These recommendations are keyed to the Land Use Policies of the Adopted Local Area Plans, which support and are consistent with the recommendations of the TCWMP. The following key defines which plan is referenced
Key: SMMCP = Santa Monica Mountains Comprehensive Plan
IAP = Malibu/Santa Monica Mountains Interim Area Plan
LCP = Malibu Local Coastal Program Land Use Plan
P = Policy I = Implementation Measure
The referenced sections of the various plans begin on page J-4 for the SMMCP, on page J-10 for the IAP, and on page J-15 for the LCP.
Recommendations for the Tcwmp
Adopt a Santa Monica Mountains Community Standards District. (C2.1)
IAP I3.2, IAP I 28.2
Establish slope setbacks for new structures for fire protection; prohibit ridgetop development; allow only limited vegetation clearance, 30' or less. on slopes steeper than 3:1. (C2.2)
SMMCP 2, SMMCP 4, SMMCP 15, SMMCP 17, SMMCP 20, SMMCP Area Rec's Subarea II, IAP P3.2, IAP I 3.3, IAP P5.4, IAP P5.7, IAP I5.2, IAP I5.5, IAP P6.2, IAP P6.4, IAP P6.6, IAP I26.2, LCP P72, LCP P88, LCP P148, LCP P150, LCP P156, LCP P158,
Require development setbacks from oak and riparian habitats. (2.3)
SMMCP 1, SMMCP 4, SMMCP 17, IAP P2.1, IAP P2.2, IAP P2.7, IAP P3.4, IAP P3.5, IAP I3.3, IAP P6.9, IAP P28.3, IAP P31.3, LCP P57, LCP P60, LCP P67, LCP P57, LCP P69, LCP P79, LCP P80
Prohibit alteration of stream channels or floodplains; no development within floodplains; require stream setbacks. (C2.4)
SMMCP 4, SMMCP 19, SMMCP 20, IAP 3.7, IAP P3.2, IAP P 3.9, IAP P3.10, IAP I3.2, IAP I 5.2, IAP P28.1, IAP P28.4, IAP I 28.2, LCP P77, LCP P78, LCP P79, LCP P152
Preserve hydrological processes and natural stream courses. (C2.5)
SMMCP 19, IAP 3.1, IAP P3.2, IAP I3.2, IAP I3.7, IAP P5.3, IAP P28.5, LCP P91, LCP P154
Establish a cooperative program for clearing stream obstructions. (C2.6)
IAP P28.6, IAP I 28.5
Adopt Best Management Practices (BMPs) for any work in stream courses and adjoining habitat areas. (C7.3)
Prohibit any increase due to development in the amount or rate of peak runoff from the developed property. (C2.8)
SMMCP 4, SMMCP 18, IAP P3.2, IAP I3.2, IAP I5.6, IAP P28.2, IAP I 28.1, IAP I 28.2, LCP P81, LCP P86, LCP P151, LCP P154
Control erosion and sedimentation. Retain sediment and runoff on-site. (C2.9)
SMMCP 18, IAP P3.6, LCP P85, LCP P86, LCP P89, LCP P92, LCP P93, LCP P95
Establish maximum limits on the amount of impervious surface allowed on newly developed property. (C2.11)
IAP I 28.2
Establish maximum limits on the amount of grading allowed. (C2.10)
SMMCP 4, SMMCP 14, IAP P5.4, IAP I5.6, IAP I5.7, IAP P6.1, IAP I6.1, IAP I6.2, LCP P82, LCP P90, LCP P134, LCP P150
Require owners of all new access roads/driveways to provide plans acceptable to regulatory authorities to control runoff and erosion; all roadcuts/road fills replanted or retained to prevent erosion. (C2.12)
IAP P5.4, IAP P6.5, LCP P88, LCP P94, LCP P148
Prohibit new development where inadequate road access for emergency ingress and egress to the main roadways in and out of the canyon are existing (PCH, Topanga Canyon Boulevard, Old Topanga Canyon Road) (C2.14)
SMMCP 2, SMMCP 5, IAP P26.1, IAP P37.5, LCP P74, LCP P159
Land use density in undeveloped areas of core habitat, such as ESHAs, should be low, 5-40 acres/unit. Infilling should be allowed in existing developed neighborhoods where infrastructure is adequate. Land use density shall be determined by a development constraints matrix and consistent with the land use policies. (C2.15)
SMMCP 3, SMMCP 4, SMMCP 5, SMMCP 15, SMMCP 20, SMMCP 32, SMMCP Area Rec's Subarea IV, IAP I3.1, IAP P28.2, IAP I28.1, IAP P37.3, LCP P271
Education (C6.2)
IAP P5.1, IAP P5.2
Water quality (C2.13)
IAP P26.8, IAP P26.9
The following excepts are from the Santa Monica Mountains Comprehensive Plan (SMMCP)
1
Resource Protection
Development should be restricted in areas most suited for recreation or in areas needing special protection to retain and protect valuable and unique environmental resources.
This policy will ensure that private development is compatible with recreational or special features which need protection. Restrictions on private development could include low-density zoning (5-to-40 acres per dwelling unit), special design regulations for building, set-back requirements, and the granting or selling of trail easements by developers or private landowners. In Significant Ecological Areas, special restrictions should be imposed on grading or alterations of the vegetation (see Conservation Element), and in general, uses should be compatible with the special ecological qualities of the area.
2
Development in Low-Constraint Areas
Housing and employment should be directed to areas which are near major transportation arteries and where the essential urban services are available or can be readily extended. Future development should be directed towards areas which are relatively free of natural constraints.
In the context of the Plan, areas relatively free of natural constraints are those which indicate zero or only one constraint of the ìComposite Constraint Mapî of the Land Capability Study.
3
Slope Density and Hillside Management
A slope density formula and the development constraints matrix shall be uniformly applied in the ìhigh constraints zoneî which shall consist of all areas shown on the Land Use Map as lower than one unit per five acre density.
A slope density formula adopted by responsible implementing agencies should reflect the pattern of environmental constraints in the Santa Monica Mountains and provide a summary indicator of appropriate maximum density on any given parcel in high constraint areas. However, on specific sites where development density and ancillary structures (e.g., access, slope retention structures) allowed under this formula would conflict with other Plan policies, the local agency should take steps to (1) further reduce allowable density, or (2) develop additional project design and siting mitigation strategies.
