete application has been submitted.

116 pg. 7-60. East/West Ranch standard 11, Additional application contents. Revise 11B, C, D as follows:

B. Residential Rural (19-35 units). In addition to "A" above, show details of any permitted neighborhood commercial, civic focal point, parks, forest preserve voluntary lot retirement or TDC participation, and coastal access provisions. (*up to 50 units with TDC), A certified LCP amendment which extends the urban service line to include the ranch and annexation into the Cambria Community Service District is also required.

C. Medium Density (36-130 units). In addition to "A" and "B" above, show phasing of local and areawide circulation improvements, details of school site dedication, and amendment to the Urban Services Line.

D. High Density (131-265). In addition to "A", "B" and "C" above, show details of any permitted neighborhood commercial, civic focal point, parks, lot retirement (if annexed to the CCSD) or TDC participation, forest preserve, and coastal access provisions.

117 pg. 7-62, Avoiding Sensitive Areas: Modify Standard 13.C.2 regarding archaeological artifacts and/or human remains.

13.C.2. Avoiding Sensitive Areas. Except for "crossing bridges," roads, . . . areas of archaeological resources, or pine forest. Where artifacts or human remains are discovered, no development shall be allowed unless there is no feasible alternative site and after consultation with representatives of the Chumash as to disposition of artifacts and/or human remains. The schoolsite . . . .

118 pg. 7-63, Cambria Urban Area Standards, East/West Ranch, policy no. 13.D, Site and building design standards/Environmental Protection, amplify as follows: "Coastal stream, riparian vegetation, wetland, and marine habitats shall be protected by the use of construction and grading setbacks. No portion of any new road shall be located within the Santa Rosa Creek buffer area (100 ft. minimum setback from the upland extent of riprian vegetation). Any project shall be designed to protect and improve the existing drainage pattern that serves the resource. Measures shall be taken to provide for preservation of the shoreline, steep hillsides, and larger stands of native pines in open space. Show proposed means for integrating other open space areas into the design of the Ranch development to separate it from adjacent residential areas.

Prior to any phase which will result in removal of native Monterey pines, Coast live oaks, or riparian forest, a forest management plan (FMP) for the entire Ranch shall be submitted for review and approval by the Planning Director. Upon approval of the FMP, a deed restriction, or an irrevocable offer to dedicate a conservation easement for the permanent protection of natural forest habitat shall be recorded. Such deed restriction or easement shall encompass all the native Monterey pine, Coast live oak, and riparian forest areas of the Ranch, together with any additional areas proposed as "forest preserve" above. The deed restriction or easement shall limit uses to those habitat protection and restoration measures, public benefit uses, and public and emergency access uses identified in the FMP. The offer shall be to an appropriate public agency or non-profit charitable organization which manages open space lands."

119 pg. 7-64 Revise East/West Standard G as follows: Revise table to delete note number 2; revise column 4 (lot retirement) to be consistent with new Cambria planning standard 3D and delete "if annexed." Revise column 9 (annex to CCSD) to require annexation for Alternative B.

120 pg. 7-65 East/West Ranch Standard 13K. Delete Standard 13K.

121 pg. 7-65 East/West Ranch Standard 14, Shoreline Access - The West Ranch. Revise as follows: "New development shall be required to incorporate means to ensure provide for maximum public access and recreational use on a permanent basis, consistent with the Coastal Plan Policies and ordinances of the LCP, and the public access policies of the California Coastal Act. Such assurance shall include an offer-to-dedicate or a deed restriction for the area west of the emergency access extension of Windsor Boulevard. A Master Access Plan indicating proposed access improvements and management arrangements shall be submitted for approval at the time of subdivision. The extent of dedication and improvements and appropriate agency for maintenance will be determined as a part of the Land Use Permit. The level of public access must be consistent with the extent of the development approved. Improvements to this area shall include: Minimum improvements shall be as described below. Additional access may be required as necessary with further impact analysis at the development stage."

122 pg 7-66 East/West Ranch Standard 14A, Access from the road to the bluff (all alternatives). Revise as follows: "A minimum of two vertical pedestrian trails extending from the extension of Windsor Boulevard to the bluff edge are required. Trails should reflect, as much as possible, the scale and intensity of historic informal access on the Ranch. One trail is to be located…."

