Santa Barbara County coastal plan pre-hearing draft

[From the U.S. Government Printing Office, www.gpo.gov]

1V COASTAL ZONE
INFORMATION CENTER,
SANTA BABBABA COUNTY
COASTAL PLAN

CIO

'---"-I`ViBER 1978
211
-C2
S26
HEARING DRAFT
1978
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13973

COASTAL ZONE
INFORMATION CENTER

SANTA BARBARA COUNTY

COASTAL PLAN
CZIC C0LLECTION

Pre-hearing Draft.

November 1978

California: Santa Barbara Planning Dept.

This plan was prepared with financial assistance from the
Office of Coastal Zone Management, National Oceanic and
Atmospheric Administration, under the provisions of the Fed-
eral Coastal Zone Management Act of 1972.

Planning Department
123 E. Anapamu Street
Santa Barbara, CA 93101
(805)966-1611, Ext. 232

US Department of Commerce
NOAA Coastal Services Center Library
2234 Sou
Charleston,

COUNTY OF SANTA BARBARA

Board of Supervisors

Robert E. Kallman, Chai man
Harrell Fletcher
Robert Hedlund
William B. Wallace
David Yager

Planning Commission

Mrs. Peter Bratt, Chairman
Ted H. Gates.
Art Hibbits
Darwin E. Sainz
Joan Wells

'.'Plan-n-ing Department
Britt A. Johnson, Planning Director
Paul WI-Wack, Assistant Planning Director

Project Staff

Kirvil Ski,nharland, Project Director
@'Ruth Ann Collins
Paul M.'Relis
Susan Van Atta
Gene Bazan

Support Staff

Gregg Kantor
Dorothy Capes
Photography
All photographs (@)1978 Ron Morgan

Front Cover Drawing

Lencho Auchstetter

ACKNOWLEDGEMENTS

We wish to extend our grateful appreciation to the many individuals
and organizations who contributed their time and expertise to the develop-
meni of this plan.
t) AAG;4

Preface

This is the pre-hearing draft of the land use plan for the coastal
zone of Santa Barbara County that has been prepared in response to the
mandate of the Coastal Act of 1976. This draft does not represent
adopted County policy; it has been prepared for the sole purpose of
allowing public review of the plan prior to formal public hearings. We
encourage you to participate in the worksho s that will be scheduled
during late November through early January @contact the Planning Depart-
ment for detai,ls) or to submit written comments. The pre-hearing draft
of the land use plan will be revised to reflect comments received during
this informal review period before submittal to the Planning Commission.
Public hearings on the plan are tentatively scheduled to begin in Feb-
ruary 1979 and will be held consecutively by the County Planning Commis-
sion, Board of Supervisors, South Central Regional Coastal Commission,
and State Coastal Commission.

Table of Contents

Page

Preface

Chapter 1: The Coastal Act
1.1 History I
1.2 Goals, Priorities, and Policies 2
1.3 Implementation 3
Chapter 2: The Local Coastal Program (LCP)
2.1 The Coastal Zone in Santa Barbara County 5
2.2 The LCP Planning Process 6
2.3 The Land Use Plan 7
2.4 The Land.Use Plan Maps 9

Chapter 3: The Resource Protection and Development Policies
3.1 Introduction 11
3.2 Development 12
3.3 Hazards 19
3.4 Visual Resources 28
3.5 Housing 32
3.6 Industrial and Energy Development 40
3.7 Coastal Access and Recreation 67
3.8 Agriculture 83
3.9 Environmentally Sensitive Habitat Areas 94
3.10 Archaeological and Historical Resources 109
3.11 Air Quality 112

Chapter 4: The Planning Areas
4.1 Introduction 116
4.2 Carpinteria Valley 117
4.3 Summerland 126
4.4 Montecito 131
4.5 Goleta 136
4.6 Gaviota Coast 150
4.7 North Coast 160
4.8 The Channel Islands 168

Chapter 5: Service System Capacities and Availability
of Resources
5.1 Introduction 179
5.2 Carpinteria Valley 183
5.3 Summerland 194
5.4 Montecito 200
5.5 Goleta 205
5.6 Rural Areas 214
5.7 Priorities and Phasing 219

Appendix A - Definitions
Appendix B - Land Use Classification Definitions
Appendix C - References (not included in this draft)

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I CHAPTER 1:
I THE COASTAL ACT
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1.1 HISTORY

Historically, land use in the California coastal zone has been regulated
by local governments under the provisions of State Planning and Zoning Law.
This enabling legislation mandates local governments to prepare general plans
and zoning to ensure orderly physical growth and development within their
jurisdictions as well as the protection of public health, safety, and wel-
fare. Traditional local control over regulation of .land use in the coastal
zone was substantially modified with the passage of The California Coastal
Zone Conservation Act (Proposition 20) by the voters of California on Novem-
ber 7, 1972. The forces leading to the passage of this landmark initiative
were complex. The key factor, however, was the visible deterioration of the.
coastal environment due to increasing development pressures from a growing
population. Under Proposition 20, the California Coastal Zone Conservation
Commission and six Regional Coastal Commissions were created and given a
dual mandate of preparing a statewide "comprehensive enforceable plan for
the orderly, long-range conservation and management of the coast" and regu-
lating development while this plan was being prepared. From 1973 to 1975,
the Coastal Commissions, both Regional and State, held Titerally hundreds
of hearings on the evolving plan. The California Coastal Plan was submitted
to the legislature on December 1, 1975. During the 1976 legislative session,
several coastal bills were introduced, all modifying to some extent the
Coastal Plan. By the summer of 1976, SB 1277, the California Coastal Act,
emerged from both houses as the basis of California's Coastal Zone Manage-
ment Program. SB 1277 was amended by a trailer bill, AB 2948, which was it-
self amended by AB 400. On January 1, 1977, the Coastal Act and other leg-
islation came into effect, establishing a permanent coastal management pro-
gram for Cali forni a.

1.2 GOALS, PRIORITIES, AND POLICIES

In enacting the Coastal Act, the Legislature established the following
goals for future activity in the coastal zone:

(a) Protect, maintain, and, where feasible, enhance and restore the
overall quality of the coastal zone environment and its natural
and manmade resources.

(b) Assure orderly, balanced utilization and conservation of coastal
zone resources taking into account the social and economic needs
of the people of the state.
(c) Maximize public access to and along the coast and maximize public
recreational opportunities in the coastal zone consistent with
sound resources conservation principles and constitutionally
protected rights of private property owners.
(d) Assure prior .ity for coastal-dependent development over other
development on the coast.
(e) Encourage state and local initiatives and cooperation in prepar-
ing procedures to implement coordinated planning and development
for mutually beneficial uses, including educational uses, in the
coastal zone.

The hear t of the Coastal Act is found in Chapter 3, Coastal Resources
Planning and Management Policies. These policies constitute the standards
that local plans must meet in order to be certified by the State as well as
the yardstick for evaluating proposed developments within the coastal zone.
Topics covered by coastal policies include: beach access, low and moderate
income housing, recreation, marine environment, environmentally sensitive
habitat areas, agriculture, visual resources, and coastal dependent and in-
dustrial development. In essence, these policies are the rules for future
growth and development in the coastal zone.

The Act also attempts to establish a framework for resolving conflicts
among competing uses for limited coastal lands. The policies which spell
out priority uses constitute this framework. The Coastal Act places as its
highest priority the preservation and protection of natural resources in-
cluding environmentally sensitive habitat areas, i.e., wetlands, dunes, and
prime agricultural lands. In the case of habitat areas, only uses dependent
on these resources are allowed within such areas. For agricultural land,
the intent of the Act is to keep the maximum amount of prime land in produc-
tion. On lands not suited for agricultural use, coastal dependent develop-
ment (i.e., development that requires a site on or adjacent to the sea to
be able to function at all) has the highest priority. Public recreational
uses have priority on coastal sites which are not habitat areas and not need-
ed for coastal dependent uses. For sites that are not reserved for habitat
preservation, agriculture, coastal dependent uses, or public recreation, pri-
vate development is permitted. However, visitor-serving commercial recreation
has priority over private residential, general industrial and general commer-
cial development. These priorities must be reflected in the land use plans
prepared by local governments.

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1.3 IMPLEMENTATION

Each of the 15 counties and 53 cities along the California coast is
required by the Coastal Act to prepare a Local Coastal Program (LCP)., The
LCP consists of "a local government's land use plans, zoning ordinances,
zoning district maps, and@implementing actions which, when taken together,
meet the requirements of, and implement the provisions and policies of (the
Coastal Act) at the local level." (30108.6') The land use plan means the
11relevant portions of a local government's general plan, or local coastal
element,,which are sufficiently detai.led to indicate the kinds, location,
and intensity of land uses, the applicable resource protection and devel-
opment policies and, where necessary, a listing of implementing actions."
(30108.5) The zoning ordinances and district maps are the legal tools for
@implementing the land use plan. The Coastal Act also requires each LCP to
11contain a specific public access component to assure that.maximum access
to the coast and publ'ic recreation areas is provided." (30500(a)) In -
addition, the local land use plans are required to consider uses of more
than local importance. (30501(c)) As-noted in the LCP Regulationsi* such
uses generally include: (1) state and federal parks and recreation areas
and other recreational facilities of regional or statewide significance;
(2) military and national defense installations; (3) major energy facilities;
(4) state and federal highways and other transportation.faci-lities (e.g.,
railroads and airports) or public works,facilit,ies (e.g., water supply or
sewer-systems) serving larger-than-local needs; (5) general cargo ports and
commercial fishing facilities; (6) state colleges and universities; and
(7) uses of larger-than-local importance, such as coastal agriculture,
fisheries, wildlife habitats, or uses that maximize public access to the
coast, such as accessways, visitor-serving developments, as generally ref-
erenced in the findings, declarations, and policies of the California Coastal'
Act-of 1976.

The land use plans and zoning, after receiving local review and approval,
must be submitted to the Regional and State Coastal Commissions. The Com-
missions must make the finding that the land use plan is consistent with the
policies of Chapter 3 of the Act. The zoning and implementing ordinances are
then reviewed to determine conformance with the approved land use plan.

After certification of the land use plan and zoning components of the
LCP, the review authority for new development within the coastal zone, which
is now vested in the Coastal Commission, will be returned to local qovernment.
The local government, in issuing coastal development permits after certifica-
tion, must make the finding that the development is in conformity with the
approved LCP. Any amendments to the LCP will have to be approved by the State
Coastal Commission.

After certification of the LCP's, the Regional Coastal Commissions will
be phased out. The State Coastal Commission will, however, continue to

*LCP Regulations, adopted by the Coastal Commission on May 17, 1977.

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exercise permit jurisdiction over certain kinds of developments (i.e., dev-
elopment in the State Tidelands), and will continue to hear appeals and
review amendments to certified LCP's. Only certain kinds of developments
can be appealed after a local government's LCP has been certified; these in-
clude:

(1.) Developments approved by the local government between the sea and
the first public road paralleling the sea or within 300 feet of
the inland extent of any beach or of the mean high tide line of
the sea where there is no beach, whichever is the greater distance.

(2) Developments approved by the local government not included within
paragraph (1) of this subdivision located on tidelands, submerged
lands, public trust lands, within 100 feet of any wetland, estuary,
stream, or within 300 feet of the top of the seaward face of any
coastal bluff.

(3) Developments approved by the local government not included within
paragraph (1) or (2) of this subdivision located in a sensitive
coastal resource area if the allegation on appeal is that the
development is not in conformity with the implementing actions of
the certified local coastal program.
M Any development approved by a coastal county that is not designated
as the principal permitted use under the zoning ordinance or zoning
district map approved pursuant to Chapter 6 (commencing with Sec-
tion 30500).

(5) Any development which constitutes a major public works project or
a major energy facility.

The State Commission is also required to review periodically the progress
of local governments in carrying out the Coastal Act. This review is to occur
at least once every five years.

