Development. "Development" means, on land, in or under water, the placement or erection of a solid material or structure; discharge or disposal of any dredged material or of any gaseous, liquid, solid, or thermal waste; change in density or intensity of use of land, including, but not limited to, subdivision pursuant to the Subdivision Map Act (commencing with Section 66410 of the Government Code), and any other division of land, including lot splits, except where the land division is brought about in connection with the purchase of such land by a public agency for public recreational use; change in the intensity of use of water; or access thereto; construction, reconstruction, demolition, or alteration of the size of any structure, including any facility of any private or public or municipal utility; and the removal or harvesting of major vegetation other than for agricultural purposes; kelp harvesting, and timber operations which are in accordance with a timber harvesting plan submitted pursuant to the provisions of the Z'berg-Nejedly Forest Practice Act of 1973 (commencing with Section 4511).

As used in this section structure includes, but is not limited to, any building, road, pipe, flume, conduit, siphon, aqueduct, telephone line, and electrical power transmission and distribution line.

New Development. For purposes of implementing the public access requirements of Public Resources Code Section 30212 and of this section, "new development" includes "development" as defined above except for the following:

Sea. "Sea" means the Pacific Ocean and all harbors, bays, channels, estuaries, salt marshes, sloughs, and other areas subject to tidal action through any connection with the Pacific Ocean, excluding nonestuarine rivers, streams, tributaries, creeks and flood control and drainage channels.

Lateral public access provides public access and use along or parallel to the sea or shoreline;

Bluff top access provides public access and coastal viewing along a coastal bluff top area;

Vertical access provides a public access connection between the first public road, trail, or public use area nearest the sea and the publicly owned shoreline, tidelands or established lateral access;

Trail access provides public access (i.e., hiking and equestrian) along a coastal or mountain recreational path, including to and along canyons, rivers, streams, wetlands, lagoons, freshwater marshes, significant habitat and open space areas or similar resource areas, and which also may link inland trails or recreational facilities to the shoreline;

Recreational access provides public access to coastal recreational resources through means other than those listed above, including, but not limited to, parking facilities, viewing platforms and blufftop parks.

Pass and repass refers to the right of the public to walk and run along an accessway. Because this use limitation can substantially restrict the public's ability to enjoy adjacent publicly owned tidelands by restricting the potential use of lateral accessways, it will be applied only in connection with vertical access or other types of access where the findings required by subsection (7) establish that the limitation is necessary to protect natural habitat values, topographic features (such as eroding bluffs), or privacy of the landowner. This subsection shall not apply to lateral public access requirements or dedications along the shoreline.

Passive recreational use refers to the right of the public to conduct activities normally associated with beach use, such as walking, swimming, jogging, sunbathing, fishing, surfing, picnicking, but not including organized sports, campfires, or vehicular access other than for emergencies or maintenance.

Active recreational use refers to the right of the public to conduct the full range of beach-oriented activities, not including horseback riding and use of motorized vehicles unless specifically authorized.

New development along any trail designated in the Point Arena general plan or any area or adopted specific plan or on the zoning map as indicated on the subject property;

New development between the nearest public roadway and the sea;

New development on any site where there is substantial evidence of a public right of access to or along the sea or public tidelands, a blufftop trail or an inland trail acquired through use or a public right of access through legislative authorization;

New development on any site where a trail, bluff top access or other recreational access is necessary to mitigate impacts of the development on public access where there is no feasible, less environmentally damaging, project alternative that would avoid impacts to public access.

Projects excepted from the definition of "new development" in subsection (1);

Where findings required by subsections (7)(c) and (8)(a) establish any of the following: (i) public access is inconsistent with the public safety, military security needs, or protection of fragile coastal resources; (ii) adequate access exists nearby;

Exceptions identified in subsection (5)(b) shall be supported by written findings required by subsection (7)(c).

General Standards.

Lateral Public Access. The public access required pursuant to subsection (4) shall conform to the standards and requirements set forth in subsections (6) and (7).

Minimum Requirements. (Also to be used for blufftop access or trail access, as applicable.) A condition to require lateral access as a condition of approval of a coastal development permit (or other authorization to proceed with development) pursuant to subsection (4) shall provide the public with the permanent right of lateral public access and passive recreational use along the shoreline (or public recreational area, bikeway, or blufftop area, as applicable); provided that in some cases controls on the time, place and manner of uses, such as limiting access to pass and repass or restricting hours of use, may be justified by site characteristics including sensitive habitat values or fragile topographic features or by the need to protect the privacy of residential development. Active recreational use may be appropriate in many cases where the development is determined to be especially burdensome on public access. Examples include cases where the burdens of the proposed project would severely impact public recreational use of the shoreline, where the proposed development is not one of the priority uses specified in Public Resources Code Section 30222, where active recreational uses reflect the historic public use of the site, where active recreational uses would be consistent with the use of the proposed project, and where such uses would not significantly interfere with the privacy of the landowner. In determining the appropriate character of public use, findings shall be made on the specific factors enumerated in subsection (7)(b). Lateral access shall be legally described as required in subsection (6)(h).