123 pg. 7-66. Santa Rosa Creek/East Ranch, Standard 16, Limitation on Use - Recreation Category. Modify as follows:

16. Limitation on Use - Recreation Category. (1) Uses outside of the mapped flood hazard area are limited to Single Family Dwellings, Residential Accessory Uses, Caretaker’s Residence, Home Occupations, Crop Production and Grazing, Animal Raising and Keeping, Ag Accessory Structures, Communication Facilities, Coastal Accessways, Passive Recreation, Outdoor Sports and Recreation, Fisheries and Game Preserves, Forestry, Water Wells, Impoundments, Storage, Accessory, and Pipelines and Power Transmission. (2) Within the mapped flood hazard area uses are limited to Passive Recreation, Outdoor Sports and Recreation, Fisheries and Game Preserves, Water Wells, and Pipelines.

124 pg. 7-66. Santa Rosa Creek/East Ranch, Standard 17. Revise as follows:

17. Density Limitation - Recreation & Residential Single Family categories category.

125 pg. 7-72. Combining Designations/Monterey Pine habitat (TH), Standard 4. Revise portions as follows:

"Native Vegetation to Remain. Native trees and undergrowth outside of the ‘project limits’ should be left undisturbed; The following measures should shall be considered utililized, as applicable, to provide maximum protection of the native forest habitat. All grading and constuction plans submitted to the County shall provide the following measures:

A. Show the edge of the ‘project limits’. This should include necessary fire clearances and room for constructuction vehicles and equipment. Also show any trees to be retained within project limits, identified by species and diameters.

B. Show sturdy and highly visible protective fencing to be placed along the ‘project limits’ boundary. This fence should remain in place during the duration of the project...Native trees and undergrowth outside of the ‘project limits’ shall be left undisturbed. ...

G. Show all new vegetation to be planted on the plans. ... All Monterey pines proposed for planting shall be specified as "local disease-free stock from Cambria area only." Invasive non-native species such as eucalyptus, genista (broom), pampas grass, and German ivy should not be used. ..."

126 pg. 7-73. Combining Designations/Monterey Pine habitat (TH), Standard 5. Revise introductory portion as follows:

"Native Vegetation to be Removed. If native trees must be removed, the following should shall apply to all oaks and Monterey pines proposed to be removed:

All construction and grading plans submitted to the county shall locate all trees proposed for removal, identified by species and diameter. In addition, such plans shall clearly show...

127 pg. 7-74. Combining Designations/Monterey Pine habitat (TH), Standard 6, Replacement of Vegetation. Insert at beginning of section C: "Replacement plantings shall be located so as to avoid overcrowding."

128 pg. 7-77. Commercial Retail Category, Standard 1. Modify Standard 1 as follows:

1. Residential Density. Multi-family dwellings in the Commercial Retail category shall not exceed 15 units per acre, except that no new residential use shall be allowed on parcels 013-251-008 and 013-251-009 (Connelly and Childs).

129 pg. 7-79. East Village, Standard 2, Permit Requirement. Modify Standard 2, as follows: "Flood Management Plan and Permit requirement. No new development shall be allowed on the portion of this site that is within the mapped flood hazard area until the County has developed a flood analysis and management plan and has had such plan certified as an amendment to the LCP by the Coastal Commission, and has implemented such plan. Minor Use Permit approval is required . . . ."

130 pg. 7-89. Recreation, Moonstone Beach, Standard 3. Modify as follows:

3. Limitation on Use. Principally permitted uses are limited to: Eating and Drinking facilities. . . . Non-principally permitted uses are limited to : Caretaker Residence (when accessory to a principally permitted use and clearly subordinate to that principally permitted use), Libraries and Museums, . . . Multi-Family Dwellings, Single Family Dwellings, Public Safety Facilities and Coastal Accessways. (This is a visitor-serving priority area.)

131 p. 7-94, Tract 226: Delete the reference to Tract 226 and delete Standard 5.

132 p. 7-108, Tract 226: After Standard 17, Top of the World, add the following:

Tract 226. The following applies only to Tract 226 (see Figure 7-14).