The local agency should further lower densities, by the application of the development matrix when the slope/density formula or design and building placement modifications will not prevent the following adverse environmental impacts.
Filling or clearing of ponds, creeks or natural drainage channels.
Obstruction of or decrease in the quality of views from scenic roadways, trails, or parks.
Removal of vegetation unique to the Santa Monica Mountains.
Major landform alteration resulting in accelerated erosion, major habitat destruction, and viewshed impacts on scenic views from parks or publicly used recreation areas.
Creation of peak storm runoff at flood hazard level, adding to off-site erosion potential, thus requiring major drainage alterations.
Structure siting within a natural flood plain.
Precedent setting for similar density and design on parcels in the traffic corridor, thus leading to a cumulative local increase in traffic causing new bottlenecks on the existing major road network.
Major extension of urban services in rural areas.
The local agencies should apply a range of design and siting mitigation strategies as indicated:
Special design and other techniques as noted in Policy 13 should be incorporated into development within conservation areas.
Development should be sited and designed to avoid portions of parcels which are extremely hazardous (e.g., geologically unstable, subject to flooding).
The allowable units, access and ancillary structures as defined by the slope density formula and above criteria should be located to minimize the grading of the site, specifically the amounts of earth movement and the depth of cut and fill.
Development should be concentrated on portions of the project site under 33% slope.
Buffer zones should be established where parcels are adjacent to park acquisition areas or contain conservation areas. The width of the buffer zone should vary, depending on the nature of the hazard or the resource that the parcel abuts.
4
Protection of Landforms
Natural landforms should be protected from excessive grading.
The bold ridges, deep canyons, and interior valleys with their supporting vegetation provide the basis for the natural beauty of the mountains. Almost three-quarters of the Mountains are steep slopes of more than 20% grade. Most recent developments, such as Palisades Highlands, have used massive cut-and-fill methods to level hillsides for houses, leaving ugly scars and exposed ground destroying the natural beauty and causing erosion. Contour grading, generally used before heavy-duty earthmoving equipment became available, does less damage, leaves the site and surrounding areas more natural-looking, and does not result in such heavy erosion. Because developers claim that only the destructive cut-and-fill methods will yield sufficient flat land for the number of units allowed, lower densities are proposed for the steep and remote portions of the mountains to reduce the damage from grading where development occurs.
5
Restrictions on Development in Fire Hazard Zones
Fire is an imminent hazard to development. In extreme and high fire hazard zones residential development should be restricted to 5-to-40 acres per dwelling unit, clustered and surrounded by natural areas planted with fire resistant vegetation.
This policy suggests planning and development techniques which should be used in conjunction with fire safety regulations to reduce the risk of fire damage in the Mountains. A low residential density would reduce the exposure of persons and homes to fire hazards. Clustering would allow the fire fighters to concentrate their efforts in a smaller area. In view of the potential cutbacks in fire fighting forces as a result of Proposition 13, a more efficient use of the remaining forces is an important consideration.
The 1978 Agoura and Sepulveda fires again proved that homes built with fire resistant materials have a good chance to survive very severe fires with little or no damage. Guidelines should include requirements for construction materials that retard fire, water storage and distribution systems, brush clearance, and construction of roads wide enough to allow evacuation of people and access to the fire by fire equipment. Finally, fire departments agree that effective protection requires that the houses be clustered, surrounded by greenbelts, and that clustering of houses helps their efforts to prevent structural damage in brush fires.
6
Protection for Special Plant Communities
Development should respect the unique characteristics of the basic types of habitat in the Santa Monica Mountains and should not significantly and unnecessarily alter the surrounding vegetation.
Specifically:
Chaparral and sage habitats should not be altered where watersheds would be extensively damaged.
The scarce woodland areas, because of their importance as wildlife habitat, should be protected from damaging development.
The rapidly diminishing Valley Oak Savannahs should be protected by:
A management program in areas used for grazing to replant and protect young oak trees; and,
Sparing stands of oaks where development does occur and protecting them from overwatering.
Unusual plant communities, unique to the Santa Monica Mountains, should not be lost through development.
Chaparral and sage, the dominant vegetation in the Santa Monica Mountains, grow on the steep, easily eroded slopes, holding them together and preventing massive erosion of watersheds and siltation of streams, lakes, and ponds.
Woodlands occur along stream bottoms, where a year-round source of water for the vegetation and wildlife can be found, or in open areas where live oaks can flourish along with black walnuts and bay trees. Both kinds of woodlands provide important food sources and, equally important, shade and shelter in an otherwise harsh environment. Approximately 3,540 acres of woodlands have been recommended for acquisition.
Though the range of the Valley Oak Savannah has been reduced, there are still some excellent examples in the Santa Monica Mountains zone. Grazing is a desirable use for these areas; however, only rarely does a young oak tree survive in heavily used pastures. Saplings should be surrounded by protective fencing until they reach sufficient size to survive.
Within developed areas, care should be taken through site design or provision of protective structures to keep the oaks from being overwatered. Sewage effluent spray fields should not be located in savannahs. Policy 17 will ensure that a major portion of the valley oaks, which give Agoura and Thousand Oaks their special character, can survive in spite of development.
Unusual plant communities range from a single plant such as the dogwood in La Sierra Canyon to a rare stand of alders in Tuna Canyon and woodland bogs of giant ferns, remnants of the cooler and wetter Pleistocene Ice Age. The Plan recommends that many of these areas be acquired.
7
Containing Storm Runoff
Development in the Agoura/Simi Hills subarea should not increase peak storm runoff. This requirement should also apply to other areas where it is found that the increased runoff from development would cause flooding or other damage downstream.
This policy places the responsibility for flood control at the source of the problem: the development itself. In the Agoura area, the increase in runoff through development will cause flood problems downstream in the major water-courses. Not only will private lands and improvement be endangered from more frequent and powerful floods, but the large public investment in Malibu Creek State Park and other facilities will be threatened.
There are several methods to achieve this policy, the choice of method depending on the individual project. These include careful site planning, backyard ponding, street design, and in some cases, retention basins. First priority should be given to those methods using sound engineering standards which will replenish groundwater tables. Backyard ponding and carefully designed retention basins meet this criterion.
