The project remains highly polarizing with long term opposition from (among others) from Citizens About Responsible Planning (including Ann Cantrell) and veteran shoreline environmental advocates including Gordana Kajer and (independently) Melinda Cotton and Jeff Miller.
The Council-enabling zoning change ordinance will require two Council approval votes; July 13 is the first.
Suggested Modification 1: Ensure that public access and recreational use of the BBAC,
beach, and park areas are provided for all people. The Coastal Commission has
provided suggested language and staff has incorporated the language into the
Ordinance. This change relates to PD-2 in its entirety.
Suggested Modification 2: Clarify fhe standard of review and permitting requirements for
local CDPs and development located within the Commission's retained iurisdiction. The
Coastal Commission provided suggested language establishing Chapter 3 of the
Coastal Act as the standard of review with the certified LCP providing guidance. This
change relates to PD-2 in its entirety. Staff has incorporated the language into the
Ordinance.
Suggested Modification 3: Remove a reference to an uncertified element of the City's
General Plan and add a reference to the applicable LCP component. The Coastal
Commission has provided suggested language removing a reference to the Bicycle
Master Plan and replacing it with a reference to the version of the Mobility Element of
the General Plan that is certified into the LCP. This is a previous version of the Mobility
Element, as the effort to certify the current Mobility Element, which includes the Bicycle
Master Plan, is still pending with the Coastal Commission. This change relates to an
issue essentially unrelated to the BBAC project, but which must be resolved for the
amendment to the LCP to proceed. Staff has incorporated the suggested language into
the Ordinance.
Suggested Modification 4: Remove the exception of the BBAC from meeting the LCPs
requirement for buildings not to cover more than 50 percent of their lot's area. The
Coastal Commission has provided suggested language modifying this development
standard in the PD-2 Ordinance. This change relates to PD-2 in its entirety, but directly
concerns the BBAC project. After confirming that this change and the Coastal
Commission's understanding of the definition .of lot coverage will not negatively affect
the project plans for the BBAC. Staff has incorporated the suggested language into the
Ordinance.
Suggested Modification 5: Delete language that was already taken out of the certified
LCP pursuant to LCPA No. 1-83 and remove the City's proposed language requiring no
new parking be provided for new development in the future. The Coastal Commission
has provided suggested language cleaning up the PD-2 Ordinance language to make it
consistent with the certified version in the LCP. These changes relate to a 1983
modification that was certified by the Coastal Commission but omitted in error from the
City Ordinance. The subject matter is the number of parking spaces allowed in public
beach parking lots, both currently and in future buildouts, and is essentially unrelated to
the BBAC project, but must be resolved for the amendment to the LCP to proceed. Staff
has incorporated the suggested language into the Ordinance.
Suggested Modification 6: Reinstate the policies approved pursuant to LCPA Nos.
1-828 and eliminate the policies proposed under LCPA No. 2-87 that were previously
denied by the Commission. The Coastal Commission has provided suggested language
cleaning up the PD-2 Ordinance language to make it consistent with a 1982 modification
that was certified by the Coastal Commission but omitted in error from the City
Ordinance, and to remove language that was adopted by the City Council but denied
certification by the Coastal Commission in 1987. The language in question deals with
development standards in Subarea 1 of PD-2 (to be restored to certified 1982 language),
and creation of Subarea 4 in PD-2 (denied in 1987 and to be removed from the
Ordinance). Both changes are essentially unrelated to the BBAC project, but must be
resolved for the amendment to the LCP to proceed. Staff has incorporated the
suggested language into the Ordinance.
Suggested Modification 7: Clarify the new allowable uses in Subarea 5. The Coastal
Commission has provided suggested language clarifying the uses allowed in the new
Subarea 5 of PD-2 (renumbered Subarea 4 with the deletion of the previous Subarea 4. These modifications directly concern the BBAC project, and clarify that, in addition to the public aquatics center complex, secondary uses are permitted to
support it, such as uses that support beach or aquatics center programming, and storage or maintenance rooms. Staff has incorporated the suggested language into the Ordinance.
Suggested Modification 8: Modify the access requirements for the new BBAC subarea
to reflect the current proiect description and ensure the proposed proiect (and future
development) protects public access and recreational opportunities. The Coastal
Commission has provided suggested language clarifying access requirements to the
BBAC subarea of PD-2 and ensuring the preservation of beach access and ocean views.
These changes directly concern the BBAC project but do not negatively impact the
project design. Staff has incorporated the suggested language into the Ordinance.
Suggested Modification 9: Distinguish the height of buildings from the height of
structures allowed in Subarea 5. The Coastal Commission has provided suggested
language clarifying the development standards between the permitted height of
buildings (30 feet) and non-building accessory structures (60 feet) such as light
standards. These changes directly concern the BBAC project. After confirming that
these changes will not negatively impact the project design, staff incorporated the
suggested language into the Ordinance.