18. Resubdivision Encouraged. Prior to development of Tract 226, property owners shall be encouraged to resubdivide into single family residential lots with a minimum parcel size of 6,000 square feet. The lots may be clustered according to Coastal Zone Land Use Ordinance section 23.04.036, except that the number of residential lots should not exceed that determined by dividing the total site area by 6,000 square feet. Architectural design and site planning shall be compatible, to the greatest degree feasible, with the surrounding multi-family residential neighborhood.

133 pg. 7-114. San Simeon Acres standard 1.C. Revise as follows: "1.C. Study Required. When the community’s water use reaches 140 acre feet a year, No new development or land division shall be approved which relies on water from Pico Creek until the following has been completed: An instream flow management study for Pico Creek which determines that additional withdrawals to support an identified amount of new development will not adversely affect riparian and wetland habitats or agricultural activities. Prior to the approval of any permits for new development which would use water from Pico Creek, the findings of this study must be approved by the County and incorporated into the LCP. A study to determine the safe yield from the Pico Creek groundwater basin; and either approval from the County Health Department and/or the State Water Resources Control Board to increase San Simeon Acres water allocation from the Pico Creek ground water basin. This allocation should be consistent with the findings of the safe yield study. The increased water allocation shall not decrease the biological productivity of the Pico Creek stream environment or adjacent riparian habitat, or discovery, development and production of additional water resources from an alternative water supply source consistent with the resource protection policies of the Local Coastal Program."

134 pg. 7-117 Delete San Simeon Acres planning standard 11A/B/C.

135 pg. 7-118: To ensure all ocean blufftop development in Cambria and San Simeon Acres is sited to not need any shoreline protective device for a minimum of 75 years after construction, modify Standard 4, as follows:

4. Setbacks from bluff. Setbacks from the bluff edge are to be sufficient to preclude the necessity of a shoreline protective structure for at least 75 years after construction and is to be a minimum of 25 feet. . . .

136 pg. 7-119. Residential Multi Family, Standard 4, Setbacks from bluff. Modify as follows: "Setbacks from the bluff edge are to be sufficient to preclude the necessity of a shoreline protective structure for at least 75 years after construction and is to be a minimum of 25 feet. . ."

MAP CHANGES

137 Following pg. 7-119, Maps. Change Land Use maps and Combining Designations maps to match text modifications as follows:

1. Map 1: Delete the "REC" designation on the Hearst Ranch at the Pine Resort Site; also, the "REC" designation at the mouth of San Carpoforo Creek should be deleted, the "REC" designation at Old San Simeon modified to match the revised development envelope, and San Simeon Point designated as Open Space ("OS"). In list of proposed changes, delete item #2 (Hearst Castle Staging Area), item #5 (Soto), and item #7 (Hearst Secondary Amendments).

2. Map 2: Modify North Coast - Rural, Combining Designations map in the NCAP Update to show the location of the San Simeon Fault Zone. Also, indicate the archaeologically sensitive nature of San Simeon Point and the area between the Point and Highway One.; and indicate the flood hazard along Ellysly Creek, as discussed in the text and shown on the County’s official maps. A "V" (Visitor Serving Area) designation should be shown for the Ragged Point Inn, located between San Carpoforo Creek and the Monterey County line.

3. Map 8: Modify list of proposed changes to show change in land use designation for item #4 from Commercial Retail to Residential Single Family; also, for item #12 (school site), show change to Public Facilities.

4. Map 9, Site 3: Since there has been no showing that the site is not still needed for visitor-serving uses, retain the Visitor-Serving designation on the Mid-State Bank property, APN 013-101-076.

5. Map 9, Site 4: Since there has been no showing that the site is not still needed for visitor-serving uses, retain the Visitor-Serving designation on the Hume property, APN 023-412-021.

6. Map 10: Include stream which runs through Eady Motel site on Moonstone Drive (Appeal No. A-3-SLO-96-021).

All Combining Designation maps: periodically update to include current best available information.

TABLE REVISION

138 pg 7-14. Hearst Ranch Standards, Table 7-1. Revise as follows:

Hearst Resorts Phasing Plan

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