VISUAL RESOURCES COMPONENT NATURAL FEATURES--LANDFORMS 8.1 Definition of Landforms Define landforms as natural topographic and landscape features which include, but are not restricted to, ridgelines, hillsides, canyons, coastal terraces, headlands, mountains, rock outcroppings, hills, cliffs and bluffs, sand dunes, beaches, wetlands, estuaries, streams, and arroyos. 8.2 Beaches Prohibit permanent structures on open sandy beaches except facilities required for public health and safety (i.e., beach erosion control structures). 8.3 Sand Dunes Prohibit development or uses that would alter the natural appearance of dunes, significantly hamper natural dune movement, conflict with the visual form of the dune ridgelines, destroy dune-stability vegetation, or require sand removal. 8.4 Cliffs and Bluffs a. Prohibit development on bluff faces except public access stairways where deemed necessary and erosion control structures which are in conformity with coastal policies on access and erosion. b. Set back bluff top development and landscaping from the bluff edge (i.e., decks, patios, structures, trees, shrubs, etc.) sufficiently far to ensure it is not visually obtrusive when viewed from the shoreline except in highly developed areas where adjoining development is nearer the bluff edge, or in special cases where a public facility is required to serve the public safety, health, and welfare. *8.5 Structures Minimize the number of structures located in open fields and grassland areas; require that structures be designed in scale with the rural character of the region, and that they be clustered near existing natural or man-made vertical features. 8.6 Streams, Wetlands, and Estuaries a. Setback development from the edge of streams and other natural waterways a sufficient distance to preserve the visual character of the waterway. b. Prohibit structural development which will adversely affect the visual quality of perennial streams and associated riparian habitat, except for those permitted by Sensitive Habitats Component policies. c. Retain the open natural visual appearance of estuaries and their surrounding beaches. d. Retain wetlands intact except for public accessways designed to respect the visual and ecological fragility of the area and adjacent land. *8.7 Ridgelines and Hilltops a. Prohibit the location of new development on ridgelines and hilltops unless there is no other buildable area on the parcel. b. Prohibit the removal of tree masses which would destroy the silhouette of the ridgeline or hilltop forms. c. Restrict the height of structures to prevent their projection above ridgeline or hilltop silhouettes. d. Prohibit land divisions which would create parcels whose only building site would be on ridgelines or hilltops. NATURAL FEATURES--VEGETATIVE FORMS 8.8 Definition of Vegetative Forms Define vegetative forms as naturally occurring or introduced vegetation that grows in the Coastal Zone. 8.9 Trees a. Locate and design new development to minimize tree removal. b. Employ the regulations of the Significant Tree Ordinance to protect significant trees (38 inches or more in circumference) which are located in urban areas zoned Design Review (DR). c. Employ the regulations of the Heritage Tree Ordinance to protect unique trees which meet specific size and locational requirements. d. Protect trees specifically selected for their visual prominence and their important scenic or scientific qualities. e. Prohibit the removal of trees in scenic corridors except by selective harvesting which protects the existing visual resource from harmful impacts or by other cutting methods necessary for development approved in compliance with LCP policies and for opening up the display of important views from public places, i.e., vista points, roadways, trails, etc. f. Prohibit the removal of living trees in the Coastal Zone with a trunk circumference of more than 55 inches measured 4 1/2 feet above the average surface of the ground, except as may be permitted for development under the regulations of the LCP, or permitted under the Timber Harvesting Ordinance, or for reason of danger to life or property. g. Allow the removal of trees which are a threat to public health, safety, and welfare. 8.10 Vegetative Cover (with the exception of crops grown for commercial purposes) Replace vegetation removed during construction with plant materials (trees, shrubs, ground cover) which are compatible with surrounding vegetation and is suitable to the climate, soil, and ecological characteristics of the area. STRUCTURAL AND COMMUNITY FEATURES--URBAN AREAS AND RURAL SERVICE CENTERS 8.11 Definition of Urban Define urban areas and rural service centers in accordance with the Locating and Planning New Development Component, Policies 1.3 and 1.10. 8.12 General Regulations a. Apply the Design Review (DR) Zoning District to urbanized areas of the Coastal Zone. b. Employ the design criteria set forth in the Community Design Manual for all new development in urban areas. c. Locate and design new development and landscaping so that ocean views are not blocked from public viewing points such as public roads and publicly-owned lands. 