8
Maintaining Natural Stream Channels
Every attempt should be made to maintain the natural quality of streams, and creek watercourses should not be replaced with concrete flood control channels
Stream modifications are costly, both in dollars and in environmental damage. Irreplaceable riparian habitat is destroyed whenever a stream is converted to a concrete flood control channel or otherwise modified. Scientific and recreational values are lost. Retaining natural channels reduces peak runoff in downstream areas.
9
Minimizing Flood Hazards
Flood hazards should be minimized by:
Limiting development in critical watersheds; and,
Keeping development out of natural flood plains.
Development at suburban densities of many of the watersheds would increase stream runoff from 15% to more than 500%, requiring extensive flood control measures. By reducing densities, flooding and sedimentation will be minimized because the area covered by manmade impermeables surfaces will be relatively low.
The following excepts are from the malibu/Santa Monica Mountains interim area plan (iap)
POLICIES OF INTERIM AREA PLAN
2.1 Establish a Resource Management Program to identify and ensure protection of fragile natural areas and habitats.
2.2 Establish a resource preservation program for protection of biologically healthy marine and wildlife habitats of significant value.
2.7 Maximize preservation of oak trees and oak woodland communities.
3.1 Minimize irreversible damage to natural hydrological processes created by development and other activities.
3.2 Control activities within watershed areas to insure subsurface recharge and maintenance of stream courses in their natural state.
3.4 Preserve riparian habitats and woodlands, and wherever possible restore disrupted riparian habitats.
3.5 Protect riparian habitats with buffer zones of natural vegetation.
3.6 Control pollution which alters or otherwise threatens the character and quality of natural hydrological systems.
5.1 Provide information to residents, prospective residents, realtors, and builders in the area concerning the natural hazards, especially fire.
5.2 Inform all area residents of appropriate means of minimizing the harmful effects of natural disasters upon persons and property.
5.3 Control structural development in the flood plains of a capital storm in such a manner that hazard mitigation measures would not cause irreversible damage to natural hydrological process.
5.4 Severely limit development and road cutting on unstable slopes.
5.7 Develop additional site design standards to reduce fire hazard.
6.1 Regulate the alteration of the natural landscape and terrain to ensure minimal visual disruption of existing setting.
6.2 Identify topographic features of high scenic value, and ensure they remain in their natural state.
6.4 Ensure that brush clearing does not exceed that required for fire safety.
6.6 Control the design of development on ridgelines so that it will not interfere with significant scenic views.
26.1 Require adequate all weather site access, coextensive with legal access, utilizing a design and width adequate to provide for the safe passage of emergency vehicles as a condition of development in rural areas.
26.8 Discourage the buildout of small lot subdivisions in rural areas where the cumulative effect of septic tanks will negatively impact the environment either by stream pollution or by contributing to the potential failure of unstable soils.
26.9 In unsewered areas with identified or potential septic tank maintenance problems, including areas of high density development, high ground water, or with records of septic tank failure, establish a septic tank monitoring program.
28.2 Plan development based on land capability for runoff and susceptibility to erosion so there are not substantial increases in peak runoff.
28.3 Establish flood protection areas and designate floodway corridors.
28.5 Construct flood control mitigation projects and maintain flooding areas in an environmentally sound manner which maintains the natural processes and aesthetics when necessary to protect existing dwellings, roads, utilities and planned development.
31.3 Encourage development outside sensitive natural resource areas in preference to dispersing development throughout such areas.
37.5 Allow rural growth, where services are immediately accessible, at intensities which promote a rural atmosphere and maintain a sense of openness.
IMPLEMENTATION OF INTERIM AREA PLAN
3.1 The maintenance of natural streams relies in part on a land use intensity compatible with an areaís runoff and erosion characteristics. The Development Policy Map, which in part is predicated on suitability criteria and the maintenance of natural processes within natural stream courses, calls for land use intensities where the subsequent implementation will provide the opportunity for the preservation of major water courses. The Department of Regional Planning shall review development applications for consistency with the Development Policy Map. (Policies 3.1 - 3.3)
3.2 The Department of Regional Planning, in cooperation with the Department of County Engineer-Facilities and Flood Control District, shall prepare for review of component of the Santa Monica Mountains Community Standards District or other appropriate ordinance revision to ensure natural hydrological processes are maintained within USGS Blue-line streams through setbacks, site design standards to maintain natural runoff characteristics or other applicable development criteria. (Policies+3.1 - 3.5, 3.7, 3.9, 3.10)
3.3 The Department of Regional Planning, in cooperation with SEATAC, shall prepare for review a component of the Santa Monica Mountains Community Standards District and/or other ordinance revisions to establish criteria for issuing building permits to prevent encroachment of development into riparian habitats and their buffers. The development standards may include but are not limited to setbacks from riparian habitats, erosion control and landscaping standards, and buffer zones of natural vegetation. (Policies 3.4 & 3.5)
5.2 The Department of County Engineer-Facilities shall continue to enforce the existing Building Code provisions which prohibit buildings within specified areas subject to inundation or erosion unless proper mitigation measures are provided to eliminate the flood hazard. Mitigation measures permitted shall be subject to the applicable provisions of the Santa Monica Mountains Community Standards District. (Policies 5.3 & 5.5)
5.5 The Forester and Fire Warden in cooperation with Department of Regional Planning and Department of County Engineer-Facilities shall ensure developments be of a fire resistant design and construction through the application of existing ordinances including the Hillside Management Review procedures, the preparation for review of component of the Santa Monica Mountains Community Standards District or other ordinance revision. These standards for site design and construction may include the designation of an area for the building site, including the setback from steep chaparral covered slopes, especially those facing Santa Ana Wind conditions, a lot pattern to facilitate fire protection, a brush clearance and landscaping plan, designation of fire resistant building materials including roofing, exterior walls, window protection, and interior sprinkler requirements. (Policies 5.7 & 5.9)
5.6 The Department of Regional Planning and County Engineer-Facilities shall amend subdivision review procedures to avoid subdivision designs which place development in unstable areas requiring significant corrective measures such as major grading and soil compaction. (Policy+5.4)
5.7 The Department of County Engineer-Facilities shall amend procedures for building permits in areas impacted by unstable slopes. The engineer shall require: (Policy 5.4)
a. The locating of structures outside the hazard area; or
b. Where no alternative siting exists on site, adequate provisions to eliminate the hazard shall be required either by the modification of the topography or other appropriate means. The Department of Regional Planning shall, when the project is subject to a discretionary permit, require contour grading and other conditions that minimize environmental impact and disruption of scenic qualities; or
c. Where the hazard cannot be mitigated on site because it extends beyond the boundaries of the project, no structures for human occupancy shall be permitted.