Vertical Public Access.

Blufftop Access.

Trail Access—Minimum Requirements. A condition to require public access as a condition of approval of a coastal development permit (or other authorization to proceed with development) required pursuant to subsection (4) shall provide the public with the permanent right of access and active recreational use: (i) along a designated alignment of a coastal recreational path or trail in specific locations identified in the LCP for implementation of trail access; or (ii) in locations where it has been determined that a trail access is required to link recreational areas to the shoreline or provide alternative recreation and access opportunities pursuant to the access and recreation policies of the LCP and Coastal Act, consistent with other provisions of this chapter. In determining if another character of use is appropriate, findings shall be made on the specific factors enumerated in subsection (7)(b). The trail access shall be legally described as required by subsection (6)(h).

Recreational Access—Minimum Requirements. A condition to require public recreational access as a condition of approval of a coastal development permit (or some other authorization to proceed with development) required pursuant to subsection (4) shall provide the public with the permanent right of access and use within a designated recreational access area. Conditions required pursuant to this section shall specify the location and extent of the public access area. The form and content should take the form of requirements in subsections (6)(a) through (6)(e) as applicable. The accessway shall be legally described as required in subsection (6)(h).

Protection of Historic Public Use.

Legal Description of an Accessway—Recordation.

Implementation.

Title Information. As a requirement for any public access condition, prior to the issuance of the permit or other authorization for development, the applicant shall be required to furnish a title report and all necessary subordination agreements. All offers or grants shall be made free of all encumbrances which the approving authority pursuant to subsection (6)(h) determines may affect the interest being conveyed. If any such interest exists which could extinguish the access easement, it must be subordinated through a written and recorded agreement.

Required Overall Findings. Written findings of fact, analysis and conclusions addressing public access must be included in support of all approvals, denials or conditional approvals of projects between the first public road and the sea (whether development or new development). Written findings of fact, analysis and conclusions addressing public access must be included in support of all approvals or conditional approvals of projects (whether development or new development) where an access dedication is included in the project proposal or required as a condition of approval. Such findings shall address the applicable factors identified by subsection (7)(b) and shall reflect the specific level of detail specified, as applicable.

Findings supporting all such decisions shall include:

Required Project-Specific Findings. In determining any requirement for public access, including the type of access and character of use, the city shall evaluate and document in written findings the factors identified in subsections (b)(i) through (b)(v), to the extent applicable. The findings shall explain the basis for the conclusions and decisions of the city and shall be supported by substantial evidence in the record. If an access dedication is required as a condition of approval, the findings shall explain how the dedication will alleviate or mitigate the adverse effects which have been identified and is reasonably related to those adverse effects in both nature and extent. As used in this section, "cumulative effect" means the effect of the individual project in combination with the effects of past projects, other current projects, and probable future projects, including development allowed under applicable planning and zoning requirements or regulations.

Required Findings for Public Access Exceptions. Any determination that one of the exceptions of subsection (5) applies to a development shall be supported by written findings of fact, analysis and conclusions which address all of the following:

Standards and Procedures. Upon final approval of a coastal development permit or other authorization for development, and where issuance of the permit or authorization is conditioned upon the applicant recording a legal document which restricts the use of real property or which offers to dedicate or grant an interest or easement in land for public use, a copy of the permit conditions, findings of approval and drafts of any legal documents proposed to implement the conditions shall be forwarded to the California Coastal Commission for review and approval prior to the issuance of the permit consistent with the following procedures and California Code of Regulations Section 13574. All coastal development permits subject to conditions of approval pertaining to public access and open space or conservation easements shall be subject to the following procedures:

In order to maximize public access and recreation opportunities at existing public beaches or parks limitations on time of use or increases in use fees or parking fees, which effect the intensity of use, shall be subject to a coastal development permit.

The city shall not close, abandon, or render unusable by the public any existing accessway which the city owns, operates, maintains, or is otherwise responsible for unless determined to be necessary for public safety without first obtaining a coastal development permit.

Any limitation on existing public access to or along a beach, trail, or bluff located in a sensitive habitat area determined to be necessary for temporary protection of habitat, restoration, repair and/or maintenance shall be for the minimum period necessary but shall not exceed the nesting season for shorebird habitat or be greater than 90 days for habitat restoration or 30 days for repair and maintenance, and shall require a coastal development permit. Any limitation for purposes of protecting or restoring habitat shall be subject to review and approval, where required, from the Departments of Fish and Game and U.S. Fish and Wildlife. Access to or along public tidelands or areas subject to an accepted and opened offer to dedicate or grant of easement shall not be fully restricted.