8.13 Special Design Guidelines for Coastal Communities The following special design guidelines supplement the design criteria in the Community Design Manual: a. Montara-Moss Beach-El Granada (1) Design structures which fit the topography of the site and do not require extensive cutting, grading, or filling for construction. (2) Employ the use of natural materials and colors which blend with the vegetative cover of the site. (3) Use pitched, rather than flat, roofs which are surfaced with non-reflective materials except for the employment of solar energy devices. (4) Design structures which are in scale with the character of their setting and blend rather than dominate or distract from the overall view of the urbanscape. b. Princeton-by-the-Sea (1) Commercial Development Design buildings which reflect the nautical character of the harbor setting, are of wood or shingle siding, employ natural or sea colors, and use pitched roofs. (2) Industrial Development Employ architectural detailing, subdued colors, textured building materials, and landscaping to add visual interest and soften the harsh lines of standard or stock building forms normally used in industrial districts. c. San Gregorio Encourage new buildings to incorporate traditional design features found in the San Gregorio House and other houses in the community, i.e., clean and simple lines, steep roof slopes, placement of windows and doors at regular intervals, doors and windows of equal proportions, and wood construction. Require remodeling of existing buildings to retain and respect their traditional architectural features, if any. d. Pescadero Encourage new buildings to incorporate architectural design features found in the historic buildings of the community (see inventory listing), i.e., clean and simple lines, precise detailing, steep roof slopes, symmetrical relationship of windows and doors, wood construction, white paint, etc. Require remodeling of existing buildings to retain and respect their traditional architectural features, if any. STRUCTURAL AND COMMUNITY FEATURES--RURAL 8.14 Definition of Rural Define rural as lands indicated on the LCP Land Use Map for rural use. *8.15 Coastal Views Prevent development (including buildings, structures, fences, un-natural obstructions, signs, and landscaping) from substantially blocking views to or along the shoreline from coastal roads, roadside rests and vista points, recreation areas, and beaches. 8.16 Landscaping a. Use plant materials to integrate the man-made and natural environments and to soften the visual impact of new development. b. Protect existing desirable vegetation. Encourage, where feasible, that new planting be common to the area. *8.17 Alteration of Landforms Minimize the visual degradation of natural landforms caused by cutting, filling, or grading for building sites, access roads, or public utilities by: a. Concentrating development so that steep hillsides may be left undisturbed. b. Requiring structures to be designed to fit hillsides rather than altering the landform to accommodate buildings designed for level sites. c. Prohibiting new development which requires grading, cutting, or filling that would substantially alter or destroy the appearance of natural landforms. d. Restoring as much as possible the natural topographic contours after any permitted temporary alteration of landforms during construction, timber harvesting, or mineral extraction. *8.18 Location of New Development Require: a. That new development be located, sited, and designed to fit the physical setting, so that its presence is subordinate to the pre-existing character of the site, enhances the scenic and visual qualities of the area, or maintains the natural characteristics of existing major water courses, established and mature trees, or dominant vegetative communities. b. That roads, buildings, and other structural improvements be constructed to fit the natural topography and to minimize grading and modification of existing landforms. c. That private roads and driveways be shared, where feasible, to reduce the amount of grading, cutting and filling required to provide access. d. That all development minimize the impacts of noise, light, glare and odors on adjacent properties and the community at large. 8.19 Colors and Materials a. Employ colors and materials in new development which blend, rather than contrast, with the surrounding physical conditions of the site. b. Prohibit highly reflective surfaces and colors except those of solar energy devices. 8.20 Scale Relate structures in size and scale to adjacent buildings and landforms. *8.21 Commercial Signs a. Prohibit off-premise commercial signs except for seasonal temporary agricultural signs. b. Design on-premise commercial signs as an integral part of structure they identify and which do not extend above the roof line. c. Prohibit brightly illuminated colored, rotating, reflective, blinking, flashing or moving signs, pennants, or streamers. d. Design and minimize information and direction signs to be simple, easy-to-read, and harmonize with surrounding elements. 8.22 Utilities in State Scenic Corridors a. Install new distribution lines underground. b. Install existing overhead distribution lines underground where they are required to be relocated in conjunction with street improvements, new utility construction, etc. c. Exceptions to (a) and (b) may be approved by the Planning Commission where it is not physically practicable due to topographic features; however, utilities shall not be substantially visible from any public road or developed public trails. 