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CHAPTER 2:
THE LOCAL COASTAL PROGRAM (LCP)

.2.1. THE COASTAL ZONE IN SANTA BABBABA
COUNTY

On the mainland, the coastal zone in Santa Barbara County spans 110
miles of coastline and includes approximately 184 square miles. In addition,
the offshore islands of Santa Cruz and Santa Rosa are entirely within coastal
jurisdiction. While the coastal zone boundary line generally extends inland
only 1,000 yards, the Santa Barbara coastal zone extends further inland in
several areas because of important habitat, recreational, and agricultural
resources. These areas include the lands surrounding Guadalupe Dunes and
Point Conception, and most of the Carpinteria Valley.

The coastal zone of Santa Barbara County is world-renowned for its
beauty and diversity. The South Coast is characterized by sandy beaches,
bluffs, and coastal terraces. Urban development and agriculture have nestled
along the narrow coastal shelf against the spectacular backdrop of the Santa
Ynez Mountains. The coastline from Point Conception north to the Santa Maria
River is rugged and rural, consisting of rolling hills, mountains, rocky head-
lands, steep bluffs, and the extensive sand dunes between Mussel Point and
the Santa Maria River.

The Santa Barbara-County coastal zone, like so many other areas in Cal-
ifornia, has a history of controversy over its,use and development. Many
projects have been proposed for the coastal zone in recent years; some have
been implemented and others have failed to obtain necessary public support.
Some of the better-known proposals include Exxon's proposal for an oil pro-
cessing plant at Las Flores Canyon and the residential development proposals
for El Capitan and More Mesa.

'While Santa Barbara County has managed to maintain extensive areas of
undeveloped coastline, it is clear that adopted plans and policies are not
adequate to ensure wise management, development, and conservation of its
coastline in the future. Stronger policies and appropriate land use desig-
nations will be required to ensure protection of Santa Barbara County's out-
standing scenic values and diverse habitat resources, preservation of prime
agricultural lands, and provision of maximum opportunities for recreational
use of its beaches while allowing for orderly growth and development.

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2.2 THE LCP PLANNING PBOCESS

The land use plan has evolved in two phases. The first phase, January
to June 1977, concentrated on developing a framework for involving the public
and affected agencies in the planning process, preparing a sound data base
for land use decisions related to recreation, access, and environmentally
sensitive habitats, and included a preliminary study of greenhouses and ag-
riculture in the Carpinteria Valley-

.The second phase (July 1977 to November 1978) has involved actual prep-
aration of the land use plan. Staff effort throughout these 16 months has
been concentrated on Santa Barbara County's critical coastal planning issues:
agriculture, environmentally sensitive habitats, energy development, shore-
line access,, and recreation. Draft reports, which are on file at the Plan-'
ning Department, were produced for all of the critical issues. Much of the
background information in these draft reports is not repeated in the land use
plan.

Where possible., the information that has been developed for the land use
plan has been translated into graphic form through a transparent overlay map-
ping system. The overlays display geologic and flood hazards, habitat areas,
soils, and other factors which are important in making land use decisions.

Extensive opportunities for public involvement in the development of
the land use plan have been provided. For example, special public workshops
were held to discuss habitat areas, recreation, access, and energy issues.
A four-session Coastal Planning Series was conducted in the spring of 1978,
sponsored by the Continuing Education Division of Santa Barbara Community
College. The Series provided an orientation session on requirements for
land use planning under the Coastal Act, established the critical coastal
issues, and included presentations on agriculture in the Carpinteria Valley,
coastal recreation and access, energy development, and habitats. Early in
the land use planning proQess, an Agricultural Advisory Committee was formed
to assist staff in studying the complex nature of agriculture in the Carpin-
teria Valley. The Committee met numerous times to critique LCP draft reports.
Finally, the County's General Plan Advisory Committees have played an impor-
tant role in the development of the land use plan. The Committees' land use
des ignations contributed significantly to LCP staff decisions on appropriate
land uses in the coastal zone.

2.3 THE LAND USE PLAN

The purpose of the land use plan is to protect coastal resources, pro-
vide greater access and recreational opportunities-for the.public's enjoy-
ment, while allowingfor orderly and we.ll-*planned-urban development and the.
siting of coastal dependent industry. T.he-plan incorporates,- to the maximum
possible extent, local plans and.policies.which are consistent with the Coas-
tal, Act. Where inconsistencies have been identified, modifications and re-
visions have been made. In general, the land use plan places a'stronger-em-
phasis on expanding public access opportunities to the County's beaches,
preserving prime agriculture land, and protecting environmentally sensitive
habitats than is found in prevailing local policy. .

The changes in existing land use regulations that are proposed in the
plan are moderate. Ample provision has been made for continued growth and
development within the bounds of the generally accepted one percent growth
rate that has guided both the preparation of the County's Proposed Compre-
hensive Plan and transportation plans, and served as the basis for project-
ing future water needs. The land use designations within the plan can accom-
modate new development through the year 2000, assuming that sufficient water
resources are available. The plan does not, however, put forth provisions
for phasing or controlling the rate of growth. There are too many factors
external to the jurisdiction of the plan which would make such an undertak-
ing tenuous at best. These include: State water importation, the County
split, the Missile X program, the Space Shuttle, the proposed LNG facility,
lease sale 48, and UCSB enrollment policies.

The plan proposes that firm urban-rural boundaries be established
which will have the effect of redirecting growth from an outward expansion
to infilling. In this sense, the plan will result in more compact urban
development, thereby assuring the long-term protection of surrounding agri-
cultural lands and recreational resources.

The land use plan has two components: the maps and the text. The land
use plan maps show the kinds, location, and intensity of land uses proposed
for the coastal zone of Santa Barbara County. The text explains the ration-
ale for the land uses and establishes policies to guide future development.
These local policies, along with the policies from Chapter 3 of the Coastal
Act, will constitute the,decision rules for evaluating projects after cert-
ification of the land use plan.

The heart of the land use plan is Chapter 3, The Resource Protection
and Development Policies. This chapter contains a discussion of each of the
major policy sections of the Coastal Act, relevant issues and problems within
the County's coastal zone, and the proposed policies and actions which respond
to these issues. Chapter 4 is devoted to a more in-depth discussion of the
planning @issues and problems in the seven planning areas within the coastal
zone. Some additional policies and actions are recommended for each of these
geographic sub-areas.

Chapter 5 studies the availability of water resources, transportation,
and wastewater treatment facilities with respect to the allowable build-
out in the land use plan. It also provides a basis for comparing allowable

development under existing zoning with the densities proposed in the land
use plan.

It is, of course, anticipated that the land use plan will need revision
from time to time in accordance with changing conditions. The Coastal Act
requires that certified plans be reviewed at least once every five years to
determine whether the program is being effectively implemented in conformity
with the policies of the Act. Local recommendations for revisions of the
certified land use plan could be considered as part of the five-year review
process or they could be initiated by the County at any time, subject to the
approval. of the State Commission.

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2.4 THE LAND USE P AN MAPS

The land use plan maps.reveal two levels of information. The base maps
show principal land use designations such as agriculture, commercial, resi-
dential, and industrial. The second level of information is contained in
overlay maps. The.overlay maps illustrate specific information such as
flood hazard areas, view corridors, environmentally sensitive habitats, and
areas which require special site design. They are placed over the base maps
as a means of showing where potential constraints on development may exist.

The land use plan maps have been developed at two scales, one for the
urbanized South Coast (Ellwood to Rincon) and another for the rural areas.
The maps for the urbanized South Coast are at 500 scale (one inch = 500 feet).
They provide enough detail for precise planning and zoning on a parcel-by-
parcel basis. Such detail is not necessary in the rural areas where parcels
are.generally largerand land use issues are not as complex. Therefore, 200 0
scale maps (one inch = 2000 feet) have been used for these areas.

The key to the maps is the land use classification system (Table 2-1)
which has been jointly developed by the LCP and Proposed Comprehensive Plan
staffs. The land use classifications specify the principal permitted land
uses within the coastal zone. Included in the land use classification sys-
tem are the four "overlay" designations.

Each of the land use classifications is defined in Appendix B of the
land.use plan. Policies that are associated with the overlay designations,
View Corridor, Environmentally Sensitive Habitat Area, Flood Hazard, and
Site Design, are included in Chapter 3.

TABLE 2 -1

LEGEND

OPEN LAND USES COMMERCIAL

AGRICULTURE I CENTRAL BUSINESS DISTRICT
AGRICULTURE 11 DISTRICT CENTER
NEIGHBORHOOD (CONVENIENCE
MOUNTAINOUS AREAS CENTER)

EXISTING PUBLIC OR PRIVATE SERVICE
RECREATION AND/OR OPEN SPACE DESIGN COMMERCIAL
PROPOSED PUBLIC OR PRIVATE PARK/ HIGHWAY RELATED
RECREATIONAL FACILITY OVERLAY
OTHER OPEN LANDS HIGHWAY STRIP
RESORT/VISITOR SERVING
COMMERCIAL
RESIDENTIAL DENSITIES OFFICE AND PROFESSIONAL

RURAL I UNIT/40 ACRES TO
RESIDENTIAL I UNIT/100 ACRES OVERLAY DESIGNATIONS
RESIDENTIAL I UNIT/5 ACRES TO SCENIC/BUFFER AREAS
RANCHETTES I UNIT/20 ACRES
3 -OR MORE ACRES 0.3 COASTAL ZONE ONLY

I OR MORE ACRES 1.0 ENVIRONMENTALLY SENSITIVE
HABITAT AREAS
20,000 OR MORE SQ. FT. 1.8 VIEW CORRIDOR
10,O00 OR MORE SQ. FT. 3.3 FLOOD HAZARDS
7,000 OR MORE SQ. FT. 4.6 [] SITE DESIGN
3,500 OR MORE SQ. FT. 12.3
2,180 OR MORE SQ. FT. 20.0
1,450 OR MORE SQ. FT. 30.0 OVERLAY SYMBOLS

COMMUNITY FACILITIES [=*=] SPECIAL AREA SYMBOL

EDUCATIONAL FACILITY
(PUBLIC OR PRIVATE) BOUNDARY LINES
INSTITUTION/GOVERNMENT FACILITY [-----] URBAN AREA
PUBLIC UTILITY
CIVIC CENTER [-----] COASTAL RURAL AREA
CEMETERY [-----] RURAL AREA
[-----] EXISTING DEVELOPED
NEIGHBORHOODS
INDUSTRIAL [-----] COASTAL ZONE
[ ] COASTAL DEPENDENT INDUSTRY
[ ] INDUSTRIAL PARK
[ ] LIGHT INDUSTRY

[ ]SERVICE INDUSTRY

[ ]GENERAL INDUSTRY

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CHAPTER 3:
THE RESOURCE PROTECTION
AND DEVELOPMENT POLICIES

3.1 INTRODUCTION

The policies established by the Coastal Act focus on the protection
of coastal resources and the regulation of development in the coastal
zone. The resource protection policies govern land resources, which
include environmentally sensitive habitat areas and prime agricultural
lands, recreational resources, the marine environment (i.e., streams,
wetlands, and coastal waters), scenic resources such as views to and
along the ocean, and air quality. The stress of these policies is on
resource conservation. Coastal Act development policies govern all
aspects of development including land divisions, industrial development,
and new and/or expanded public works facilities. The emphasis of the
development policies is on encouraging well-planned and orderly develop-
ment which is compatible with resource protection and conservation.

The text and the policies set forth in this chapter are, in many
respects, the core of the land use plan. They establish the parameters
for'evaluating development projects within the coastal zone, and set
forth the measures that the County should take to achieve the degree
of resource protection required by the Coastal Act. Furthermore, they
will serve as the foundation for developing the ordinances that will
implement the land use plan.