26.2 The Forester and Fire Warden in cooperation with the Department of County Engineer-Facilities shall ensure that buildings have adequate fire protection including all weather site access and a water supply adequate for public safety either through existing ordinances, the preparation for review of a component of the Santa Monica Mountains Community Standards District, or other ordinance revision. Specifically, as a condition of issuing permits for new building, a fire flow water supply from the system of the local water purveyor and all weather access of a design and width adequate for the passage of emergency vehicles shall be required. Where these or other fire protection facilities are not adequate an on-site fire protection plan, approved by the Forester and Fire Warden, shall be provided. Specifically, an on-site fire protection plan may include the designation of an area for the building site, a brush clearance and landscaping plan, designation of building materials including roofing, exterior walls, window protection and an on-site water system for fire protection including an interior sprinkler system and an access roadway suitable for emergency vehicles under most conditions. (Policies+26.1, 26.2 & 26.3)
28.1 The Development Policy Map is based in part on runoff and erosion characteristics in order to provide the opportunity to design developments that will not substantially increase runoff and permit significant stream courses to carry runoff in their natural state. The Department of Regional Planning shall review development applications for consistency with the Development Policy Map. (Policies 28.1 & 28.2)
28.2 The Flood Control District in cooperation with the Departments of Regional Planning and County Engineer-Facilities shall prepare for review of a component of the Santa Monica Mountains Community Standards District and/or other ordinance revisions to require on-site mitigation measures to avoid significant increases in peak runoff from individual projects as well as the cumulative effects on watersheds. On-site mitigations may include but are not limited to the following: on-site retention facilities; the circuitous routing of runoff; flow decelerators downstream of existing concrete channels; standards for the percentage of impervious surface; the setbacks from floodways and drainage courses. The Flood Control District shall investigate and periodically report on the cumulative impact of flood control measures on the watersheds of the area. (Policies 28.1, 28.2, 28.4 & 28.5)
The following excepts are from MALIBU LAND COASTAL PROGRAM LAND USE PLAN (lcp)
P57 Designate the following areas as Environmentally Sensitive Habituate Areas (ESHAs): (a) those shown on the Sensitive Environmental Resources Map, and (b) any undesignated areas which meet the criteria and which are identified through the biotic review process or other means, including those oak woodlands and other areas identified by the Department of Fish and Game as being appropriate for ESHA designation.
P60 Oak woodlands (non-riparian) or savannahs located outside Significant Watersheds shall be considered as significant resources.
P67 Any project or use which cannot mitigate significant adverse impacts as defined in the California Environmental Quality Act on sensitive environmental resources shall be denied.
P69 Development in areas adjacent to environmentally sensitive habitat areas (ESHAs) shall be subject to the review of the Environmental Review Board, shall be sited and designed to prevent impacts which would significantly degrade such areas, and shall be compatible with the continuance of such habitat areas.
P72 Open space or conservation easements or equivalent measures may be required in order to protect undisturbed watershed cover and riparian areas located on parcels proposed for development. Where new development is proposed adjacent to Environmentally Sensitive Habitat Areas, open space of conservation easements shall be required in order to protect resources within the ESHA.
P74 New development shall be located as close as feasible to existing roadways, services, and existing development to minimize the effects on sensitive environmental resources.
P78 Stream road crossings should shall be undertaken by the least environmentally damaging feasible method. Road crossings of streams should be accomplished by bridging, unless other methods are determined by the ERB to be less damaging. Bridge columns shall be located outside stream courses, if feasible. Road crossings of streams within Environmentally Sensitive Habitat Areas designated by the LCP may be allowed as a conditional use for the purpose of providing access to recreation areas open to the public or homesites located outside the ESHA where there is no feasible alternative for providing access. Wherever possible, shared bridges or other crossings shall be used for providing access to groups of lots covered by this policy.
P79 To maintain natural vegetation buffer areas that protect all sensitive riparian habitats as required by Section+30231 of the Coastal Act, all development other than driveways and walkways should be set back at least 50+feet from the outer limit of designated environmentally sensitive riparian vegetation.
P80 The following setback requirements shall be applied to new septic systems: (a) at least 50+feet from the outer edge of the existing riparian or oak canopy for leachfields, and (b) at least 100+feet from the outer edge of the existing riparian or oak canopy for seepage pits. A larger setback shall be required if necessary to prevent lateral seepage from the disposal beds into stream waters.
P81 To control runoff into coastal waters, wetlands and riparian areas, as required by Section+30231 of the Coastal Act, the maximum rate of storm water runoff into such areas from new development should not exceed the peak level that existed prior to development.
P82 Grading shall be minimized for all new development to ensure the potential negative effects of runoff and erosion on these resources are minimized.
P85 Earthmoving operations within Environmentally Sensitive Habitat Areas, Significant Watersheds, and other areas of high potential erosion hazard (including areas with a slope exceeding 2:1) shall be prohibited between November+1 and March+31 unless a delay in grading until after the rainy season is determined by the Planning Director to be more environmentally damaging. Where grading begins before the rainy season, but extends into the rainy season for reasons beyond the applicantís control, measures to control erosion must be implemented at the end of each dayís work.
P86 A drainage control system, including on-site retention or detention where appropriate, shall be incorporated into the site design of new developments to minimize the effects of runoff and erosion. Runoff control systems shall be designed to prevent any increase in site runoff over pre-existing peak flows. Impacts on downstream sensitive riparian habitats must be mitigated.
P88 In ESHAs and Significant Watersheds and in other areas of high potential erosion hazard, require site design to minimize grading activities and reduce vegetation removal based on the following guidelines:
Structures should be clustered.
Grading for access roads and driveways should be minimized; the standard new on-site access roads shall be a maximum of 300+feet or one-third the parcel depth, whichever is less. Longer roads may be allowed on approval of the County Engineer and Environmental Review Board and the determination that adverse environmental impacts will not be incurred. Such approval shall constitute a conditional use.