No signs shall be posted on a beachfront or on public beach unless authorized by a coastal development permit. Signs which purport to identify the boundary between state tidelands and private property or which indicate that public access to state tidelands or public lateral or vertical access easement areas is restricted shall not be permitted.

Improvements and/or opening of accessways already in public ownership or that are accepted pursuant to an offer to dedicate required by a coastal development permit shall be permitted regardless of the distance from the nearest available vertical accessway.

No new structures or reconstruction, except for routine repair and maintenance or to replace a structure destroyed by natural disaster in accordance with PRC Section 30610(d) and (g), shall be permitted on a bluff face, except for engineered staircases or accessways to provide public shoreline access where no feasible alternative means of public access exists.

All applications for new development located along the shoreline or fronting a beach shall include the submittal of a review and/or determination in writing from the State Lands Commission that addresses the proposed project relative to its location or proximity to, or impact upon, the boundary between public tidelands and private property. Any application for development on or along the shoreline filed without such determination shall be determined to be incomplete for filing.

Coastal development permit application filing requirements shall include the submittal of mapped documentation identifying the location of any existing recorded shoreline or inland trail OTDs, deed restrictions, or easements on the subject parcel(s).

New development shall be sited and designed to minimize adverse impacts on scenic areas from scenic roads or public viewing areas to the maximum feasible extent. If there is no feasible building site location on the proposed project site where development would not be visible, then the development shall be sited and designed to minimize impacts on scenic areas from scenic highways or public viewing areas, through measures including, but not limited to, siting development in the least visible portion of the site, breaking up the mass of new structures, designing structures to blend into the natural hillside setting, restricting the building maximum size, reducing maximum height standards, clustering development, minimizing grading, incorporating landscape elements, and where appropriate, berming.

Where there is no feasible alternative that is not visible from scenic highways or public viewing areas, the development area shall be restricted to minimize adverse impacts on views from scenic highways or public viewing areas.

Avoidance of impacts to visual resources through site selection and design alternatives is the preferred method over landscape screening. Landscape screening, as mitigation of visual impacts shall not substitute for project alternatives including resiting, or reducing the height or bulk of structures.

Prominent ridgelines and other intervening ridgelines that are visible from a public road, a beach, public viewing areas, or public hiking trails, shall be protected by setting structures below the ridgeline to avoid intrusions into the skyline where feasible. Where there are no feasible alternative building sites below the ridgeline or where the only alternative building site would result in unavoidable adverse impacts to ESHA, structures shall be limited to one-story (18 feet maximum from existing or finished grade, whichever is lower) in height to minimize visual impacts.

The alteration of natural land forms caused by cutting, filling and grading shall be minimal. Structures should be designed to fit the site rather than altering the land form to accommodate the structure.

Structures in, or adjacent to, open space areas should be constructed of materials that reproduce natural colors and textures as closely as possible.

Materials and colors used in construction shall be selected for compatibility both with the structural system of the building and with the appearance of the building's natural and man-made surroundings. Preset architectural styles (e.g., standard fast food restaurant designs) shall be avoided.

Plant materials should be used to integrate the man-made and natural environments, to screen or soften the visual impact of new development, and to provide diversity in developed areas. Attractive vegetation common to the area shall be used, and native vegetation shall be used to the maximum extent practicable. Invasive plant species that tend to supplant native species and natural habitats shall be prohibited. Landscaping for MR, C, HW, and I zones shall conform with the provisions of Section 18.25.140.

On-premises signs should be designed as an integral part of the structure and should complement or enhance the appearance of the surrounding area.

New development should include underground utility service connections. When above ground facilities are the only alternative, they should follow the least visible route, be well designed, simple and unobtrusive in appearance, have a minimum of bulk, and make use of compatible colors and materials.

Off-site advertising signs are not allowed unless erected by a public agency. Such signs should be well designed and be clustered at appropriate locations. Sign clusters should have a single design theme. The construction of new billboards is prohibited.

When reviewing the design of commercial or residential buildings, the planning commission shall ensure that the scale, bulk, orientation, architectural character of the structure and related improvements are compatible with the rural, uncrowded, rustic, unsophisticated, small, casual, open character of the community. In particular, residences of more than 2,000 square feet in floor area and multiple-family dwellings or commercial buildings of more than 4,000 square feet in floor area shall be considered out of scale with the community unless they are designed and situated in such a way that their bulk is not obtrusive. Residential and commercial developments involving multiple dwelling or business units should utilize clusters of smaller structures with sufficient open space between them instead of a consolidated structure.

Structures visible from the beach or a public trail in an open space area should be made as visually unobtrusive as possible and shall incorporate colors and exterior materials that are compatible with the surrounding landscape. The use of highly reflective materials is prohibited.

If a residence structure is removed, or destroyed by fire or other natural causes, on a lot that is otherwise usable, the owner shall be entitled to construct a residence in the same location with an exterior profile not exceeding that of the previous structure even if such a structure would again significantly obstruct public views of important scenes, provided any other nonconforming conditions are corrected.