The chapter is organized into major topics which reflect the
principal coastal resource protection and development issues in Santa
Barbara County. Each section is prefaced with pertinent policies from
the Coastal Act and is followed by a discussion of local issues and
problems related to the topic. The issues section attempts to pin-
point where County practices and regulations fall short of, or conflict
with, the provisions of the Coastal Act. Finally, each topic area is
concluded with recommended policies to bring the County into conformity
with the Coastal Act.

3.2 -DEVELOPMENT

3.2.1 COASTAL ACT POLICIES

There are many sections of the Coastal Act that address, either directly
or indirectly, the issue of devel.opment. Only those polici.es that.are-not
addressed in other sections of the plan are included here.
30250. (a) New development, except as otherwise provided in this
division, shall be located within, contiguous with, or in close proxi-
mity to, existing developed areas able to accommodate it or, where such
areas are not able to accommodate it, in other areas with adequate pub-
lic services and where it will not have significant adverse effects,
either individually or cumulatively, on coastal resources. In addition,
land divisions, other than leases, for agricultural uses, outside exist-
ing developed areas shall be permitted only where 50 percent of the us-
able parcels in the area have been developed and the created parcels
would be no smaller than the average size of surrounding parcels.
(b) Where feasible, new hazardous industrial development shall be
located away from existing developed areas.

30252. The loca Ition and amount of new development should maintain
and enhance public access to the coast by: (1) facilitating the pro-
vision or extension of transit service; (2) providing commercial facil-
ities within or adjoining residential development or in other areas
that will minimize the use of coastal access roads; (3) providing non-
automobile circulation within the development; (4) providing adequate.
parking facilities or providing substitute means of serving the devel-
opment with public transportation; (5) assuring the potential for pub-
lic-trans,it for high-intensity uses such as high-rise office buildings,
and by (6)'assuring that the recreational needs of new residents will
not overload nearby coastal.,recreation areas by correlating the amount
of development with local park acquisition and development plans with
the provision of on-site recreational facilities to serve the new de-
velopment.

3.2.2 PLANNING ISSUES

The policies of the'Coastal Act require that new development* be con-
centrated within existing developed areas to avoid costly urban sprawl and
to protect coastal resources, i.e., prime agricultural lands,.scenic quality
of rural lands, habitat areas, etc. The Act specifies that development
adjacent or proximate,to environmentally sensitive habitat areas be designed
to avoid adverse impacts; that development be-sited so as to avoid risks to
life and property due to natural hazards; and that coastal visual resources
be protected by careful placement and design of new development. Each of
these development-related issues is treated in subsequent sections of this
chapter'. The Act also requires that public works facilities (water, sewer,

*Refer to Appendix A for definition of development.

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and roads) be adequate to serve new development; issues regarding service
system capacities and availability of resources are addressed in Chapter 5.

Concentrating New Development

Coastal policies require that new development be 1ocated within, con-
tiguous with, or in close proximity to-existing developed areas. In the
County's coastal zone, urban development is currently concentrated on the
South Coast from Ellwood east to the Ventura County line, with rural areas
extending west of Ellwood and, to the east, encircling the urban areas of
the City of Carpinteria and the community of Summerland. Concentrating new
development in existing developed areas is, therefore, an issue for Carpin-
teria, Summerland, and Goleta, given their adjacency to rural lands. Accord-
ing to the Coastal Act, development should take place within these urban
areas prior to expanding outward. As noted in the agriculture section of
the plan, past urban expansion in Goleta and the Carpinteria Valley has re-
sulted in.the conversion of much prime agricultural land. In order to pre-
vent unnecessary conversions in the future, a stable urban/rural boundary
is needed which clearly delineates areas for urban uses from those that are
suited for agricultural or other rural uses.

Within the rural lands of the Carpinteria Valley and Summerland, there
exists a number of residential enclaves, known as Shepard's Mesa, Los Arcos,
La Mirada, Ocean Oaks, Serena Park, Padaro Lane, and Sandyland. Boundaries
for these neighborhoods need to be established which allow for completion
of the neighborhood without encroachment onto surrounding agricultural lands.

Land Divisions

The Coastal Act requires that land divisions outside existing developed
areas be permitted.only where 50 percent of the usable parcels in the area
have.been developed and the created parcels would be no smaller than the
average size of surrounding parcels. The rural lands of the North County
coastline and from Gaviota to Ellwood are currently zoned for large parcel
sizes, in most cases 100-acre minimums. Where subdivision to this minimum
parcel size would not jeopardize agricultural ranching operations or con-
tritute to pressures for introducing related urban uses, the 100-acre mini-
,mum is adequate for determining land divisions in rural areas and the 50
percent criterion is not needed. Similarly, a 40-acre minimum for prime
lands in rural areas is adequate when agriculture is not threatened and ur-
.ban pressures for premature conversion are not introduced.

In other rural areas of the South Coast, existing zoning may permit
division of land inconsistent with the 50 percent criterion. Larger lot
zoning and other measures for the preservation of agriculture are needed
in rural areas surrounding Carpinteria and Summerland to avoid the possib-
ility of premature urbanization of rural lands.

Availability of Services and Resources

The Coastal Act requires that development be located in areas where
adequate public services are available and where it would not have signifi-
cant adverse affects on coastal resources, including depletion of groundwater

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resources. The most immediate constraint to new development in the South
Coast area is the lack of water resources.. Detailed discussion of resource
constraints is deferred to Chapter 5 of the.plan.

3.2.3 POLICIES

Policy 1: All development, including agriculture, adjacent to areas desig-
nated on the land use plan maps as habitat areasi shall be reg-
ulated to.avoid adverse i.mpacts on,habitat resources. Regulatory
measures include, but are not limited to, setbacks, buffer zones,
grading controls, noise restrictions, and maintenance of natural
vegetation.

Policy 2: In designated rural neighborhoods, lot splits shall be permitted
for the purpose of infilling if the parcels created will be no
smaller than the minimum parcel size stipulated for the neighbor-
hood as shown on the land use plan maps.

Policy 3: In designated residential ranchette and rural residential areas,
a lot split shall be permitted if parcels created will be no
smaller than the average size of the parcels located within a
one-fourth-mile radius of the proposed lot split.

Policy 4: Resource-conserving water devices shall be used in all new devel-
opment.

Policy 5: No new sewer extensions shall be allowed outside the designated
urban boundary as defined on the land use plan maps.

Policy 6: Within designated urban areas, new development, other than that
for agricultural purposes, shall be serviced by the appropriate
water and sewer district.

Policy 7: Prior to issuance of a development permit, the County shall make
the finding, based on information provided by environmental docu-
ments, staff analyses, and the applicant, that adequate services
(i.e., water, sewer, roads, etc.) and resources are available to
serve the proposed development. The applicant shall assume full
responsibility for costs incurred in service extensions or im-
provements that are required as a result of the proposed project.
Lack of available services or resources shall be grounds for
denial of the project or reduction in the density otherwise in-
dicated in the land use plan.

Policy 8: The County shall reserve the right to reduce the density specified
in the land use plan for a particular parcel if it is determined
that such reduction is warranted by conditions specifically applic-
able to the site,- such as topography, geologic or flood hazards,
habitat areas, or steep slopes, particularly when such constraints
are indicated by the overlay designations on the land use plan maps.

-1-4-

Policy 9: If a development is proposed for any of the major ranches in areas
designated as rural on the land use plan maps, a clustered develop-
ment shall be preferred to a standard subdivision into lots of
equal size, i.e., 100-acre subdivision.

Policy 10: In the furtherance of better water management, any private wells
that are to be developed within the coastal zone for agricul-
ture or other "nondevelopment" uses shall install a meter and
maintain records on well extractions. Extraction records shall
be submitted annually to the appropriate water district.

3.2.4 PLANNED RESIDENTIAL DEVELOPMENT

While the requirements of the Coastal Act regarding the location and
intensity of development are addressed by the designations on the land use
plan maps and general policy recommendations, these-requirements may not be
adequate to ensure well-planned development of key parcels in the coastal
zone. The principal threat to remaining large parcels that are intended for
residential use is from piecemeal development. In order to ensure well-plan-
ned and designed development of remaining, large, residentially designated
parcels and preservation of coastal resources, site design requirements are
needed.
Site Desi;gn Over.lay Designation

The purpose of the site design overlay designation is to ensure well-
planned development of large, residentially designated lots that are subject
to environmental constraints (i.e., geologic or flood hazards) or have im-
portant resource values (habitats, scenic qualities, significant vegetation,
archaeological resources, etc.). It is the intent of this designation to
avoid the resource degradation that often results from piecemeal develop-
ment of large lots. It is also the intent to allow for flexibility and in-
novative design in the development of residential subdivisions. All devel-
opment in areas designated in the land use plan with the Site Design Overlay
shall be subject to the following policies:

1. The entire site shall be planned as a unit. Prior to approval of any
lot splits or development, the applicant shall submit a site plan show-
ing the ultimate development of the site, including lot lines and cir-
culation pattern, and a general indication of the location of all resi-
dential structures. This plan shall be reviewed by the Subdivision
Committee and the.Planning Commission.

2. Use of flexible and innovative design concepts, including clustering
of units, mixture of dwelling types, etc., shall be encouraged to
accomplish any of the following goals:
a) protection of the scenic qualities of the site;

b) protection of coastal resources, i.e., habitats, streams, arch-
aeological sites, etc.;

c) avoidance of siting of structures on hazardous areas; and

d) provision of public open space, recreation, or beach access.

3. Permitted uses shall include:

a) residential units, either attached or detached,

b) recreational facilities, including but not limited to tennis courts,
swimming pools, playgrounds, and parks for the private use of the
prospective residents,

c) open space,

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And in developments of 200 residential units or greater, conditionally
permitted uses include:

d) commercial recreational facilities (private or public) that are
compatible with the proposed residential units,

e) convenience establishments of a commercial and service nature,
including stores, laundry, and dry-cleaning agencies and establish-
ments, beauty shops, barber shops, and the like (but specifically
excluding gas stations, repair garages,, and drive-in eating and
drinking establishments) provided:

1. such-convenience establishments are an integral part of the
general plan of development for the Planned Residential
Development and provide facilities related to the needs of
the prospective residents.

2. such convenience establishments and their parking areas will
not collectively occupy more than one (1) acre per two hundred
(200) dwelling units.

3. suc h convenience establishments will be located, designed, and
operated to primarily serve trade and service needs of persons
residing in the Planned Residential Development and not persons
residing elsewhere.

4. such convenience establishments will not by reason of their
location, construction, manner or timing of operations, signs,
lighting, parking arrangements, or other characteristics have
.adverse effects on residential uses within or adjoining the
development, or create traffic congestion or hazards to vehic-
ular or pedestrian traffic.

5. no building permit for any convenience establishment shall be
issued before at least one hundred (100) dwelling units are
constructed within the development.

4. Open Space:

The amount of public, private, and common open space shall be spec-
ified in the development plan.

a) Public open space shall include public parks, beaches, access corri-
dors such as bike paths, hiking or equestrian trails, usable nat-
ural areas, and vista points which are accessible to members of the
general public. Public open space shall not include areas which are
unusable for recreational purposes, i.e., private or public streets,
parking lots, hazardous areas such as steep slopes and bluff faces,
environmentally sensitive habitat areas, archaeological sites, etc.
b) Common open space shall include recreational areas and facilities
for the use of the prospective residents of the project such as
tennis courts, swimming pools, playgrounds, community gardens, or
other open areas of the site needed for the protection of habitat,

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archaeological, scenic, or other resources. Common open space
shall not include driveways, parking lots, private patios, or
other developed areas.

c) Private open space shall include patios, decks, and yards for-
the private use of the residents of individual units.

Amount of Open Space: The required amount of common open space
within a Planned Residential Development shall be at least twenty
(20) percent of the gross area. The County shall determine the
amount of public open space required for coastal access and rec-
reation and protection of public view, if not specified elsewhere
in this plan, but in no case shall it be less than twenty (20)
percent of,the gross area.