Designate building and access envelopes on the basis of site inspection to avoid particularly erodible areas.
Require all sidecast material to be recompacted to engineered standards, reseeded, and mulched and/or burlapped.
P89 In ESHAs and Significant Watersheds and in other areas of high potential erosion hazard, require approval of final site development plans, including drainage and erosion control plans for new development prior to authorization of any grading activities.
P90 Grading plans in upland areas of the Santa Monica Mountains should minimize cuts and fill operations in accordance with the requirements of the County Engineer.
P91 All new development shall be designed to minimize impacts and alterations of physical features, such as ravines and hillsides, and processes of the site (i.e., geological, soils, hydrological, water percolation and runoff) to the maximum extent feasible.
P92 For permitted grading operations on hillsides, the smallest practical area of land should be exposed at any one time during construction, and the length of exposure should be kept to the shortest practicable amount of time.
P93 Where grading is permitted during the rainy season (November+1 - March+31), sediment basins (including debris basins, desilting basins, or silt traps) shall be required on the project site prior to or concurrent with the initial grading operations and maintained through the development process to minimize sediment from runoff waters during construction. All sediment should be retained on-site unless removed to an appropriate approved dumping location.
P94 Cut and fill slopes should be stabilized with planting at the completion of final grading. In Environmentally Sensitive Habitat Areas and Significant Watersheds, planting should be of native plat species using accepted planting procedures, consistent with fire safety requirements. Such planting should be adequate to provide 90% coverage within 90+days, and should be repeated if necessary to provide such coverage. This requirement should apply to all disturbed soils. Jute netting or other stabilization techniques may be utilized as temporary methods. The County Forestry Division should be consulted for recommendations for appropriate plant materials.
P95 Where construction will extend into the rainy season, temporary vegetation, seeding, mulching, or other suitable stabilization methods should be used to protect soils subject to erosion. The appropriate methods should be approved by the County Engineer.
P134 Structures shall be sited to conform to the natural topography, as feasible. Massive grading and reconfiguration of the site shall be discouraged.
P148 Continue to limit development and road grading on unstable slopes to assure that development does not contribute to slope failure.
P150 Continue Hillside Management procedures as contained in Ordinance No.+82-0003 for proposed development on sites with an average slope greater than 25+percent (4:1). Grading and/or development-related vegetation clearance shall be prohibited where the slope exceeds 2:1, except that driveways and/or utilities may be located on such slopes where there is no less environmentally damaging feasible alternative means of providing access to homesites located on slopes of less than 50%, where no alternative homesites exist on the property, and where maximum feasible mitigation measures are taken.
P151 Continue to evaluate all new development for its impact on, and from, flood and mudflow hazard.
P152 Prohibit buildings within areas subject to inundation or erosion unless proper mitigation measures are provided to eliminate flood hazard.
P154 Continue to review development proposals to ensure that new development does not generate excessive runoff, debris, and/or chemical pollution that would have a significantly negative impact on the natural hydrologic systems.
P156 Continue to evaluate all new development for impact on, and from, fire hazard.
P158 Continue to enforce code requirements for clearance or reduction of flammable vegetation for a minimum distance of 100+feet around any residential structure in a fire hazard area (Fire Zone+4). Encourage use in landscaping of fire-retardant plant species.
P159 Continue present requirements on all new development for emergency vehicle access and fire-flow water supply as determined by the Forester and Fire Warden until such time as alternative mitigation measures providing an equivalent degree of safety are developed and implemented.
P271 New development in the Malibu Coastal Zone shall be guided by the Land Use Plan Map and all pertinent overlay categories. All properties are designated for a specific use. These designations reflect the mandates of the California Coastal Act, all policies contained in this Local Coastal Plan, and the constraints and sensitivities of resources present in the coastal zone. All existing zoning categories will be modified as necessary to conform with and carry out the LCP land use plan.
The land use plan map presents a base land use designation for all properties. Onto this are overlaid three resource protection and management categories: (a) significant environmental resource areas, (b) significant visual resource areas, and (c) significant hazardous areas. For those parcels not overlaid by a resource management category, development can normally proceed according to the base land use classification and in conformance with all policies and standards contained herein. Residential density shall be based on an average for the project; density standards and other requirements of the plan shall not apply to lot line adjustments. In those areas in which a resource management overlay applies, development of the underlying land use designation must adhere to the special policies, standards, and provisions of the pertinent designation.
a. Land Use Designation
The following describes each land use designation and its principal permitted uses:
(1) Residential
Mountain Land. Generally very rugged terrain and/or remote land characterized by very low-intensity rural development. Principal Permitted uses would include: very low-intensity residential development. Low-intensity recreational uses, the undeveloped or open space portions of rural and urban developments, and lower cost visitor residential and recreational uses designed for short-term visitor use such as hostels, tent camps, recreational vehicle parks, and similar uses are permitted as a conditional uses, provided that any residential use for more than short term visitor occupancy shall not exceed the intensity of use of the equivalent residential density. The following maximum residential density standards shall apply:
Mountain Landóone dwelling unit per 20 acres average, consistent with other policies of the LCP.
Rural Land. Generally low-intensity, rural areas characterized by rolling to steep terrain usually outside established rural communities. Principal permitted land uses shall include: large lot residential use. Low-intensity commercial recreational uses, agriculture activities, the less intensively developed or open space portions of urban and rural developments, and lower cost visitor residential and recreational uses designed for short-term visitor use such as hostels, tent camps, recreational vehicle parks, and similar uses are permitted as a conditional use, provided that any residential use for more than short term visitor occupancy shall not exceed the intensity of use of the equivalent residential density. The following maximum residential density standards shall apply:
Rural Land Ióone dwelling unit per ten acres average, consistent with other policies of the LCP.
Rural Land IIóone dwelling unit per five acres average, consistent with other policies of the LCP.
Rural Land IIIóone dwelling unit per two acres average, consistent with other policies of the LCP.
Residential I. Residential areas usually characterized by a grouping of housing units on gently sloping or flat terrain often within established rural communities.
Residential Ióthe maximum residential density standard is one dwelling unit per acre average.
Residential II. Low density suburban residential areas.
Residential IIóthe maximum residential density standard is two dwelling units per acre average.