Developments shall be planned to avoid removing trees, if feasible. At least two trees shall be planted for every one removed to accommodate development facilitated by the general plan. Visually attractive native trees species, such as bishop pine and sargent cypress, shall be the preferred species used, as they require less water, herbicides, pesticides, and are valuable to wildlife resources.

In order to protect the natural setting of the hillsides that surround the city, hillside or ridgeline development shall be scrutinized with "view from the valley floor" considerations. Proposed development on the crest of bluffs or canyons shall be specifically analyzed in relation to views from the low-lying areas of the city, important view corridors, and scenic gateways. Development shall not silhouette against the ridgeline without adequate visual buffers, and development on lower slopes shall be visually screened by existing or landscaped vegetation to minimize visual impact.

Avoidance of impacts to visual resources through site selection and design alternatives is the preferred method over landscape screening. Landscape screening, as mitigation of visual impacts shall not substitute for project alternatives including resiting, or reducing the height or bulk of structures.

All new development shall be sited and designed to minimize alteration of natural landforms by:

The length of on-site roads or driveways shall be minimized, except where a longer road or driveway would allow for an alternative building site location that would be more protective of visual resources or ESHA. Driveway slopes shall be designed to follow the natural topography. Driveways that are visible from a scenic road, a beach, a public viewing area, or public hiking trail shall be a neutral color that blends with the surrounding landforms and vegetation.

All new structures shall be sited and designed to minimize impacts to visual resources by:

Where feasible, long continuous retaining walls shall be broken into sections or shall include undulations to provide visual relief. Where feasible, retaining walls supporting a structure should be incorporated into the foundation system in a stepped or split level design. Retaining walls visible from scenic highways, trails, parks, and beaches should incorporate veneers, texturing and/or colors that blend with the surrounding earth materials or landscape.

Fences, walls, and landscaping shall not block views of scenic areas from scenic roads, parks, beaches, and other public viewing areas.

Public works projects along scenic roads that include hardscape elements such as retaining walls, cut-off walls, abutments, bridges, and culverts shall incorporate veneers, texturing, and colors that blend with the surrounding earth materials or landscape.

Land divisions, including lot line adjustments, adjustments, shall be designed to minimize impacts to visual resources by:

Subsequent development on a parcel created through a land division shall conform to all provisions of the approved coastal development permit that authorized the land division, or any amendments thereto.

Cut and fill slopes and other areas disturbed by construction activities shall be landscaped or revegetated at the completion of grading. Landscape plans shall provide that:

No permanent structures shall be permitted on a bluff face, except for engineered stairways to accessways to provide public beach access. Such structures shall be designed and constructed to not contribute to further erosion of the bluff face and to be visually compatible with the surrounding area to the maximum extent feasible.

Landscaping permitted on a bluff face or hillside for restoration, revegetation or erosion control purposes shall consist of native, drought tolerant plant species endemic to the area.

Where necessary to insure the protection of scenic and visual resources in accordance with the policies and standards provided herein, a coastal development permit shall be conditioned to require the recordation of a deed restriction or other legal document which provides that any or all future development beyond that authorized by the CDP, including that which would ordinarily be exempt from a CDP, shall be subject to a new CDP or permit amendment.

Grading plan, if any grading is proposed;

Cross sections of the project site showing the proposed grading and structures;

Line of sight analysis showing the view of the project site from public viewing areas;

Photos of the project site from public viewing areas and/or scenic roads, with story poles placed on the site to indicate the proposed location and maximum height of all structures and stakes placed on the site to indicate the extent of all proposed grading;

An analysis of the potential impacts of the proposed development on the identified public views;

Project alternatives designed to avoid and minimize impacts to visual resources;

Mitigation measures necessary to minimize or mitigate residual impacts that cannot be avoided through project siting and design alternatives.

The project, as proposed, will have no significant adverse scenic or visual impacts due to project design, location on the site or other reasons;

The project, as conditioned, will not have significant adverse scenic or visual impacts due to required project modifications, landscaping or other conditions;

The project, as proposed or as conditioned, is the least environmentally damaging alternative;

There are no feasible alternatives to development that would avoid or substantially lessen any significant adverse impacts on scenic and visual resources;

Development in a specific location on the site may have adverse scenic and visual impacts, but will eliminate, minimize or otherwise contribute to conformance to sensitive resource protection policies contained in the certified LCP.

Contributors to the Arena Cove Historic District.

Contributors to the Main Street Historic Commercial District.

Separate Listings.

Historical Significance.

Architectural Significance.

When it is neither feasible nor desirable to provide some or all of the off-street parking spaces required by Section 18.25.280, an owner of commercially-zoned land shall be permitted, subject to approval of the city planning commission, to make a monetary payment to the city of Point Arena in an amount which is equal to 80 percent of the estimated cost of required off-street parking on a per-parking-stall basis.