NOTE: Refer to Sections 4.4 and 4.5 for additional requirements,for
Hammond's Meadow, More Mesa, and Santa Barbara Shores.

3.3 HAZARDS

3.3.1 COASTAL ACT POLICIES

30253. -New development shall:
(1) Minimize risks to life and property in areas of high geologic
flood, and fire hazard.
(2) Assure stability and structural-integrity, and neither create
nor contribute significantly to erosion, geologic instability', or
destruction of the site or surrounding area or inany way require the
construction of protective devices that would substantially alter nat-
ural landforms along.bluffs and cliffs.

30235. Revetments, breakwaters, groins, harbor channels, seawalls,
cliff-retaining walls, and other such construction that alters natural
shoreline processes shall be permitted when required to serve,cdastal-
dependent uses or to protect existing structures or public beaches
in danger from erosion and when designed to eliminate or mitigate ad-
verse'impacts on local shoreline sand supply. Existing marine struc-
Aures causing water stagnation contributing to pollution problems and
fishkills should be phased out or 'Upgraded where feasible.
30236. Channelization's, dams, or other substantial alterations of
rivers and streams shall incorporate the best mitigation measures fea-
sible, and'be limited to (1) necessary water supply projects; (2) flood
control projects where no other method for protecting existing structures
in the flood plain is feasible and where such protection is necessary
for public safety or to protect existing development, or; (3) develop-
ments where the primary function is the improvement of fish and wild-
life habitat.

3.3.2 PLANNING ISSUES

Recent events have provided strong evidence of the vulnerability of
certain coastal areas to natural hazards. Following saturating rains in
the winter of 1978, large sections of the cliff face in Isla Vista fell into
the sea, threatening several apartments.; soil slippage caused a road wash-
out in the community of Summerland; severe erosion occurred in graded areas
above Summerland; several bluff-top homes slid into the sea in neighboring
Santa Barbara; and flooding and heavy wave action damaged some homes along
Miramar Beach. Also in 1978, an earthquake disrupted a rail line in the
Ellwood area, produced numerous bluff slides and fissures along the South
Coast, and caused considerable.structural damage in the surrounding areas.

The Coastal Act requires that the risks to'-new development from such
occurrences be minimized. Moreover, it specifies that new development must
be located and built neither to "create nor contribute significantly to ero-
sion, geologic instability, or destruction of the site or surrounding area
or in any way require the construction of protective devices that would sub-
stan*tially alter natural landforms along bluffs and cliffs.".

The County has an array.of policies and'regulations within its zoning,
grading, and fire ordinances, and bui'lding code which address many of the

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concerns of the Coastal Act. In addition, Santa Barbara County has under-
taken public works projects in recent years which now protect large areas
that were previously vulnerable to flooding. Extensive creek channeliza-
tions in the Carpinteria Valley and the construction of upstream debris dams
are two recent examples.

However, in spite of measures currently imposed by the County, recent
problems with bluff top development and severe erosion in certain hillside
agricultural areas suggests that more stringent controls are needed.

Bluff and Beach Erosion

Bluff erosion is a potential hazard for new development and continues
to be a recurring hazard for existing development in portions of the South
Coast. The bluff areas along Del Playa Drive in Isla Vista, sections of
More Mesa and Hope Ranch, and areas along,Channel Drive and Padaro Lane are
all subject to hazards due to bluff erosion. Because of this recurring
threat, many retaining walls, groins, and sections of rip-rap have been
needed to protect life and property. In the aftermath of the 1978 winter,
property owners have initiated additional protective measures, such as major
seawall projects proposed for Isla Vista and Padaro Lane.

The County's policy on bluff development is handled on a case-by-case
basis except in Isla Vista. In Isla Vista, a 30-foot setback requirement
exists. It is based on an engineering study that was undertaken in 1963
to.determine cliff stability and related problems in the Isla Vista area.
The study identified an average "natural" rate of cliff retreat at six in-
ches per year and recommended that a value of twice the apparent retreat ,
rate (12 inches)-per year be applied for safety purposes, along with spec-
ific site drainage requirements. Assuming an average "economic life" of
30 years per structure, the County developed the 30-foot setback for the
area.

The inadequacy of the present requirements with respect to the Coastal
Act is apparent in Isla Vista, since new "protective devices" which may sub-
stantially alter natural landforms along bluffs and cliffs are now necessary
to protect property.

Bluff areas adjacent to development at More Mesa have been eroding at
an average rate of ten inches per year, while along a section of Padaro Lane
bluff losses of up to two feet per year have been reported. These examples
provide additional evidence why County setback standards should be strength-
ened in order to eliminate the possibility of needing new "protective de-
vices" in areas where future development may occur.

While serious beach erosion occurred during the winter storms of 1978,
damage was localized and temporary in most cases. Heavy river and stream
flows replenished much of the losses. Existing and proposed flood control
projects are not considered to have a significant impact on sand supply to
the beaches that would require corrective measures.

Geologic Hazards

Geologic hazards include-seismic hazards (surface ruptures, liquefac-
tion, severe ground shaking', t@sunami runup), landslides, soil erosion,

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expansive soils, and subsidence. Since these hazards can affect both life
and property, additional siting criteria or special engineering measures
are needed to compensate for these hazards.

The entire South Coast lies in an area of high seismic risk. Seismic,
landslide, and tsunami hazards have been mapped by the.County and are used
by the Public Works Department to review development proposals. Where faults
are identifiable, the County Public Works Department has been generally re-
quiring a 50-foot setback from the fault, though precise setback decisions
are made on a case-by-case basis. In addition, geologic and soil engineer-
ing reports may be required under'Grading Ordinance No. 1795 for obtaining
a grading permit. These reports are used to identify geologic and soil
problems and to establish conditions for siting and constructing structures
where hazards or problems exist.

With the exception of a slope hazard area behind Summerland, problems
due to slope instability.are generally confined to areas outside of the
proposed urban development limits set forth in the land use plan. 'Although
the coastal zone between Ellwood and Point Arguello is either hilly or moun-
tainous with variable and complex geologic conditions, only low-intensity,
nonurban land uses will be located in this area. Consequently, slope-related
hazards will be minimized.

Soil erosion is a slope-related hazard which has become more proble-
matic in recent years because of extensive agricultural development on slopes
of 30 percent or more. A recent study conducted by the Agricultural Unit of
the Regional Water Quality Control Board documents severe erosion in some
areas of the South Coast where new orchards are being established. The Co-
unty Grading Ordinance No. 1795 (as amended by Ordinance No. 2770) exempts
farming and agricultural grading operations on parcels zoned exclusively for
agricultural use which are larger than five acres from obtaining a grading
permit. However, the County's Brush Removal Ordinance (No. 2767), which
applies to the South Coast, does regulate removal of vegetation on parcels
over five acres in size, and requires a permit and approval of drainage and
erosion control devices-before agricultural grading commences.

Flooding

Flooding has occurred along Santa Barbara's South Coast in recent ye ars,
particularly in the Carpinteria Valley, sections of Montecito, and the Santa
Barbara airport area. Severe floods in 1969 undermined a section of U. S.
101 in Montecito. These flood hazards are progressively being eliminated
in the populated portions of Carpinteria Valley and other areas of the South
Coast as a result of stream channelizations and the construction of debris
dams and silt basins by the Santa Barbara County Flood Control and Water
Conservation District, the U. S. Corps of Engineers, and by the U. S. Soil
Conservation Service.

The U. S. Department-of Housing and Urban Development through the Nat-
ional Flood Insurance Program has investigated the existence and severity
of flood hazards in the unincorporated areas of Santa Barbara County. One
of the objectives of this study is to provide information to local planners
in promoting sound land use and flood plain management. The Federal Insur-
ance Administration has adopted the 100 year flood (the flood having a one

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percent chance of being equalled or exceeded in any given year) as the nat-
ional standard for purposes of flood plain management. The 100-year "flood
plain" is comprised of a "floodway" and a "floodway fringe". The floodway
is the channel of a stream, plus any adjacent flood plain areas, which must
be kept free of encroachment in order that the 100-year flood be carried
without substantial increases in flood heights. As minimum standards, in-
creases in flood heights are limited to 1.0 foot, provided that hazardous
velocities are hot produced. The areas between the floodway and the bound-
ary of the 100-year flood is termed the floodway fringe. This area encom-
passes that portion of the flood plain that could be completely obstructed
without increasing the water surface elevation of the 100-year flood more
than 1.0 foot at any point.
County Flood Combining Regulations, administered by the Santa Barbara
County Flood Control and Water Conservation District, regulate construction,
excavation, and grading in a "designated" floodway. The designated floodway,
as defined in Ordinance No. 661, only includes "land reasonably required to
provide for the construction of a flood control project for passage of a
flood against which protection is provided or eventually will be provided
by said project including land necessary for construction of project levees."
Thus, the restrictions are not as comprehensive as those recommended by HUD.
In addition, the "FH" Flood Hazard Combining Regulations currently apply
only to areas in Carpinteria and Goleta, along Atascadero Creek, and the
Goleta Slough.

New regulations covering all development within the 100-year flood
plains, Countywide, have been formulated. The Flood Hazard Area Ordinance
is currently in the process of being adopted in order to comply with the re-
quirements of the HUD-sponsored Federal Flood Insurance Program in which
this County is participating.

Fire

Areas of moderate fire hazard within urban areas of the coastal zone
are restricted to hilly sections of the Carpinteria Valley and Summerland.
High fire conditions also exist west of Ellwood in rural areas of the coas-
tal zone. Developments within any of the hazardous zones in rural areas
will be very low density and subject to stringent building, brush clear-
ance, access, and water storage capacity restrictions (for fire suppression
purposes) by the County Fire Department and/or the U. S. Forest.Service.

3.3.3 POLICIES

Seawalls and Shoreline Structures

Policy 1: Where seawalls are required for the protection of existing devel-
opment, seawall design and construction shall respect, to the
degree possible, natural land forms.

Policy 2: Where seawalls are required for the protection of existing devel-
opment, they shall not impede lateral beach access and should be
designed,,to the degree possible, to minimize visual impacts by
use of appropriate colors and materials.

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Po I icy .3: Revetments, groins, cliff retaining walls, and other such con-
struction that alter natural shoreline processes shall be per-
mitted when designed to e1iminate or mitigate adverse impacts
on local shoreline sand supply and so as to not block lateral
beach access.

Policy 4: To avoid the need for future protective devices that could impact
sand movement and supply, no permanent structures shall be per-
mitted on the dry sandy beach except facilities necessary for
public health and safety, such as lifeguard towers.

Bluff Protection

Policy 5: In areas of new development, no structure shall be located within
50 feet of the bluff edge. Additional setback requirements may
be imposed by the Santa Barbara County Public Works or Planning
Departments on a case-by-case basis if necessary to avoid hazards
or visual impacts on public beaches.

Policy 6: Within this 50-foot setback, natural vegetation shall be main-
tained unless it is to be replaced with landscaping consisting
of native species. Grading,. as may be required to establish
proper drainage or install land scaping, and minor improvements
that do not impact public views or bluff stability may be per-
mitted.

Policy 7: Development and activity of any kind beyond the 50-foot minimum
bluff top setback shall be constructed to insure that all surface
and subsurface drainage shall not contribute to the erosion of
the bluff face or the stability of the bluff itself.

Policy 8: No development shall be permitted on the bluff face, except for
ehjineered,staircases or accessways to provide public beach
access. Drainpipes shall be allowed only where no other less
environmentally damaging drain system is feasible and the drain-
pipes are designed and placed to minimize impacts to the bluff
,face, toe, and beach. Drainage devices extending over the bluff
face shall not be permitted if the property can be.drained away
from the bluff face.