Residential III. Urban residential areas generally characterized by single-family residential homes and low-intensity planned unit developments. The following residential density standards shall apply:
Residential III(A)ó2-4 dwelling units per acre average.
Residential III(B)ó4-6 dwelling units per acre average.
Residential IV. Urban residential areas generally characterized by a mix of single-family detached and multi-family development. The range of densities encouraged the use of Residential Planned techniques which reflect the unique characteristics of each site, adjacent land uses, and environmental and infrastructural constraints. The following residential density standards shall apply:
Residential IVAó6-8 dwelling per acre average.
Residential IVBó8-10 dwelling per acre average.
Residential IVCó10-20 dwelling per acre average.
In Categories Residential I through IVC, the principal permitted use is residential at the indicated density.
In any single-family residential category, the maximum additional residential development above and beyond the principal unit shall be one guesthouse or other second unit with an interior floor space not to exceed 750+gross square feet, not counting garage space.
Second units approved under this policy shall be counted as one-half a unit for purposes of the Development Allocation System contained in P274.
(2) Commercial
Rural Business. Rural Service CenteróThe principal permitted use is general commercial, industrial and service business to serve the needs of rural communities. Site design review is required to ensure a development is compatible with community character. Residences for the use of the owner/operator are permitted.
General Commercial. The principal permitted use is commercial business uses with an emphasis on retail stores to serve local needs. However, this general category does not preclude a full range of local and regional business uses including retail stores, office buildings, service businesses, government facilities, and other similar non-residential uses. Residential uses are not permitted.
Office/Commercial Services. The principal permitted use is non-retail office and commercial service businesses serving both local and regional needs. Typical uses would include professional offices, banks, restaurants, and other service-oriented commercial uses. Discretionary site design review is required. Residential uses are not permitted.
(3) Visitor-Serving Commercial Recreation
Low-Intensity Visitor-Serving Commercial Recreation. The principal permitted use is urban and rural visitor-serving commercial recreation uses characterized by large open space areas with limited building coverage such as golf courses, summer camps, equestrian facilities, and recreational vehicle parks. Not all uses are suitable in every location; discretionary site review is required.
Recreation-Serving Commercial. The principal permitted use is recreation-serving commercial uses such as hotels, motels, restaurants, fast-food establishments, recreation clubs and facilities, and sport equipment sales, etc. Not all types of uses or project scales are suitable in every designated location; discretionary site review is required.
(4) Parks
This category includes public-owned park and beach lands.
(5) Institution and Public Facilities
This designation indicates existing public facilities and private institutional uses characterized by colleges, schools, government offices, public utility facilities, fire stations and similar uses.
(6) Resource Protection and Management Overlays
Sensitive Environmental Resources. These areas contain significant vegetation and wildlife which require special protection to maintain their health and diversity. Development of the underlying land use classification must adhere to the performance standards established in Section+4.2.1 Policies+5775, including Table+1, of this Plan and will be subject to review by the County of Los Angeles Environmental Review Board (ERB), as well as approval by the coastal-permit issuing agency of the County of Los Angeles. Permitted uses in the following subcategories are:
Environmentally Sensitive Habitat Areasóresource-dependent uses, as defined in P57.
Significant Watershedsóresource-dependent uses and residential at a maximum density of one unit per 20+acres (existing non-conforming parcels may be developed in accordance with prescribed standards and policies).
Malibu-Cold Creek Resource Management Areaóresource-dependent uses and residential at the prescribed underlying land use designation.
Significant Oak Woodlands and Savannahóresource-dependent uses and residential at the prescribed underlying land use designation.
Locally Disturbed Sensitive Resource Areasóresource-dependent uses and residential at the prescribed underlying land use designation.
Wildlife Corridorsóresource-dependent uses and residential uses similar to Significant Watersheds.
Visual Resources. These areas contain significant visual resources which require special performance standards to maintain their unique character and quality. Development of the underlying land use classification can proceed given adherence to the standards established in Section+4.2.3 of this Plan. Resource protection standards shall apply to the following subcategories:
Significant Ridgelines
Scenic Elements and Highly Scenic Areas
Scenic Highways
Principal Viewsheds
Hazardous Areas. These areas exhibit conditions which may present significant hazards to land use development. The underlying land use designation can be implemented provided that the effects of the hazard are successfully mitigated, according to prescribed engineering standards, as determined by the County Engineer. Pertinent standards and conditions of development are defined in Section+4.2.4 of this Plan. The standards shall apply to the following subcategories:
Flood Hazard Areas
Potential Landslides and Unstable Soils
Fault Areas
Tsunami Inundation Areas
(7) Discretionary Review
All development subject to coastal permits within the coastal zone is subject to findings by the coastal-permit issuing agency of Los Angeles County that it is consistent with the Local Coastal Program.
b. Land Use Distribution
The land use plan map provides a framework within which new development can be accommodated within the Malibu Coastal Zone. Generally, it recognizes the presence of existing urban areas and concentrates new development at these locations. It further recognizes the presence of rural villages in the mountain areas and provides for this limited expansion, within the context of their environmental and infrastructural resource constraints. Cognizant of the potential cumulative effects of the buildout of existing small lot subdivisions in the mountains, the Plan designates these areas for low densities and establishes mechanisms by which the potential effects can be mitigated. The following describes the principal provisions of the land use plan map.
For the purposes of this LCP, the coastal terrace shall be considered to be an existing development area. The rural villages, significant watersheds, and other mountain areas shall be considered to be outside the developed area.
(1) Coastal ìTerraceî
Historically, the majority of development in the 65,000acre Malibu Coastal Zone has occurred along the 27mile beach frontage and adjacent inland slopes. Physically, this area is a ìterraceî at the base of the Santa+Monica Mountains. The Plan provides for the focusing of new development in this area, approximately eight percent of the coastal zone, as it contains the most extensive infrastructure and services. Conceptually, the Plan provides for the infilling of existing developed areas at prevailing densities and some intensification of the major ìcentersî along the ìcoastal terrace.î The latter includes the following:
(a) Malibu Civic Center-Pepperdine University Center.
The Plan establishes the area at and adjacent to the mouth of Malibu Creek as the principal community center in the Malibu Coastal Zone. It is designated as a multipurpose area encompassing a variety of uses including retail commercial, office, service business, visitor-serving commercial, governmental, and residential.