In addition to the costs associated with land acquisition, the projected costs of providing all of the following services and improvements, based upon required parking stall size and turning radius to serve said parking stall as set forth in Section 18.25.280(3). Dimensional requirements of the Point Arena zoning ordinance, shall be used in determining the amount of the required monetary payment including:

At least once every year the city council may establish, by resolution, the value of off-street parking facilities in the city on a per-parking-stall basis. Initially, such a fee shall be $2,000 per parking stall. Funds collected by the city from such payments shall be deposited in a special fund and shall be used by the city only for the purpose of acquiring and/or developing future off-street parking facilities. The city may establish payment schedules for collection of fees.

Parking Variance Procedure. The planning commission may, upon application by the landowner, grant a variance from the parking requirement and shall then require the payment of the in-lieu fee for each space as established by resolution. In granting a variance the planning commission shall be guided by the following criteria: upon a showing by the applicant and a finding thereof by the planning commission, a variance may be granted on one or more of the following grounds:

All off-street parking facilities which are provided by the city of Point Arena shall, in addition to benefiting the employees, guests, and/or patrons of the subject property, be made available for use by members of the general public.

The area covered in the report is sufficient to demonstrate the geotechnical hazards of the site consistent with the geologic, seismic, hydrologic and soil conditions at the site;

The extent of potential damage that might be incurred by the development during all foreseeable normal and unusual conditions, including, but not limited to, ground saturation and shaking caused by the maximum credible earthquake, landslides, and tsunamis;

The effect the project could have on the stability of any bluff, including, but not limited to, the introduction of subsurface effluent discharges from proposed septic systems;

How the project can be designed or located so that it will neither be subject to nor contribute to significant geologic instability through the economic lifespan of the project (a 100-year economic lifespan shall be used for new single-family residences);

A description of the degree of uncertainty of analytical results due to assumptions and unknowns;

Recommended bluff setbacks, if applicable as determined by the procedures outlined in Section 18.25.210. The development must conform to the recommended setbacks. No variance permit may be issued to grant exception to the minimum setback requirement;

Recommended mitigation measures and design criteria to avoid or minimize geologic instability, during and after construction of the project;

Foundation design requirements;

The need for a shoreline protection structure over the life of the project;

Alternatives for protection of the septic system;

The FEMA base flood elevation and other mapped areas (A, B, or V zones);

The effect of future sea level rise on the development;

Slope stability and bluff erosion rate determination performed as outlined in Section 18.25.210.

The analyses shall demonstrate a factor of safety greater than or equal to 1.5 for the static condition and greater than or equal to 1.1 for the seismic condition. Seismic analyses may be performed by the pseudostatic method, but in any case shall demonstrate a permanent displacement of less than 50 millimeters.

Slope stability analyses shall be undertaken through cross-sections modeling worst case geologic and slope gradient conditions. Analyses shall include postulated failure surfaces such that both the overall stability of the slope and the stability of the surficial units is examined.

The effects of earthquakes on slope stability (seismic stability) may be addressed through pseudostatic slope analyses assuming a horizontal seismic coefficient of 0.15g, and should be evaluated in conformance with the guidelines published by the American Society of Civil Engineers, Los Angeles Section (ASCE/SCEC), "Recommended Practices for Implementation of DMS Special Publication 117, Conditions for Analyzing and Mitigating Landslide Hazards in California."

All slope analyses shall be performed using shear strength parameters (friction angle and cohesion), and unit weights determined from relatively undisturbed samples collected at the site. The choice of shear strength parameters shall be supported by direct shear tests, triaxial shear test, or literature references.

All slope stability analyses shall be undertaken with water table or potentiometric surfaces for the highest potential ground water conditions.

If anisotropic conditions are assumed for any geologic unit, strike and dip of weakness planes shall be provided, and shear strength parameters for each orientation shall be supported by reference to pertinent direct shear tests, triaxial shear test, or literature.

When planes of weakness are oriented normal to the slope or dip into the slope, or when the strength of materials is considered homogenous, circular failure surfaces shall be sought through a search routine to analyze the factor of safety along postulated critical failure surfaces. In general, methods that satisfy both force and moment equilibrium (e.g., Spencer, Morgenstern-Price, and General Limit Equilibrium) are preferred. Methods based on moment equilibrium alone (e.g., Bishop's Method) also are acceptable. In general, methods that solve only for force equilibrium (e.g., Janbu's method) are discouraged due to their sensitivity to the ratio of normal to shear forces between slices.

If anisotropic conditions are assumed for units containing critical failure surfaces determined above, and when planes of weakness are inclined at angles ranging from nearly parallel to the slope to dipping out of slope, factors of safety for translational failure surfaces shall also be calculated. The use of a block failure model shall be supported by geologic evidence for anisotropy in rock or soil strength. Shear strength parameters for such weak surfaces shall be supported through direct shear tests, triaxial shear test, or literature references.