Geologic Hazards

Due to the presence of earthquake faults, the entire South Coast area
lies within a high seismic hazard zone. Within this area, known faults,
tsunami runup areas, and landslide areas are mapped. (These maps are on
file at the County Department of Public Works.) The following policies
shall apply in addition to the regulations and performance standards estab-
lished in the County Grading Ordinance, No. 1795, Chapter 21 of the County
Code governing subdivisions, and the Uniform Building Code as modified by
Ordinance No. 2913.

Policy 9: Applications for grading and,building permits, and applications
for subdivision shall be reviewed for adjacency to, threats from,

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and impacts on geologic hazards arising from seismic events,
tsunami runup, landslides, beach erosion, or other geologic haz-
ards such as expansive soils and subsidence areas. Mitigation
measures shall be applied where necessary.

Policy 10: Utility transmission lines which cross fault zon es, including
water, gas, sewer, electrical, or crude oil, shall be subject to
additional safety standards, such as emergency shutoff, where
applicable.

Policy 11: All structures shall be sited a minimum of 50 feet from a histor-
ically active fault, active fault, or fault zone. Greater set-
backs may be required if local geologic conditions warrant.

Flood Hazard Area Overlay Desiqnation

The intent of the Flood Hazard Area Designation is.to avoid exposing
new developments to flood hazard and reduce the need for future flood con-
trol protective works and resulting alteration of.stream and wetla6d envir-
onments by regulating development within the 100-year flood plain. The
flood hazard areas designated on the overlay maps fall within the 100-year
flood zone boundaries as mapped by the Federal Insurance Administration
(U. S. Department of Housing and Urban Development).* An up-to-date set of
the HUD maps is available for inspection in the County Flood Control Dis-
trict Office. All development in designated flood hazard areas shall be
reviewed by County Flood Control for conformance with the following policies:

1. All development, including construction, excavation, and grading,
except for flood control projects and non-structural agricultural
uses, shall be prohibited in the floodway unless off-setting im-
provements in accordance with HUD regulations are provided. If
the proposed development falls within the floodway fringe, devel-
opment may'be permitted, provided creek setback requirements are
met and finish floor elevations are above the projected 100-year
flood elevation, as specified in the Flood Hazard Area Ordinance.

2. Permitted development shall not cause or contribute to flood
hazards or lead to expenditure of public funds for flood control
works, i.e., dams, stream channelizations, etc.

3.3.4 HILLSIDE AND WATERSHED PROTECTION

Coastal Act Policies

In addition to Section 30253 which requires that new development neither
create nor contribute significantly to erosion, the Act requires that bio-
logical productivity and quality of coastal waters, streams, and wetlands
be maintained and that development be sited to minimize alteration of natural
landforms.

*HUD flood hazard mapping has not been completed for all areas of the Cou nty.
The streams on the urbanized South Coast area have been studied in detail.
Information on flood hazards in other areas of the coastal zone is not as
comprehensive.

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30231. The biological productivity and the quality of coastal
waters, streams, wetlands, estuaries, and lakes appropriate to
maintain optimum populations of marine organisms and for the pro-
tection of human health shall be maintained and, where feasible,
restored through, among other means, minimizing adverse effects of
waste water discharges and entrainment, controlling runoff, prevent-
ing depletion of ground water supplies and substantial interference
with surface waterflow, encouraging waste water reclamation, main-
taining natural vegetation buffer areas that protect riparian habi-
tats, and minimizing alteration of natural streams.

Implementation of these sections of the Act will require regulation of devel-
opment on hillsides and watersheds.

Background

Disturbance of hillsides* and watershed lands" can result in the lost
of soil and slope stability as-well as increased erosion. The removal of
vegetation deprives the soil of the stabilizing function of.roots and this
loss of soil stability increases erosion and thus lowers downstream water
quality as a result of siltation. Wetlands and streams are particularly
impacted by increased siltation. Heavy rains on unstable slopes can pro-
duce landslides, slumps, and flaws, especially in steeply s loping areas.,

Disturbance of hillsides and watershed lands by development may also
alter the natural drainage pattern and thus produce increased runoff and
erosion. Removal of vegetative.cover decreases percolation of precipitation
into the soil, thereby reducing the amount of groundwater recharge and add-
ing water to runoff that would ordinarily be transpired by trees and shrubs.
Construction of impervious surfaces, such as roads and buildings, also de-
creases the amount of groundwater percolation and increases the amount of
runoff. Increased runoff, in addition to producing intensified erosion,
creates downstream flood hazards. Moreover, runoff from land surfaces is
often contaminated with a variety of industrial, agricultural, commercial,
or household residues. The most serious pollution problems often result
from persistent erosion of soil, from fertilizers and biocides applied to
the land, and from nutrients and toxic substances in watershed discharges.
Estuaries are the termini.for coastal watershed drainage systems and there-
fore such substances tend to concentrate in them.

*Hillsides are.defined as lands with slopes exceeding 20 percent.

**Watersheds are-defined as lands which have potential for impacts on coastal
streams, wetlands, estuaries, and groundwater basins through runoff and per-
colation.

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Disturbance of hillside and watershed lands can result in high costs
to a community. For example, degradation of hillsides as a result of
erosion, landslides, and loss of vegetation can reduce scenic values, de-
crease real estate values, and impact the tourist industry. In addition,
poorly designed and constructed hillsi-de developments can frequently result
in substantial costs to the public, either for repairs or for protective
measures to prevent further damage. Increased runoff and sedimentation
from denuded hillsides require increased public expenditures for flood con-
trol and storm water management. Decreased biological productivity of
coastal streams and wetlands has even farther-ranqinq Public costs.

Protection of hill sides and watersheds is, therefore, necessary to
1) minimize risks to life and property from flooding, slope failure, and
landslides; 2) insure continued biological productivity of coastal streams
and wetlands; 3) protection of groundwater resources; and 4) preservation
of scenic values.

Policies

In order to ensure the long-term preservation of the biological produc-
tivity of streams and wetlands, protection of visual resources, and the
avoidance of hazards to life and property, the following policies shall apply
to all construction and development, including roads, on slopes greater than
20 percent and on lands within the watershed of any coastal stream or wetland.

Policy 1: Plans for development shall minimize cut and fill operations.
Plans requiring excessive cutting and filling may be denied
if it is determined that the development could be carried out
with less alteration of the natural terrain.

Policy 2: All development shall.be designed to fit the site topography,
soils, geology, hydrology, and any other existing conditions
and be oriented so that grading and other site preparation is
kept to an absolute minimum. Natural features, such as trees,
shall be preserved to the maximum extent feasible. Areas of
the site which are not suited to development because of known
soil, geologic, flood, erosion or other hazards shall remain
in open space.

Policy 3: Mass grading shall not be permitted. For necessary grading
operations, the smallest practical area of land shall be exposed
at any one time during development, and the length of exposure
shall be kept to the shortest practicable amount of time.

Policy 4:' Sediment basins (including debris basins, desilting basins, or
silt traps) shall be installed in conjunction with the initial
grading operations and maintained through the development process
to remove sediment from runoff waters. All sediment shall be
retained on site.

Policy 5: Temporary vegetation, seeding, mulching, or other suitable stab-
ilization method sha-11 be used to protect soils subject to erosion
that have been disturbed during grading or development. All cut

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and fill slopes shall be stabilized as soon as possible with
planting of native annual grasses and shrubs, appropriate non-
native plants, or with-accepted landscaping practices.

Policy 6: Provisions shall be made to conduct surface water to storm
drains or suitable watercourses to prevent erosion. Drainage
devices shall be designed to accommodate increased runoff re-
sulting from modified soil and surface conditions as a result
of development. Water runoff shall be retained on-site when-
ever possible to facilitate groundwater recharge.

Policy 7: Degradation of the water quality of groundwater basins shall
not result from development of the site. Pollutants, such as
chemicals, fuels, lubricants, raw sewage, and other harmful
waste, shall not be discharged into or alongside coastal streams
either during or after construction.

Policy 8: All development within the coastal zone shall be subject to the
slope density curve (Plate A) of the County Zoning Ordinance
No. 661 (Article VII, Section 20).. However, in no case shall
structures be sited on slopes exceeding 40 percent.

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3.4 VISUAL BESOUBCES

3.4.1 COASTAL ACT POLICIES

30251. The scenic and visual qualities of coastal areas shall be
considered and protected as a resource of public importance. Permitted
development shall be sited and designed to protect views to and along
the ocean and scenic coastal areas, to minimize the alteration of nat-
ural land forms, to be visually compatible with the character of sur-
rounding areas, and, where feasible, to restore and enhance visual
quality in visually degraded areas. New development in highly scenic
areas such as those designated in the California Coastline Preservation
and Recreation Plan.prepared by the Department of Parks and Recreation
and by local government shall be subordinate to the character of its
setting.

3.4.2 PLANNING ISSUES

The.scenic resources of Santa Barbara's coastal zone are of incalcul-
able value to the economic and social. well-being of Santa Barbara County.
The beauty of the Santa Barbara coastline is world-renowned; it is the basis
of the County's strong tourist and retirement economies and is a source of
continuing pleasure for the local populace.

The visual resources of the coastal zone include its beaches, sand dunes,
coastal bluffs, headlands, wetlands, estuaries, islands, hillsides and can-
yons, upland terraces and plains, and its rivers and streams. These resour-
ces are vulnerable to degradation through improper location and scale of
building development, blockage of coastal views, alteration of natural land
forms by poor cutting, grading, and filling practices, and by poor design or
'placement of roadside signs and utility lines. The primary concern of the
Coastal Act is to protect views to these scenic resources from public areas
such as highways, roads, beaches, parks, coastal trails and accessways, and
vista points.

Local policies which have visual resource implications are developed
in the County's zoning, subdivision, and other ordinances. These include
the Beach Development (BD) and the Exclusive Agriculture (A-14) zone re-
strictions, Ordinance #2188 governing the County's Board of Architectural
Review (BAR), Division 8 of the County's Subdivision Ordinance pertaining
to Special Treatment Areas, and County Sign Ordinance #2077.

The "BY zone is in effect from Jalama to Ellwood and in Summerland.
it is intended to "preserve and protect.a. limited natural resource, ocean
beaches; ... to control construction of developments at sea level that may
be threatened by destruction from ocean storms; to control construction on
bluffs which may be threatened by collapse of beach bluffs caused by erosion,
slides, or slippage of such bluffs; and to control the construction of sea
walls and groins which might disrupt the littoral drift of sand along the
coastline and cause erosion in the vicinity of such walls and groins." In
general, the restrictions of the "BD" zone,serve to limit construction on
beaches to recreational facilities and establish a 15-foot or one story
building height maximum for structures. Such restrictions have indirect

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visual resource protection implications since they reduce unnecessary devel-
opment on beaches and control the scale of permitted developments. However,
the zone does not assure that permitted development is sited and designed
to protect views to and along the ocean and scenic coastal areas or that it
is visually compatible with the character of the surrounding areas as re-
quired by the Coastal Act. This is because the zone extends inland only to
the bluff line and therefore.does not affect residential structures on top
of the bluffs. In addition, the fact that the "BD" zone allows development
on the beach for other than public safety and welfare purposes appears to
be incompatible with the intent of the Coastal Act.

.Views of scenic bluffs from beaches are no t protected by the "BD" zone,
nor are they protected by blufftop setback requirements developed by the
Public Works Department. The latter establishes a setback of 30 feet in
Isla Vista (see Section 3.3 on Hazards) and on a case-by-case basis else-
where. These setback regulations were formulated for safety purposes with-
out regard to visual considerations.

The County's "A-14," Exclusive Agricultural Zone, does address some
of the visual problems associated with greenhouse development in the Carpin-
teria Valley. The zoning standards require that hothouses, greenhouses, or
other plant-protection structures be set back at least 50 feet from the cen-
terline of any street and require landscaping which, within five years, will
"reasonably block the view of any structures and on-site parking areas from
outside of the property." Landscaping along all streets is also a require-
ment of the A-14 zone, but the degree of view blockage is not specified.
While the,A-1-X zone does attempt to subdue the visual impacts of green-
houses and hothouses, the degree of protection provided does not assure
visual compatibility with the rural character of the Valley, especially as
seen by the passerby along the Valley's rural roads.