8.23 Utilities in County Scenic Corridors a. Install new distribution lines underground, except as provided in b. b. For all development, exceptions may be approved by the Planning Commission when: (1) it is not physically practicable due to topographic features, (2) there are agricultural land use conflicts or (3) development is for farm labor housing. In addition, for building permits, exceptions may be approved by the Planning Commission for financial hardships. In each case, however, utilities shall not be substantially visible from any public road or developed public trail. 8.24 Large Agricultural Structures Require large agricultural structures (i.e., greenhouses or buildings for the storage of farm or ranch equipment, products, or related uses) to employ a combination of the following criteria depending on the design problems of the site: a. Require agricultural equipment storage buildings to be constructed of materials or painted colors which blend with the natural vegetative cover of the site. b. Employ landscaping to screen structures from public view. SPECIAL FEATURES 8.25 Definition Define special features as unique structural, land, or vegetative forms that possess or exhibit distinctive qualities that set them apart from all others, contribute significantly to the scenic resources of the Coastal Zone, and are listed in the Inventory of Special Features in the LCP. 8.26 Structural Features a. Employ the regulations of the Historical and Cultural Preservation Ordinance to protect any structure or site listed as an Official County or State Historic Landmark or is listed in the National Register of Historic Sites. 8.27 Natural Features Prohibit the destruction or significant alteration of special natural features through implementation of Landform Policies and Vegetative Form Policies of the LCP. SCENIC ROADS AND SCENIC CORRIDORS 8.28 Definition of Scenic Corridors Define Scenic Corridors as the visual boundaries of the landscape abutting a scenic highway and which contain outstanding views, flora, and geology, and other unique natural or man-made attributes and historical and cultural resources affording pleasure and instruction to the highway traveler. 8.29 Designation of Officially Adopted State Scenic Roads and Corridors Recognize officially adopted State Scenic Roads and Corridors as shown on the Scenic Roads and Corridors Map for the Coastal Zone. These are: Coast Highway south of Half Moon Bay city limits (State Route 1) and Skyline Boulevard (State Route 35). 8.30 Designation of County Scenic Roads and Corridors a. Expand existing County Scenic Corridors to include the visual limits of the landscape abutting the scenic road. b. Designate County Scenic Roads and Corridors as shown on the Scenic Roads and Corridors Map for the Coastal Zone. These are: Coast Highway north of Half Moon Bay city limits (State Route 1), Half Moon Bay Road (State Route 92), La Honda Road (State Route 84), Higgins-Purisima Road, Tunitas Creek Road, Pescadero Road, Stage Road, Cloverdale Road, and Gazos Creek Road (Coast Highway to Cloverdale Road). 8.31 Regulation of Scenic Corridors in Rural Areas a. Apply the policies of the Scenic Road Element of the County General Plan. b. Apply Section 6325.1 (Primary Scenic Resources Areas Criteria) of the Resource Management (RM) Zoning District as specific regulations protecting Scenic Corridors in the Coastal Zone. c. Apply the Rural Design Policies of the LCP. d. Apply the Policies for Landforms and Vegetative Forms of the LCP. e. Require a minimum setback of 100 feet from the right-of-way line, and greater where possible; however, permit a 50-foot setback when sufficient screening is provided to shield the structure from public view. f. Continue applying special regulations for the Skyline Boulevard and Cabrillo Highway State Scenic Corridors. g. Enforce specific regulations of the Timber Harvest Ordinance which prohibits the removal of more than 50% of timber volume in scenic corridors. 8.32 Regulation of Scenic Corridors in Urban Areas a. Apply the regulations of the Design Review (DR) Zoning Ordinance. b. Apply the design criteria of the Community Design Manual. c. Apply specific design guidelines for Montara, Moss Beach, El Granada, Princeton-by-the-Sea, Miramar, San Gregorio, and Pescadero as set forth in Urban Design Policies of the LCP. 8.33 Exemptions Exempt from Planning Commission architectural and site review agricultural related development (as defined in the Categorical Exclusion for Agriculturally Related Development (E-81-1)), and all buildings and structures which would not be visible from the roadway due to localized terrain and vegetative cover. 8.34 Uses Allowed in Designated Historic Structures and Historic Districts a. In urban and rural areas, allow the following uses subject to a use permit: (1) single family residential, (2) multiple-family residential, (3) schools, public and private, (4) libraries, (5) community centers, (6) conference centers, (7) clubs, public and private, (8) professional offices, (9) art galleries, (10) art studios, (11) museums, (12) shops and boutiques, (13) book stores, (14) country inns and hotels, (15) restaurants and cafes, and (16) bars. b. Use must be consistent with the resource protection policies of the San Mateo County Local Coastal Program. c. In rural areas, water use for the permitted use shall not exceed that provided for under "priority uses" in Policy 1.8(c) of the San Mateo County Local Coastal Program. Priority uses are allocated a maximum daily water use of 615 gallons per density credit. d. In rural areas, density of use shall not exceed that permitted under Policy 1.8(b) of the San Mateo County Local Coastal Program. RG:cdn - RXGC1996.ACM (8/17/92)