The selection of shear strength values is a critical component to the evaluation of slope stability. Reference should be made to American Society of Civil Engineers, Los Angeles Section (ASCE/SCEC), "Recommended Practices for Implementation of DMS Special Publication 117, Conditions for Analyzing and Mitigating Landslide Hazards in California," when selecting shear strength parameters and the selection should be based on these guidelines.

The landowner understands that the site may be subject to extraordinary geologic and erosion hazard and the landowner assumes the risk from such hazards;

The landowner agrees that any adverse impacts to property caused by the permitted project shall be fully the responsibility of the applicant;

The landowner shall not propose or construct any bluff or shoreline protective devices to protect the subject residence, guest cottage, garage, septic system, or other development approved in the event that these structures are subject to damage, or other natural hazards in the future and expressly waives any future right to construct such structures that may exist pursuant to Public Resources Code Section 30235;

The landowner shall remove the development when bluff retreat reaches the point where the structure is threatened. In the event that portions of the house, garage, foundations, leach field, septic tank, or other improvements associated with the residence fall to the beach before they can be removed from the bluff top, the landowner shall remove all recoverable debris associated with these structures from the beach and ocean and lawfully dispose of the material in an approved disposal site. The landowner shall bear all costs associated with such removal.

Nesting, feeding, breeding, resting, or other habitat requirements of both resident and migratory fish and wildlife species;

An assessment of the short-term and long-term adaptability of various species to human disturbance;

An assessment of the impact and activity levels of the proposed development on the resource.

Land divisions, including lot line adjustments, mergers and the issuance of conditional certificates of compliance;

Multifamily dwellings allowed by use permit in areas designated with the highway commercial or core commercial land use classification; and

Mobile home parks allowed by use permit in areas designated with the highway commercial land use classification:

Any new development that includes dike or fill development in wetlands for a use permitted under the Coastal Act and the LCP shall include mitigation for unavoidable impacts to wetland habitat. Wetland impact mitigation shall include, at a minimum, creation or substantial restoration of wetlands of the same type as the affected wetland or similar type. The acreage of wetland habitat mitigation shall be determined based on the approved project and the type of wetland affected.

Prior to issuance of the coastal development permit, the applicant shall identify an area of disturbed or degraded wetland habitat of equivalent type and with acreage sufficient to provide mitigation of the wetland impacts.

Mitigation ratios will often be greater than 2:1. However, in no event will the mitigation ratio be less than 2:1 unless, prior to the development impacts, the wetland creation or restoration proposed as project mitigation is completed and is empirically demonstrated, based upon a report provided by the applicant from a qualified biologist or resource specialist, to meet performance criteria that establish that the created or restored wetlands are functionally equivalent or superior to the impacted wetlands.

Prior to issuance of the coastal development permit, the applicant shall submit wetland habitat creation, restoration, management, maintenance and monitoring plans for the proposed wetland mitigation area prepared by a qualified biologist and/or resource specialist. The plans shall provide a 100-foot restored buffer as measured from the upland limit of the wetland area, and at a minimum include ecological assessment of the mitigation site and surrounding ecology; goals, objectives and performance standards; procedures and technical specifications for wetland and upland planting; methodology and specifications for removal of exotic species; soil engineering and soil amendment criteria; identification of plant species and density; maintenance measures and schedules; temporary irrigation measures; restoration success criteria; measures to be implemented if success criteria are not met; and long-term adaptive management of the restored areas for a period of not less than five years. The city shall determine that the proposed restoration site is of equivalent type and acreage to the impacted wetland habitat.

The area of wetland habitat to be restored shall be restricted from future development and permanently preserved through the recordation of an open space deed restriction that applies to the entire restored area and buffer. The open space deed restriction shall be recorded prior to issuance of the coastal development permit. The habitat restoration shall be carried out prior to or concurrently with construction of the development project. In any case, the wetland restoration or creation project improvements shall be complete prior to the issuance of certificates of occupancy for any structures approved in the coastal development permit.

When any main building is constructed, enlarged, or increased in capacity, or when a change in use creates an increase in the amount of off-street parking space required, additional parking spaces shall be required, except as specifically provided in this chapter.

Fractional space requirements shall be counted as a whole space.

No portion of any front yard, or any side yard on the street side of a corner lot, shall be used for off-street parking purposes, except in the case of a driveway of a single-family dwelling and in the industrial and highway commercial zones where required front yards may be used to meet offstreet parking requirements.

Off-street parking spaces for single-family dwellings shall be located on the same lot as the dwelling served. Off-street parking spaces for all other dwellings, and all nonresidential uses, shall be located on the same lot as, or not more than 150 feet from the building or use served.

No repair work or servicing of vehicles shall be conducted in an off-street parking facility, except such minor work as is common to residential use.

No off-street parking facility shall be reduced in capacity or in area without sufficient additional capacity being provided.