County building height standards, which in most zones permit two story
structures of up to 35 feet in height, are not necessarily sensitive to
visual resource protection. For example, a building of 35 feet located on
a low coastal bluff sot back 30 or 50 feet can be highly visible from many
vantage points along a beach, and may consequently degrade'the natural scenic
value of the bluff. Further setbacks and/or height restrictions are needed
to ensure protection of views.

The County's Board of Architectural Review (BAR) process is sensitive
to visual resource concerns, including building mass, relationship of build-
ings to topography, and-compatibility of buildings with the immediate area,
but BAR's jurisdiction is limited, since not all zones are subject to re-
view.@ Only areas which fall under "D", Design Supervision Combining Regu-
lations, are under review bythe County's Board of Architectural Review,
although Summerland, Hope Ranch, Hollister Ranch, and the Embarcadero tract
have their own review committees. While the "Y designation is in effect
for many critical undeveloped parcels in the coastal'zone, there are large
vacant waterfront parcels which are not currently subject to design review.
Furthermore, BAR policy does not contain language which encourages the pro-
tection of views to and along the ocean and scenic coastal areas nor the
"restoration and@enhancement of visual quality in visually degraded areas."
While these concerns may be operative in practices of the BAR, they are not
spelled out in the BAR's "Standards of Architectural Review."

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The ".Special Treatment" section of the County's Subdivision Ordinance
contains policies which are directed to the protection of hillsides as a
visual resource. This section notes that extensive hillside areas in the
County dominate the view from the most heavily travelled and highly devel-
oped areas. Many of.these same areasare subject to building construction
and grading operations or the removal of the native cover which can substan-
tially affect the natural scenic background for such travelled and developed
areas. The "Special Treatment" section recommends that subdivisions and
other developments "shall be designed to preserve, to the extent which is
reasonable and feasible, the natural appearance of extensive hillsides."
it instructs the Subdivision Committee to require grading which preserves
the natu'ral..contours of land,', retain trees and other native vegptation,..
minimize road cut scarring, reduce grading, and establish landscaping to
conceal raw-cut slopes. Though the scope and purpose of the "Special
Treatment" area would appear consistent with the policies of the Coastal. Act,
no special treatment areas have'been designated to date.

The Recreational District is another existing zoning policy which ac-
knowledges the importance of visual resources, though it too has not been
used to date. The purpose of the District is to protect and-enhance areas
which have both active and passive recreation potential because of their
beauty and natural features. It would restrict building heights to 2.5
stories, establish bluff setbacks of 50'feet when a bluff is more than 50
feet in height, and require Board of Architectural review for development
proposed within the zone.

The County Sign Ordinance No. 2077 it sensitive to the visual impacts
of signs. The effect of the ordinance is to subordinate signs to man-made
and natural features. One of the.significant features of the ordinance is
its restrictions on billboards. Billboards are categorized.as an "off-
premise" sign and allowed only in heavyindustrial and heavy commercial dis-
tricts. Length and width limitations set forth in the ordinance are smaller
than the standard billboard sign. A number of billboards do exist in the
County coastal zone which, due to their size and location, impact on coastal
visual resources. These signs are located on the upland terrace shelf north
of Highway 101, between Ellwood and Gaviota; their legal status expires in
May 1979.

3.4.3 POLICIES AND ACTIONS

Policy 1: All residential developments of three units or greater and all
commercial, industrial, and recreational development shall be
required to obtain plan approval from the County Board of
Architectural Review.

Policy 2: Bluff top development shall be set back from the bluff edge
sufficiently far to insure that the development does not infringe
on views from the beach except in urban areas where structures on
both sides of the proposeddevelopment already impact public views
from the beach. In such cases, the development shall not be lo-
cated closer to the edge of the bluff than the adjacent structures.

Policy 3: Off-premise signs shall be prohibited in the coastal zone.

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Policy 4: Utilities, including television, shall be placed underground
in new developments except where cost of undergrounding would be
so high as to deny service.

Action 1: The County shall develop design criteria for protection of visual
resources in the coastal zone. These guidelines shall address
issues related to scale, height, materials, colors, and landscap-
ing and provide specific criteria and standards for development
sited on visual resources, i.e., bluffs, dunes, hillsides, etc.
These guidelines shall provide a reference for developers in de-
signing projects and be used by the County Board of Architectural.
Review and other local design review committees in evaluating
projects in the coastal zone.

NOTE: There are policies in other sections of the plan which, if implemented,
will result in protection of coastal visual resources. These include policies
for the preservation of habitat resources (Section 3.9) and protection of
.bluffs, hillsides, and watersheds (Section 3.3).

3.4.4 VIEW CORRIDOR OVERLAY DESIGNATION

A view corridor overlay designation has been created for the purpose of
protecting areas of the coast where development may block or impede views
from a major public road to the ocean. All development in areas designated
by a View Corridor Overlay in the land use plan shall be reviewed by the
County Board of Architectural Review for conformance to the following poli-
cies:

1. The develo pment shall be sited and designed so as to minimize obstruc-
tion of public views to the ocean.

2. Development shall be clustered to the maximum extent feasible.

3. Structures shall be screened with appropriate landscaping; however, such
landscaping should not, when mature, impede public views.

4. Building height shall not exceed one story or 15 feet, unless an increase
in height would facilitate clustering of development and result in great-
er view protection, or a height in excess of 15 feet would not impact
public views to the ocean.

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3. 5 HOUSING

3.5.1 COASTAL ACT POLICIES

Section 3021j. Lower cost visitor and recreational facilities and
housing opportunities for persons of low and moderate income shall be
protected, encouraged, and, where feasible, provided. ... New housing
in the coastal zone shall be developed in conformity with the standards,
policies, and goals of local housing elements adopted in accordance
with the requirements of,subdivision (c).of Section 65302 of the Gov-
ernment Code.

3.5.2 PLANNING ISSUES

The coastal area of Santa Barbara County is an especially desirable
place to live. People of all economic sectors have chosen to locate in this
area, particularly in the urbanized areas of the South Coast, and t:his has
created a wide diversity of life styles and * housing needs. As housing costs
have soared in recent years, accommodating the housing needs of all economic
levels has@become an important local issue, evidenced by concern over rent
control, interest in condominium conversions, and formation of housing co-
operatives.

The housi ng'policies of the Coastal Act focus primarily on the needs
of persons of low and moderate income. Within the County's coastal zone,
substantial housing opportunities for low and moderate income households
currently exist in areas such as Summerland and Isla Vista; these opportun-
ities need to be protected. In these and-other segments of the coastal
zone, new low and moderate income housing units need to be provided as well.
At present, the County is addressing the housing needs of persons of low
and moderate income primarily through the Federal rent subsidy program ad-
ministered by the County Housing Authority and proposed housing rehabili-
tation programs through Community Development Block Grant funding. Addi-
tional County housing policies for the.coastal zone will * be necessary to
satisfy the requirements of the Coastal Act, a.s will be borne out in the
following discussion of the housing issues and recommended policies for ad-
dressing them.

Protecting Existing Low and Moderate Income Housing Opportunities
The Coastal Act requires that existing low and moderate income housing
opportunities be protected. Many of these housing opportunities are found
in multiple-.unit apartment complexes and in older residential neighborhoods
where the housing stock, including both single family and multiple units,
is often in poor condition. Removal of these housing opportunities, either
through c*onversion:of comparatively lower cost apartment rentals to more
expensive owner-occupied units or demolition of existing units, can displace
low and moderate income people if adequate housing alternatives are not
available withi n the loca 1 area*.

Rehabi I i tati on

In several areas of the coastal zone fr om Ellwood to Carpinteria, e.g.,
Isla Vista, portions of Goleta, and,Summerland, a large proportion of the

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existing housing stock is in need of major repair. This finding is based
on a County-wide Housing Condition Survey completed in June 1977, which
provided the County with an inventory of exterior housing conditions. Ac-
cording to this survey, forty-one percent (41%) of the single family resi-
dences in Summerland are in need of rehabilitation ("C" condition; see
Appendix A). These older, rehabitable dwelling units which provide sub-
stantial housing opportunities for low and moderate income households need
to be preserved.

The County has applied for Community Development Block Grant funding
for a "pilot" housing rehabilitation program in Summerland and Carpinteria
which, if approved, would become effective in 1979. These and other reha-
bilitation efforts need to be encouraged to protect existing low and mod-
erate income housing opportunities.

Demolition and Replacement of Existing Low and Moderate Income Housing
Units

Demolition of dilapidated housing ("D" condition) is sometimes required
for health'and safety reasons, resulting in the displacement of low or mod-
erate income households. This is particularly a problem in rental situations .
In some cases, replacement of the low and moderate income units that have
been removed is necessary to protect housing opportunities. A determination
of the number of units to be replaced needs to be made on a case-by-case
basis, reflecting the housing needs of the community. In other instances,
a land use other than residential may be preferred following removal. For
example, pockets of low income housing off of South Fairview Avenue in Gol-
eta are located under the flight line of the airport and intermingled with
commercial and industrial uses; because of health and safety considerations
and incompatibility with adjacent uses, commercial or industrial land use
may be better here. In such cases, it will be necessary to replace the low
and moderate income units that are removed in other areas with comparable
proximity to public services and employment.

Conversion of Existing Apartment Units to Condominiums

Conversion of apartment units to condominiums can have the effect of
decreasing rental opportunities for persons of low and moderate income.
According to a recent housing study conducted for the South Coast area, low
income'households tend to reside in larger, multiple-unit apartment com-
plexes (General Research Corp., An Evaluation of the Housing Market for
UCSB Students, April 1977). Conversion of these comparatively lower cost
renta Funits to condominium needs to be carefully monitored to prevent dis-
placement of low and moderate income persons, particularly on the South
Coast where the vacancy rate for rental units is below the five percent
level recommended in the State Commission's housing guidelines. (Accord-
ing to the 1975 Special Census, the average vacancy rate for the County
was four percent. At the present time, the vacancy rate on the South
Coast is estimated to be close to one percent, based on the results of a
survey conducted by the County Planning Department in the spring of 1978).
Currently,, the County does not have a condominium conversion ordinance which
addresses building requirements (i.e., minimum square footage per unit, pro-
vision of individually metered utilities, etc.) or the housing opportunity
aspects of conversions. It is anticipated that the County Planning Commis-
sion will commence public hearings on such an ordinace in the near future.

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Encouraging and Providing for New Low and Moderate Income Housing

According to the policies of the Coastal Act, new low and moderate in-.
come housing shall be provided where feasible, in conformity with the goals
and policies of'the local housing element. The principal deterrent to im-
plementing this policy is that the high costs of land and construction
preclude the building of units which are affordable to persons of low and
moderate incomes. However, the need for affordable housing is presently
a major issue County-wide and must be addressed in both the*LCP and County's
Housing Element. Other factors which need to be considered in determining
the amount and type of new housing in the coastal zone are the employment
characteristics of the market area and resource constraints.

Af fordabi 1 i ty

Overpayment, defined by the Department of Housing and Urban development
as housing payments in excess of 25 percent of gross monthly income, is
currently the most severe housing problem in..Santa Barbara County@for rent-
ers and owners. According to the 1975 Special Census, 47.4 percent of all
@ental households in the County and 53.4 percent of the rental households
in the South Coast housing market area exceeded the 25 percent standard. A
consistent pattern has emerged throughout the County that low and moderate.
income households spend a larger proportion of their incomes for rent than
do hi?her income.families. Among the poorest households, those earning less
than 4,000 in 1974, the median proportion of income spent as rent varied
from 43 percent to 100 percent of gross income. Also, households in mul-
tiple units pay a higher percentage of gross income for rent compared to
households renting single family, 2-to-4 units, or mobile homes. In 1974,
overpayment affected 21,000 households in the County with the very low in-
come households accounting'for 46.6 percent of these. Given the high in-
cidence of overpayment among lower income households on the South Coast
and, thus, the need for.affordable housing, inclusionary housing provisions
and incentives for constructing new low and moderate income housing are
needed.

