The view considerations (V) overlay zone is established to preserve, protect and maintain views of scenic land and water areas, and other areas which are of significant value to the public due to their aesthetic and scenic qualities as defined in the general plan/local coastal program land use plan; preserve, protect and maintain significant views and vistas from major public view corridors, on city designated scenic highways (U.S. Highway 101, State Highway 1, and Price Canyon Road), public lands, beaches and waters within the city which characterize the city's appearance; ensure that site planning, design, grading and landscape techniques will preserve, protect and enhance the visual character of the city's predominant natural landforms, urban form, vegetation and other distinctive features.

   A.   All uses, developments and alterations of land included within this overlay zone shall not result in a change in elevation of the land or construction of any improvement which would significantly block, alter or impair major views, vistas, viewsheds or major coastal landforms from designated scenic highways, public lands and waters or viewpoints in such a way as to materially and irrevocably alter the quality of the view.

   B.   All industrial facilities, public utilities and public works facilities shall be screened from view to the maximum extent feasible from any scenic highway.

   C.   All mechanical equipment such as air conditioners, heaters, exposed ducting and plumbing and all outside storage areas and loading docks shall be designed in such a manner that is compatible with the surrounding structures and landforms. All objectionable views shall be screened by landscaping or other means.

   D.   All new developments shall minimize their impact on scenic values.

   E.   In order to meet the standards of the local coastal program land use plan, all new developments' height, bulk and scale shall not significantly block ocean views from city-designated scenic highways, and must provide corridor views and/or overviews of the ocean from these highways. Clustered design and/or planned development concepts should be utilized. The following special guidelines shall be utilized as a guide for siting development in the planning areas described below:

   1.   For new development in the North Spyglass and motel district planning areas on a parcel or series of parcels with a property frontage on Shell Beach Road of greater than one hundred fifty feet in width, all development shall minimally provide either:

   a.   Thirty-five percent of the property frontage width in open scenic view corridors (of twenty feet or more in width); or

   b.   Forty percent scenic overviews to be measured as described in subsection 3 below; or

   c.   A combination of open scenic view corridors and overview totaling forty percent of the vertical view plane established in subsection 3 below.

   2.   For new development in the Dinosaur Caves planning area, all projects shall minimally provide either of the following standards:

   a.   Forty percent of the property frontage width in open scenic view corridors (of thirty feet or more in width); or

   b.   Fifty percent scenic overviews to be measured as described in subsection 3 below; or

   c.   A combination of open scenic view corridors and overviews totaling fifty percent of the vertical view plane established in subsection 3 below.

   3.   For the purposes of this chapter, the following definitions or phrases are utilized; see also Figure 096-1.

   a.   Bluff Site Line. The site line established in cross-sectional view between the freeway sight position and the top of the bluff.

   b.   Building Silhouette. The building outline superimposed against the vertical view plane as seen from the freeway sight position.

   c.   Freeway Sight Position. A viewing position three feet above the nearest travel lane of U.S. Highway 101.

   d.   Horizon Site Line. The site line established in cross-sectional view between the freeway sight position and a horizontal line drawn to the horizon.

   e.   Vertical View Plane: The rectangular area defined by the vertical area between the horizon and bluff site lines and the side property lines (see Figure 096-1).

   In order to determine the conformity of developments subject to the provisions of this chapter, cross-sectional and elevational drawings need to be developed similar to Figure 096-1. Overviews are measured by describing the vertical view plane first, and then superimposing the proposed structures against the vertical view plane. In this manner, it is possible to determine relative degrees of ocean view blockage two dimensionally against the percentage requirements of sections (E)(1) and (E)(2) above.

   4.   The application of these guidelines shall take into consideration the varying nature of views across properties in these planning areas. Specifically, optimum coastal views (i.e., of offshore islets, headlands, beaches, dunes, etc.,) shall be identified, and view corridors, and/or overviews, delineated which provide maximum protection of viewing opportunities. Development siting shall provide for diagonal and/or perpendicular through or overview corridors across subject parcels when necessary to protect identified viewing opportunities.

   5.   For each project considered by the city in the planning areas described above, the city shall make findings, based on the application of these guidelines and the potential for view preservation and/or enhancement on each property, on a case-by-case basis. These findings and supporting background information shall be a part of the city's development consideration.

   F.   All development, including new roads, shall minimize the alteration of the natural topography and scenic values of the area. In the Sunset Palisades planning area, all development shall be built on or into existing grades. In the Freeway Foothills planning area, all development shall be built on or into existing grades and residential units shall be clustered and located off the top of ridges, knolls and hummocks a sufficient distance to retain the silhouette profile of the topographic feature.

   FIGURE 096-1

   G.   All new developments shall underground new and, where feasible, existing utility lines on and adjacent to the site.

   H.   Landscaping along Scenic Highways designated in the general plan/local coastal program land use plan shall be designed to enhance existing scenic views.

   I.   The size, location and massing of structures shall not significantly obscure the scenic backdrop provided by the foothills to visitors, passing motorists, and residents viewing from Scenic Highways. The Freeway Foothills planning area shall be designated a limited medium density residential (up to eight du/ac) and to limited commercial, planned development with considerations given to preservation of scenic resources and open space. The planning area shall be developed under a maximum of three specific plans, one each for the three geographically separate sub-areas within the Freeway Foothills planning area.

   J.   The designs of buildings and building layouts and parking area shall be such that the views of the development from all scenic highways will be visually pleasing.

   K.   All signs visible from scenic highways shall be designed so as to not detract from the visual quality of the area. Special attention shall be given to the height and sizes of signs visible from scenic highways (See Sign Regulations).

   L.   Existing mature trees visible from scenic highways shall be conserved whenever feasible.

   M.   All actions taken under this overlay zone shall be consistent with the relevant goals, policies and programs of the general plan/local coastal program land use plan.