Off-street parking facilities for one use shall generally not be considered as providing required off-street parking facilities for any other use. However, off-street parking facilities for one commercial use may be considered as providing required off-street parking facilities for another commercial use if the business hours of the two uses are mutually exclusive.

When two or more uses are located in the same building and/or in common developments, or when parking facilities for different buildings or uses are provided collectively, the parking requirements shall be the sum of the separate requirements for each use, except as specifically provided in this section.

Sufficient bicycle storage space, as determined by the planning commission, shall be provided in all parking areas of 10 or more spaces.

Where joint parking facilities are provided for two or more commercial uses in a planned commercial development, the minimum requirement may be reduced to 75 percent of the sum of the requirements for the various uses computed separately, when the combined requirements total 20 or more spaces.

Requirements for types of buildings or uses not specifically listed herein shall be determined by the planning commission based upon the requirements for comparable uses listed and on the particular characteristics of the building or use.

Residential Uses Parking.

Commercial and Public/Quasi-Public Uses.

Uses in completely new structures or change of use in an existing structure:

Industrial Uses. To be determined on a case-by-case basis by the planning commission.

Schools.

Lighting. If the parking area is illuminated, lighting shall be deflected away from residential sites and downward so as to cause no annoying glare.

Bumpers. Bumpers, posts, wheel stops, or other acceptable devices shall be provided on all parking spaces located along property lines, and set back a minimum of one and one-half feet from the boundary of the parking lot. All such devices shall be firmly attached to the ground.

Access Drives. Except for single-family dwellings, groups of more than two parking spaces shall be so located and served by an access drive that the use of the spaces and the access drive will require no backing movements or other maneuvering within a street right-of-way. Alleys may be used for maneuvering.

Each parking space shall have unobstructed access from a street or alley or from an aisle or drive connecting with a street or alley without requiring moving another vehicle. Entrances from and exits to streets and alleys shall be provided at locations approved by the planning commission.

Parking Surface. The parking area, aisles, and access drives should be paved so as to provide a durable, dustless surface and shall be so graded and drained as to dispose of surface water without damage to private or public properties, streets, or alleys.

Landscaping and Screening. A screening device not less than six feet in height and constructed of dense landscaping or of a fence, wall, grill, or other material, shall be required along all interior property lines for all off-street parking spaces abutting a residential use. Perimeter landscaping shall also be provided between parking spaces and adjoining public sidewalks. Moreover, all offstreet parking areas having five or more spaces shall be provided with screening and landscaping according to the following standards:

Exception. Within 35 feet of the street corner of any corner lot, the height of any landscaping or screening may be required to be reduced in height or set back from the property line such distance as the planning commission shall deem necessary for public safety.

Noncommercial Signs.

Commercial.

Noncommercial signs which shall not exceed 32 square feet, and must be located on the premises not less than 10 feet from any property line. Illumination shall be nonglaring and indirect. Noncommercial signs include signs for schools, churches, clubs and other public organizations.

Commercial Signs. Illuminated home occupation signs which shall not exceed three square feet. Illumination shall be non-glaring and indirect.

Maximum Aggregate Display Surface. The aggregate display surface for any parcel of land shall be one square foot for each foot of street frontage, provided that any parcel shall be permitted at least 20 square feet of advertising area, but in no case shall the advertising area for any parcel exceed 300 square feet in area.

Maximum Number of Signs. The aggregate display surface may be divided into not more than six single- or double-faced signs.

Maximum Sign Size. No sign shall exceed 50 square feet in area, except signs of unusual size or nature (see subsection (5)).

Maximum Height. No sign shall exceed the maximum building height for the zone in which the sign is located, and in no case shall it exceed the maximum height of the structure. Signs attached to buildings shall not project beyond the roof line at any point.

Maximum Size and Projection Over Public Right-of-Way. Signs projecting more than eight inches over the public right-of-way shall not exceed 32 square feet in area, shall not project more than five feet, shall not extend closer than 24 inches horizontally from the curb face, shall not be closer than nine feet to the ground, and, if attached to the underside of a projecting canopy extending over a public right-of-way, shall not be more than six square feet in area.

Murals shall be painted or affixed directly on the building, shall cover a minimum area of 50 square feet, shall be pictorial in nature, and should not contain commercial logos.

Theater marquees only for theater use shall contain no permanent lettering with the exception of the name of the theater.

Signs that resemble traffic control signs or obstruct the visibility of any traffic sign, or signs which rotate, move, flash, reflect, blink or appear to do any of the foregoing shall be prohibited unless required by law. An exception to this section is the allowance of barber poles, clock hands and lighted holiday decorations.

Off-site advertising is prohibited except signs erected by public agencies. Existing offsite outdoor advertising billboards shall be phased out and the construction of new billboards is prohibited.

No sign shall restrict necessary sight distances at intersections or driveways.

No sign shall be placed in a public right-of-way.

Placement of signs other than traffic or public safety signs, utilities, or other accessory equipment that obstruct views to the ocean, beaches, parks, or other scenic areas, from public viewing areas and scenic roads shall be prohibited.