Relationship with EmDlo,vment Opportunities
Employment opportunities in a housing market area play a large role in
determining the type of housing that is needed. Thus, the housing policies
of the LCP must be related to the land use plan and its implications-for the
future growth of the County. For example, Coastal Act priorities for the
preservation of agriculture are reflected in the land use plan which estab-
lishes agriculture as a long-term land use. Such land use decisions will
certainly sustain, if not increase, the demand for farm laborers and sig-
nificantly impact the housing market for areas*such as the City of Carpin-
teria. Constru 'ction of the LNG facility at Point Conception or the space
shuttle at Vandenberg Air Force Base would bring hundreds of construction
workers to these coastal areas and greatly affect the demand for temporary
and permanent housing in the County. Also, visitor-serving commercial uses,
which are priority uses under the Coastal Act, provide many service-oriented
jobs for low and moderate income people. All of these potential employment
effects need to be linked to their impacts on the housing market at the time
new development is proposed.

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Resource Constraints

Water moratoria currently ore in effect for the Goleta, Montecito, and
Summerland water districts. Thus, new housing in these areas is directly
dependent on the use of private wells@ In the Carpinteria County Water
District, a limited water resource situation prevails and priorities for
the remaining water supply need to be established. New development through-
out the coastal zone must be tied to' the availability of resources and
phased according to local plans for expansion of public services, i.e.,.
water,sewer, and roads.

3.5.3 RELATIONSHIP TO THE COUNTY'S PROPOSED HOUSING ELEMENT

Th e Housing Component of the Local Coastal Program builds upon the
work that is currently being done toward development of a Housing Element
for the County's Proposed Comprehensive Plan. The LCP Housing Component.
draws as much as possible on the housing needs analyses and program rec-
ommendations that have been prepared to date in conjunction with the Hous-
ing Element, since LCP and County housing policies must be in conformity.
In addition, the Housing Component of the LCP focuses on housing opportun-
ities for persons of low and moderate' income. To this end, special LCP
needs analyses were conducted for designated low and moderate income areas
of the coastal zone: Isla Vista/Ellwood, Goleta, and Summerland. The re-
sults of these analyses are reflected in the planning area discussions of
the land use plan (Chapter 4). It should be noted that separate housing
components are being prepared by the Cities of Santa Barbara and Carpinteria
for their respective jurisdictions in the coastal zone.

As outlined in preliminary drafts of the Housing Element, the County
is divided into five housing market areas (HMA): Lompoc, Santa Maria,
Santa Ynez, Cuyama, and the South Coast (Gaviota to the Ventura County
line). Of these, the South Coast is the only market area in which major
portions of the coastal zone are urbanized; and, within this market area,
housing is a coastal planning issue for the urban area from Ellwood east
to Carpinteria. The coastal zone west of Ellwood to Gaviota, through the
Hollister and Bixby Ranches, and north to Guadalupe, is rugged and rural.
Housing in this area is primarily incidental and necessary to agricultural
operations and will remain so over the foreseeable future. Therefore, in
the LCP Housing Component, the coastal zone from Ellwood east to the Ven-
tura County line is viewed as one housing market area within which existing
low and moderate income housing opportunities are identified and deficien-
cies addressed. Housing issues for'each planning subarea (Goleta, including
Isla Vista and Hope Ranch; Montecito; Summerland; and the Carpinteria Valley)
are then evaluated in the context of the total market area. This approach
has led to the formulation of general housing policies which apply to the
County's entire coastal zone, as well as additional local policies and act-
ions for individual planning areas.,

3.5.4 POLICIES AND ACTIONS

Policy 1: If less than five existing low or moderate income rental housing
units are to be removed for health, safety, or other reasons'
which are consistent with the goals of the Coastal Act, the
County shall assist tenants who are displaced by such removal

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in finding comparable housing within the same general housing
area. If comparable units are not available, provision of com-
parable income units shall be included in the new development
plan and offered first to displaced tenants.

If fiv.e or more units of low or moderate income rental housing
units are to be removed, housing opportunities for low and
moderate income-households shall be included in the new devel-
opment plan un.less continued residential use of the parcel is
not designated in the land use plan6

Action

I.. The County Building and Planning Departments in conjunction
with the California Department of Housing and Community De-
velopment shall determine whether the structure(s) should
be removed for health and safety or other reasons which
would be consistent with the goals of the Coastal Act.

2. The County Planning Department shall determine the approp-
riate amount of low and moderate income housing to be in-
cluded in the new development plan based on the needs of
the housing market area. (See Policy 3, Section l.a, for
procedure to determine prorrtion.of low and moderate in-
come units to*be included.

Policy 2: Convers ion of apartment complexes of fi've units or more to con-
dominiums shall not be permitted where 50 percent or more of
the units are rented by persons of low or moderate income who
would be displaced by such conversion unless:

(a) comparable rental units are available in the same general
housing area for displaced low or moderate income persons,
as evidenced by a five percent rental vacancy factor for
six months preceding conversion, and

(b) tenants have been given.notice of intent.to convert at
least.120 days prior to conversion and first option to
purchase the proposed condominiums, and two-thirds of
the low or moderate income tenants have chosen to exer-
cise their purchase option.

Action
1. The applicant shall provide' .the County Planning Department
with the following information:

a. percentage Of low or moderate income renters at the time
of the proposed conversion, and

b. the number of low or moderate income tenants who exer-
cise the optionto purchase one of the condominium units.

2. The County Planning Department shall-determine the vacancy
factor in the general area six months preceding conversion
and the availability of comparable rental housing.

Following these and other determinations that may be required
for consistency with other provisions of this plan, the Planning
Department staff shall recommend approval or denial of the pro-
ject to the Planning Commission.

Policy 3: For any new residential development of five units or more, the
appropriate proportion of low and moderate income housing that
must be included in the project shall be determined by the Plan-
ning Department and made a condition of approval.

Action

1. The County Planning Department will review each new develop-
ment plan for five residential units or more to determine
the following:

a. The proportion of low and moderate income housing units
to be included, if not specified elsewhere in this land
use plan. The proportion should be based on the hous-
ing needs of the market area at the time the project
application is submitted, as follows:

Current Households in Need* Proporti on of
Total Occupied Units Units to be Included

*Current Households in Need = Total Households in Need
as identified in the Housing Assistance Plan - House-
holds currently receiving assistance. If housing needs
analyses are not available for individual planning areas,
County-wide data will be substituted.

As a means of providing the required low or moderate income
housing units, application shall be made for such programs
as Federal Section 8, rent subsidy. As an alternative, the
County shall offer density bonuses where it can be shown
that public services, i.e., water, sewer, and roads, are
adequate to accommodate the additional units. In cases
where it may be necessary to modify existing planning re-
quirements for parking, setbacks, landscaping, etc., to
offer the density bonus, approval shall be granted only if
it can be shown that there will be no adverse impact on the
affected neighborhood or environment. The maximum density
bonus shall be 20 percent above the density permitted by
zoning; the following graduated program shall be used:

Percent Low/Moderate Income Units Density Bonus

0 - 24% 5%
25 - 49% 10%
50 - 74% 15%
75+% 20%

_37-

Policy 4: To protect existing low and moderate income housing opportunit-
ies, rehabilitation programs for areas in need shall be developed.'

Action

The'County Planning Department shall identify areas which meet
the requirements for government-funded rehabilitation programs,
prepare the necessary applications for funding, and develop
programs for implementation.

Program

The County shall implement a pilot rehabilitation program in
Summerland and Carpinteria effective 1979, pending'approval of
the County's application for Community Development Block Grant@
Junding for this purpose.

Policy 5: The County shall develop and implement a variable density stan-
ard that would allow for increases in density to provide for a
greater diversity in the types of multiple units available for
low and moderate income households (e.g., an increase in the
number of studio and one-bedroom apartments in response to
decreasing household size in the County).'

Policy 6: Residential developments of five units or more which provide
housing opportunities representative of all socio-economic
sectors of the community shall be preferred. Such developments
would include a range of apartment sizes (studios, one, two,
three, and four bedroom units) and a mix of housing types
(apartments, condominiums, townhouses, and single family detach-
ed) to provide for balanced housing opportunities.

Action

The County shall devel op PRD and Variable Density Ordinances to
accommodate a mix of housing types in large residential devel-
opments to encourage flexibility and innovative land use.

Policy 7: Review and evaluation of proposed residential developments nec-
essary to carry out the policies set forth in this housing com-
ponent shall be performed by the planning analyst within the
County Planning Department who is responsible for coastal permits.

The duties of this staff position shall include: (1) staff an-
alysis of proposed residential projects in the coastal zone to
determine appropriate incentives for the applicant to construct
new low and moderate income housing; (2) requirements or con-
ditions for approval to obtain the neces sary number of low and
moderate income units; and (3) mechanisms for ensuring that low
and moderate income units are retained as affordabl-e units over
the long term.

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Policy 4: Administration of housing programs shall be shared and coordin-
ated as much as possible with agencies such as the Area Planning
Council* and County Housing Authority to avoid additional staff-
ing requirements and increased costs to the County.

Recommendation

To provide for a balanced housing mix that will accommodate all econ-
omic segments of the community, review and approval of new development in
the coastal zone, i.e., agriculture, coastal dependent industry, visitor-
serving commercial, etc., shall include an assessment of its growth-induc-
ing impacts on population, types of emDlovment opportunities, and sub-
sequent impacts on housing needs. The provision of aclequate housing shall
be a necessary corollary to new growth-inducing developments.

*The Santa Barbara County-Cities Area Planning Council is currently
examining a series of techniques (e.g., variable densit planned unit
Z
developments, and fair share housing allocation program to promote low
and moderate income housing. A seri.es of staff reports is expected during 1979.

NOTE: Additional housing policies required for individual planning areas
are contained in Chapter 4.

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3.6 -INDUSTRIAL AND ENERGY DEVELOPMENT

OUTLINE

3.6.1 COASTAL ACT POLICIES

The Coastal Dependency Criterion
Oil and Gas Development
Thermal Power Generating Plants
Liquefied Natural Gas
Other Coastal Dependent Industrial Uses

3.6.2 SUMMARY OF PLANNING ISSUES

3.6.3 OIL AND GAS DEVELOPMENT

Background
Planning Issues and S c ena'rios'
Existing County Regulations for Oil and Gas Development

3.6.4 LAND USE PLAN PROPOSALS

Oil and Gas Wells
Oil and Gas,Processing Facilities
Marine Terminals
Pipelines
Power Transmission Lines
Piers and Staging Areas
Other Coastal Dependent Industrial Facilities
3.6.5 THERMAL'POWER PLANTS

3.6.6 LIQUEFIED NATURAL GAS

3.6.1 COASTAL ACT POLICIES

The Coastal Act, while emphasizi ng protection, enhancement, and res-
toration of coastal resources, recognizes that energy related development
is necessary for the social and economic well-being of the State and the
Nation. The basis for allowing energy development in the coastal zone is
Section 30001.2, which states:

30001.2. The Legislature further finds and declare� that, not-@
withstanding the fact electricaT generating facilities, refineries,
and coastal-dependent developments, including ports and commercial
fishing facilities, offshore petroleum and gas development, and
liquefied natural gas facilities, may have significant adverse effects
on coastal resources or coastal access, it may be necessary to locate

-40-

such developments in the coastal zone in order to ensure that inland
as well as coastal resources are preserved and that orderly economic
development-proceeds within the state.

The Act also contains provisions for several types of energy development,
including oil and gas development, thermal power plants, liquefied natural
gas, and other related facilities. These policies are listed for each of
the major energy facility categories in the following sections.