The most intensive development would be accommodated in the alluvial plain adjacent to the Civic Center facilities and existing commercial. Relatively high-density residential, ranging from 8 to 20 units per acres would be allowed between Pepperdine University, the existing condominiums and the Civic Center structures. A variety of commercial uses would abut these areas to the west and south. Single-family detached residential units at low densities would act as a buffer between the high-density residential/commercial areas and the Malibu Lagoon. Low-density residential would also be located on the bluffs overlooking the alluvial plain and higher-density uses.
At Pepperdine University, the Plan will permit the development of a mix of academic and administration structures, athletic facilities, student and faculty/staff housing, and passive open spaces.
At Pepperdine University, development within the existing graded campus to accommodate up to 3,000+FTE (full-time equivalent) students and 300,000+sq.+ft. of new building area shall be permitted under this Land Use Plan subject to the following mitigation measures:
1. The University shall secure approval from the County and other regulatory agencies, as necessary, for permanent sewage disposal methods adequate to treat waste to a level of tertiary treatment not less than that currently provided at the LVMWD Tapia Facility, for a maximum capacity of 3,000+FTE.
Such disposal methods shall, in themselves, be consistent with all the policies of the LCP and specifically not aggravate geologic hazards, degrade ESHAs, or increase public health problems for recreational users or residents.
2. The University shall offer to dedicate a permanent open space and scenic easement over the portions of the University campus falling within the Significant Ecological Area as designated by Los Angeles County plus adjoining areas to equal approximately 150+acres of the northern part of the campus, as approved previously by the Coastal Commission.
3. The University shall offer to dedicate a public train easement over the Coastal Slope and Mesa Peak trains designated in the Universityís Specific Plan. The final rout selection of these trails shall be subject to review and approval of the Executive Director of the Coastal Commission, after consultation with the Santa Monica Mountains Trails Council.
4. The County of Los Angeles and the University shall agree to establish a transportation committee to advise the University, Los Angeles County, and the Coastal Commission on transportation issues raised through continued campus development, and on mitigation measures to be incorporated in individual conditional use permits issued for each segment of University expansion. The University shall assist the committee and shall provide its facilities for meetings of the committee. The committee shall be an independent body composed of community representatives, adjacent landowners, and affected governmental agencies approved by Los Angeles County, Pepperdine University and the Executive Director of the Coastal Commission.
5. The University shall participate with the County of Los+Angeles to create at least five new vertical accessways to the public tidelands where existing offers of dedication have been recorded, consistent with the priorities established by the beach access policies of the LUP. The University shall physically improve such accessways, consistent with County standards, but shall not be responsible for ordinary maintenance of accessways.
New development on the University campus may be approved without regard to the above limitation of 300,000 square feet if it can be demonstrated that the development is planned to serve only the existing student body, faculty, or staff. The University shall be responsible for providing appropriate information regarding use of the proposed structures in order to make this determination, as part of the permitting process. The cap on residential development specified in P274 shall not apply to the development of student housing at Pepperdine University, but it shall apply to the development of other housing for faculty or staff.
Any additional development beyond 3,000+FTE and 300,000+sq.+ft. or outside the existing graded area shall not be permitted unless the university can demonstrate, in a Long Range Development Plan, that all grading, sewer service, visual impacts and traffic impacts can be fully mitigated in a manner consistent with all policies of this LCP. Additional mitigation measures may include the required contribution of funds by the University toward construction of an additional peak hour lane on Pacific Coast Highway, proportional to the Universityís share of increased peak hour trips, or intersection improvements in the vicinity of the University.
It is recommended that a major parking structure and transportation transfer facility be established in this area for visitors to the coastal recreational resources.
Beach shuttle buses would be linked to such a facility. This facility could be integrated with other uses, such as retail commercial, hotels, office-commercial, or other visitor-serving uses.
(b) Trancas Beach
The Plan provides for the expansion of existing low-intensity community and visitor-serving commercial uses at the intersection of Trancas Canyon Road and Pacific Coast Highway and the moderate intensification of adjacent residential areas. Approximately 18 to 20+acres of additional commercial use would be accommodated. This may include markets, convenience commercial, restaurants, and other local- and visitor-serving uses. Single-family detached and/or townhouse residential would be permitted, at a maximum density of 6 to 8+units per acres, adjacent to and west of the commercial center. Peripheral residential densities would reflect prevailing land use patterns or one unit per acre and less.
(c) Point Dume-Paradise Cove Center
Existing developed areas flanking Pacific Coast Highway would be permitted to infill, and areas on the inland side would be expanded to link existing development clusters. Residential density designations range from one unit per acre to a maximum of 10+units per acre and reflect adjacent existing densities. The higher densities would be allowed adjacent to existing townhomes and condominiums which are scattered along Pacific Coast Highway.
New commercial uses would be permitted on vacant parcels along Pacific Coast Highway adjacent to the existing commercial uses.
These would encompass both local- and visitor-serving uses, similar to the markets, retail and financial establishments, and restaurants which are present today.
(d) Topanga Canyon Center
Proposed for development as a multiple use urban area providing for commercial business development with emphasis on visitor-serving and highway-oriented commercial uses, such as hotels/motels, restaurants and other convenience uses to serve the visitors to the recently-expanded Topanga State Beach. However, a range of local and regional business uses, including retail stores, office buildings and service businesses, is not precluded. Multiple residential units up to a maximum density of 8-10+du/acre are permitted. A specific plan in accordance with the provisions of state law (California Government Code, Section+65450+et.+seq.) is required. The specific plan shall include, without limitation, regulatory controls specifying the location, intensity and height of commercial and residential uses, public utility improvements, recreational and/or open space areas as well as specifying the measures to mitigate the environmental impacts of the development. The specific plan shall further address the following areas: (1)+safe access to and from the adjacent highways; (2)+provisions for sewage disposal; (3)+a flood plain management plan for flood hazard protection (including measures to mitigate the impact of any required improvements to the stream channel) and a method for the allocation of associated maintenance costs. The specific plan shall include the adjacent area designated 16/8A if that area is proposed for residential development.
(e) Pacific Coast Highway Corridor
As noted, the narrow corridor along Pacific Coast Highway, from the City of Los Angeles to the Malibu Civic Center area, is already largely developed for residential and commercial uses. New development in this area would infill vacant parcels with the same uses as an integrated mixed-use area. New residential should generally be limited to multiple units.