If the service, business, institution or location to which a nonconforming signs refers ceases for a period of 30 days or more for a year-round business or for a period of six months or more for a seasonal business, the sign shall be removed. Such sign shall be removed within a period of 60 days after the termination of the need for the sign.

Any nonconforming sign destroyed by fire, wind, or accident to the extent that cost of repair, using new materials exceeds 50 percent of the current appraised value, as determined by the city building inspector, or its agent, must be removed or brought into conformance with the requirements of this chapter.

Any change made to a nonconforming sign must bring the sign into conformity with this chapter.

Materials, colors, size and style used in a sign should be compatible with its location.

Signs associated with new building construction should be designed to be an integral part of the structure and should complement or enhance the appearance of the surrounding area.

Light from any illuminated sign shall be so shaded, shielded or directed that the light intensity or brightness will not be objectionable to surrounding areas and uses. Indirect lighting is preferred over internally lit or neon signs.

Signs located in residential zones shall in no way change the predominantly residential character of the area.

All signs shall be safe and well maintained.

Freestanding signs, unless otherwise stated, should be placed a minimum of five feet from any property line in order to protect the public and neighbors from the feeling of crowding.

See additional design review requirements as specified in Section 18.25.150(3).

A tentative map or a tentative parcel map;

Proof of applicant's interest in the property;

Current title report for the property, less than 30 days old;

Filing fee, application form, and indemnification/hold harmless agreement;

Completed Redwood Coast fire protection district application form.

The tentative map or tentative parcel map shall be clearly and legibly drawn;

Minimum sheet size shall be 18 by 26 inches;

Minimum scale shall be one inch = 100 feet, unless otherwise approved by the city engineer.

Date map was prepared, north point and scale;

Name, address and phone of owner, applicant and engineer, surveyor or other person who prepared the map;

A site map indicating the approximate location of the proposed subdivision of land in relation to the surrounding area;

An ownership map showing all land continuous to the land proposed for division in which the applicant or agent or joint venture has held any ownership interest within the past five years;

Assessors' parcel numbers for all contiguous properties owned by the applicant;

All property lines and assessors' parcel boundaries within the proposed subdivision;

An outline of the proposed subdivision to be shown clearly with distinctive symbols and so designated;

Names of owners of all adjacent parcels;

All existing and proposed easements, clearly stating purpose and width and restrictions;

The location, names, existing widths, approximate gradients and approximate curve radii of all existing streets through, adjacent to, or abutting the proposed subdivision. Indicate whether roads are public or private and type and location of street improvements;

The location, names, existing widths, approximate gradients and approximate curve radii of all proposed streets within the proposed subdivision. Indicate whether roads will be public or private and type and location of street improvements;

A drainage plan, which indicates the direction of slopes and approximate grade or sufficient contour lines designating the slope of the land. Contour interval shall not exceed two feet unless otherwise authorized by the city engineer;

The proposed lot layout, approximate dimension, and approximate area of all lots or parcels. All proposed lots or parcels shall be numbered consecutively;

The location and approximate dimension of all parcels to be offered for dedication, clearly stating the purpose of dedication;

The outline of any existing buildings to remain in place and their location in relation to existing and proposed lot lines;

The approximate location of areas subject to inundation or within a 100-year flood plain;

The location, width and direction of flow of all significant water courses or water bodies, existing and proposed. Show with the same degree of accuracy as roads and other improvements;

The approximate location of property line fences, wells, cesspools, sewers, culverts, drainpipes, major excavations, underground structures, overhead structures or other hazards within the land to be divided or 100 feet adjacent.

A site plan specifying the distance from the proposed development to the nearest water body;

Proposed methods for controlling erosion and sedimentation during construction:

Proposed methods for controlling polluted runoff during construction:

Proposed site design and source control best management practices (BMPs) to minimize postconstruction polluted runoff and impacts to water quality:

Housing development of 10 units or more;

Hillside residential development on slopes greater than 20 percent (as indicated on the natural hazards section of the opportunities and constraints map);

Industrial development;

Commercial development if such development creates more than 5,000 square feet of impervious surface area or increases the impervious surface area on the property by more than 10 percent;

Retail gasoline outlet or automotive service facility;

Restaurant;

Parking lot of 5,000 square feet or more of impervious surface area, or with 25 or more parking spaces;

Redevelopment project that results in the creation, addition, or replacement of 5,000 square feet or more of impervious surface area on an already developed site;

Commercial or industrial outdoor storage area;

Development within 200 feet of the Pacific Ocean, or of a stream or river (including Point Arena Creek and Hathaway Creek), or development that discharges directly to a surface water body (including wetlands, streams, or other coastal waters), if such development creates more than 2,500 square feet of impervious surface area or increases the impervious surface area on the property by more than 10 percent;

Development that discharges directly to the Pacific Ocean.