Other areas in the coastal ìterraceî would be permitted to infill and expand in designated areas with residential uses consistent in density and character with those which currently exist. The prevailing pattern is primarily, low- and moderate-density single-family residential development.
Cumulatively the Plan permits the development of no more than 4,000 new residential units and 150+acres of commercial in the coastal ìterrace.î Development of institutional uses and parklands could occur at any location throughout the area.
(2) Rural Villages
New development would be permitted at those locations in the Santa Monica Mountains which have established themselves as ìrural villages.î To maintain their rural character, such development would be limited to existing prevailing densities. Generally, the Plan establishes a maximum density of one unit per acre in these areas with the potential for other local serving land uses.
As many of the rural villages have been subdivided into very small, ìurbanî scale parcels (4,000-5,000 square feet), the Plan designations will establish the existing lots of record in these areas as ìnon-conforming.î Based on a 1978 County study, this will affect an estimated 3,614 undeveloped and unrestricted parcels. As înon-conformingî parcels these could theoretically be allowed to build out, given compliance with the LCP policies and all County Engineering and Health requirements. It is anticipated that a significant percentage of these lots would not build out due to severe slopes, geologic conditions, septic limitations, the costs of development, and other constraints. If the theoretical buildouts were to occur, they would necessitate implementation of costly infrastructure (sewers or other appropriate technology) and significantly alter the existing density characteristics of these areas. Such infrastructure improvements are not proposed by this Land Use Plan.
To mitigate the potential effects and/or reduce buildout, the Plan proposes a mix of techniques, including development allocation, fee acquisition of property, offers of tax delinquent parcels, consolidation of contiguous lots, redevelopment, and surplus land exchange.
[The maximum allowable gross structural area of a residential unit to be constructed on a building site in a rural village shall be determined by the following formula:]
Slope-Intensity Formula:
GSA = (A/5) ( ((50-S)/35) + 500
Where: GSA = the allowable gross structural area of the permitted developed in square feet. The GSA includes all substantially enclosed residential and storage areas, but does not include garages or carports designed for storage of autos.
A = the area of the building site in square feet. The building site is defined by the applicant and may consist of all or a designated portion of the one or more lots comprising the project location. All permitted structures must be located within the designated building site.
S = the average slope of the building site in percent as calculated by the formula:
S = I ( L/A ( 100
Where: S = average natural slope in percent.
I = contour interval in feet, at not greater than 25-foot intervals, resulting in at least 5 contour lines.
L = total accumulated length of all contours of interval ìIî, in feet.
A = the area being considered in square feet.
All slope calculations should be based on natural (not graded conditions. Maps of a scale generally not less than 1î+=+10í, showing the building site and existing topographic contours and noting appropriate areas and slopes, prepared by a Licensed Surveyor or Registered Professional Civil Engineer, should be submitted with the application.
The maximum allowable gross structural area (GSA) as calculated above may be increased as follows:
(1) Add 500 square feet for each lot which is contiguous to the designated building site provided that such lot(s) is (are) combined with the building site and all potential for residential development on such lot(s) is permanently extinguished.
(2) Add 300 square feet for each lot in the vicinity of (e.g., in the same small lot subdivision) but not contiguous with the designated building site provided that such lot(s) is (are) combined with other developed of developable building sites and all potential for residential development on such lot(s) is permanently extinguished.
All residences approved in small lot subdivisions by the noted slope intensity/gross structural area formula shall be subject to an improvement condition requiring that any future additions or improvements to the property be subject to an additional coastal permit.
(3) Significant Watersheds
New residential uses would be permitted in the designated Significant Watersheds in accordance with the policies, standards and conditions prescribed in Section+4.3.1 of the Plan. In general, these would permit land divisions to a minimum 20-acre parcel. Where the development of small parcels is determined to yield a potential for significant impacts, the parcel would be eligible for participation in the development rights retirement program.
Based on an average on one unit per 20 acres, the Significant Watersheds could accommodate a maximum of 532 dwelling units.
(4) Other Mountain Areas
New residential development would be permitted in other inland mountain areas at very low residential densities, according to the capability of the land to accommodate such use. Factors such as slope, geologic and soil stability, erosion, and hydrology influence the ultimate buildability of a parcel. The land use designations of the Plan account for these factors. A variety of densities would be accommodated, ranging from one unit per 20 acres to one unit per two acres. An estimated 2,050 new units could be accommodated in these areas.
2. POLICY FOR MITIGATING THE CUMULATIVE IMPACTS OF THE POTENTIAL BUILDOUT OF EXISTING NON-CONFORMING LOTS
a. Purpose
If all existing non-conforming lots in the Malibu Coastal Zone were built out, a significant portion of the proposed development capacity proposed in this Local Coastal Program would have to be reserved from utilization in otherwise more appropriate locations. Their development would demand the allocation of urban services not now available at these locations and could adversely affect the resources which remain in such locations.
However, despite their legal existence many of the small lots are not buildable physically or economically, within the current standards already improved by the County upon development applicants. Severe slopes, geologic instability inaccessibility, and other factors will limit the use of these properties.
A further problem has been highlighted by the analysis of environmentally sensitive habitat areas. In some cases, properties which are of less than 20+acres in size in the significant watershedsóand distant from available utilities and access servicesómay adversely impact the designated resource management area if developed.
Therefore, the program purposes of this mitigation strategy are twofold: (1)+to discourage small lot (less than one acre) buildout in existing inland subdivisions, unless adequate services can be provided; and (2)+to discourage development of lots of less than 20+acres in designated significant watersheds which are distant from existing services and are determined by the ERB to potentially incur a significant adverse impact on the ESHAs or Significant Watersheds.
In essence, these are ìnon-conforming parcels.î
b. [Blank]
c. Program Approach
The County of Los Angeles shall be the administrative entity, through its Regional Planning Commission (and staffed by the Regional Planning Department) for carrying out the mitigation strategy. This determination may require coordination with two existing state land conservancies, having lot consolidation programs in the Malibu Coastal Zone, and possibly other agencies. The operation of the mitigation program shall proceed in a manner consistent with, and essentially required by, the other integrated elements of this Malibu Local Coastal Program which deal with land use allocation, environmentally sensitive habitat conservation, and development approval processing.
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