The Coastal Dependency Criterion

The Coastal Act policies addressing industrial development distinguish
between"coastal dependent and other development. According to Section 30101
of the Act, coastal dependent development or use means that "which requires
a site on, or adjacent to, the sea to be able to function at all." Examples
of coastal dependent energy facilities include: oil and gas separation and
treatment facilities supporting offshore petroleum development, marine ter-
minals, and liquefied natural gas terminals. Electrical generating plants
and oil refineries may or may not be coastal dependent. Electrical gener-
ating plants which use ocean water for cooling purposes must be at or near
the coast, but plants can also use inland water supplies when available.
For refineries, transportation costs for crude oil and refined products
dictate locations nearer end use markets rather than sources of supply;
hence, locations in and near metropolitan markets are optimal. Since the
.principal metropolitan areas in California are coastal areas and many re-
fineries receive imported oil by tanker, this leads to the coincident loca-
tion of refineries in or near coastal.areas.

Under Section 30255, coastal dependent developments, whether or not
industrial, are given priority over other developments on or near the shore@
line. In addition, Section 30260 of the Act establishes special criteria
for allowing coastal dependent industrial facilities. Section 30260 states
.that:

30260. Coastal-dependent industrial facilities shall be en-
couraged to locate or expand within existing sites and shall be per-
mitted reasonable long-term growth where consistent with this division.
However, where new or expanded c.oastal-dependent industrial facilities
cannot feasibly be accommodated consistent with other policies of this
division, they may nonetheless be permitted in accordance with this
section and Sections 30261 and 30262 if (1) alternative locations are
infeasible or more environmentally damaging; (2) to do otherwise would
adversely affect the public welfare; and (3) adverse environmental
effects are mitigated to the maximum extent feasible.

This section of the Act anticipates that industrial development may not be
consistent with other Coastal Act policies, yet may be necessary for the
public welfare.. Additional policies for energy-related industrial develop-
ment are included in Sections 30261-30264 of the Act. They are discussed
below.

Oil and Gas Development

oil and gas development is permitted in the coastal zone subject to
the provisions of Section 30260 and the following conditions:

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30262. Oil and gas development shall be permitted in accordance
with Section 30260, if the following conditions are met:
(a) The development is performed safely and consistent with the
geologic conditions of the well site.
(b) New or expanded facilities related to such development are
consolidated, to the maximum extent feasible and legally permissible,
unless consolidation will have adverse environmental consequences and
will not significantly reduce the number of producing wells, support
facilities, or sites required to produce the reservoir economically
and with minimal environmental impacts.
(c) Environmentally safe and feasible subsea completions are used
when drilling Platforms or islands would substantially degrade coastal
visual qualities unless use of such structures will result in sub-
stantially less environmental risks.
(d) Platforms or islands will not be sited where a substantial
hazard to vessel traffic might result from the facility or related
operations, determined in consultation with the-United States Coast
Guard and the Army-Corps of Engineers.
(e) Such development will not cause or contribute to subsidence
hazards unless it is determined that adequate measures will be under-
taken to prevent damage from such subsidence.
(f) With respect to new facilities, all oilfield brines are re-
injected into oil-producing zones-unless the Division of Oil and Gas
of the Department of Conservation determines to do so would adversely
affect production of the reservoirs and unless injection into other
subsurface zones will reduce environmental risks. Exceptions to re-
injections will be granted consistent with the Ocean Waters Discharge
Plan of the State Water Resources Control Board and where adequate
provision is made for.the elimination of petroleum odors and water-
quality problems.
Where appropriate, monitoring programs to record land surface and
near-shore ocean floor movements shall be initiated in locations of
new large-scale fluid ext *raction on land or near shore before operations
begin and shall continue until surface conditions have stabilized. Costs
of monitoring and mitigation programs shall be borne by liquid and gas
extraction operators.

In addition, the Act encourages consolidation and multi-company use of fa-
cilities:

30261. (a) Multi-company use of existing and new tanker facili-
ties shall be encouraged to the maximum extent feasible and legally
permissible, except where to do so would result in increased tanker
operations and associated onshore development incompatible with the
land use and environmental goals for the area. New tanker terminals
outside of existing terminal areas shall be situated as to avoid risk
to environmentally sensitive areas and shall use a,monobuoy system,
unless an alternative type of system can be shown to be environmentally
preferable for a specific site. Tanker facilities shall be designed.
to (1) mini,mize the'total volume of oil spilled, (2) minimize the risk
of collision from movement.of other vessels, (3) have ready access to
the most effective feasible containment and recovery equipment for
oilspill-s, and, (4) have onshore deballasting facilities to receive
any fouled ballast water from tankers where operationally or legally
required.

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The Act also requires that adequate protection be provided against oil spills.
Section 30232 states that:

30232. Protection against the spillage of crude oil, gas, petro-
leum products, or hazardous substances shall be provided in relation
to any development or transportation of such materials. Effective
containment and cleanup facilities and procedures shall be provided
for accidental spills that do occur.

Though refineries are not necessarily coastal dependent, their location
in coastal metropolitan areas may put them in the coastal zone. Section
30263 establishes criteria for locating refineries in coastal zones:

30263. (a) New or expanded refineries or petrochemical facilities
not otherwise consistent with the provisions of this division shall be
permitted if: (1) alternative locations are not feasible or are more
environmentally damaging; (2) adverse environmental effects are miti-
gated to the maximum extent feasible; (3) it is found that not permit-
ting such development would adversely affect the public welfare; (4)
the facility is not located in a highly scenic or seismically hazard-
ous area, on any of the Channel Islands, or within or contiguous to
environmentally sensitive areas; and, (5) the facility is sited so as
to provide a sufficient buffer area to minimize adverse impacts on
surrounding property.
(b) In addition to meeting all applicable air quality standards,
new or expanded refineries or petrochemical facilities shall be per-
mitted in areas designated as air quality maintenance areas by the
State Air Resources Board@and in areas where coastal resources would
be adversely affected only if the negative impacts of the project
upon air quality are offset by reductions in gaseous emissions in the
area by the users of the fuels, or, in the case of an expansion of an
existing site, total site emission levels, and site levels for each
emission type for which national or state ambient air quality standards
have been established do not increase.
(c) New or expanded refineries or petrochemical facilities shall
minimize the need for once-through cooling by using air cooling to the
maximum extent feasible and by using treated waste waters from inplant
processes where feasible.

Thermal Power Generating Plants

Siting of new or expanded thermal electric generating plants is address-
ed in Section 30264 of the Coastal Act:

30264. Notwithstandin any other provision of this divi sion, ex-
cept subdivisions (b) and ?c) of Section 30413, new or expanded thermal
electric generating plants may be constructed in the coastal zone if
the proposed coastal site has been determined by the State Energy Re-
sources Conservation and Development Commission to have greater rela-
tive merit pursuant to the provisions of Section 25516.1 than avail-
able alternative sites and related facilities for an applicant's ser-
vice area which have been determined to be acceptable pursuant to the
provisions of Section 25516.

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This section recognizes that the State Energy Resources Conservation
and Development Commission may decide to select sites in the coastal zone
upon a showing that these sites have greater relative merit than available
alternates. This siting authority is limited within the coastal zone to
areas not designated by the State Coastal Commission under Section 30413(b),
which states that:
30413. (b) The (Coastal') commission shall, prior to January 1,
1978, and after one or more public hearings, designate those spec-
ific locations within the coastal zone where the location of a fac-
ility as defined in Section 25110 would prevent the achievement of
the objectives of this division; provided, however, that specific
locations that are presently used for such facilities and reasonable
expansion thereof shall not be so designated. Each such designation
shall include a description of the boundaries of such locations, the
objectives of this division which would be so affected, and detailed
findings concerning the significant adverse impacts that would result
from development of a facility in the designated area. The commis.sion
shall consider the conclusions, if any, reached by the State Energy
Resources Conservation and Development Commission in its most recently
promulgated comprehensive report issues pursuant to Section 25309.
The commission shall transmit a copy of its report prepared pursuant
to this subdivision to the State Energy Resources Conservation and
Development Commission.

Liquefied Natural Gas

Section 30261.(b) of the Coastal Act authorizes the siting of one
liquefied natural gas fac,ility in the California coastal zone. Since the
passage of the Coastal Act,' additional legislation (SB 1081) has deleted
this section of the Act. Senate Bill 1081 mandated a complex siting pro-
cedure involving a number of agencies under the lead of the California
Public Utilities Commission (CPUC). Discussion of this is deferred to
Section 3.6.6.

Other Coastal Dependent Industrial Uses

The Coastal Act recognizes that other industrial uses are also coastal
dependent. Those that the Act mentions specifically include ports and
commercial fishing facilities. In addition, related activities, such as
kelp harvesting and processing, aquaculture, and fish hatcheries,may also
be considered coastal dependent. Such Uses, because they are coastal de-
pendent, are given priority over other land uses on oceanfront lands (Sec-
tion 30255).

3.6.2 SUMMARY OF COASTAL PLANNING ISSUES

Oil and gas related development are currently the.principal industrial
activity in the Santa Barbara County coastal zone. Petroleum related act-
ivity is expected to increase in the future as development of leases in the
Channel proceeds. To.date, ot ,her industrial development has not been loca-
ted in the County's coastal zone. Although the Southern California Edison
Company owns land east of Point Conception which it had intended.for a
power plant, a specific,projedt is not likely to be proposed in the'near

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future. More recently, the Public Utilities Commission selected an area
near Cojo Creek, immediately to the west of the Edison property, as the
site for California's first liquefied natural gas terminal.

The issues involved in the siting of industrial and, particularly,
major energy facilities in the coastal zone are complex. The principal
concerns related to impacts on coastal resources include:

1. Shoreline Access and Recreation Opportunities: Facilities may impose
barriers due to structures, fencing around the site, pier facilities
across the beach, pipeline rights-of-way, and safety zones. These
barriers may impede lateral or vertical access to the shoreline, block
views, or consume limited oceanfront land.

2. Oil Spills: The critical concerns are with safe operating procedures
in all aspects of the exploration, development, and production process,
.plus cleanup capability which considers containment and recovery at
the source of the spill and at critical resource areas such as beaches
and coastal habitats.

3. Land Resources: Coastal dependent development unless carefully sited
can result in destruction or adverse impacts on habitats, agricultural
lands, or archaeological sites.

4. Air Pollution: The effect of emissions on local air quality from marine
.terminals, oil and gas separation and treatment facilities and LNG may
be substantial. Emissions from these facilities are regulated by State
and Federal law.
5. Visual Reso urces: Energy and industrial facilities, particularly when
sited in rural areas or within major view corridors, represent major'
impacts on scenic and visual resources. Some impacts can be mitigated
through proper.siting, screening, and landscaping.

6. Marine Resources: Energy facilities that may require ocean water for
cooling or heating purposes, i.e., power plants and LNG terminals, can
have major adverse impacts on marine resources through entrainment'of
organisms in water intake systems, through discharge of water at a
different temperature, and through use of biocides.

The following sections consider each of the energy and industrial fac-
ility categories.separately, and develop the issues and objectives which
are addressed in the land use plan. Due to the County's greater experience
and regulatory control over oil and gas development, recommendations made
for oil and gas development are far more detailed than for other energy
facilities such as LNG or thermal power plants.

3.6.3 OIL AND GAS DEVELOPMENT

Background

Onshore oil production in Santa Barbara County is predominantly located
north of the Santa Ynez'Mountains, with the highest production coming from
Cat Canyon, Orcutt, Lompoc, and Santa Maria fields. Onshore production in

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the coastal zone is presently limited to a few locations. In contrast with
levels of production from inland fields a'nd from State and Federal waters,
onshore production in the coastal zone is low and 'declining. One area in
the coastal zone where increased activity may be a possibility in the immed-
iate future is the Guadalupe Dunes, where Union and Husky hold leases.

Santa Barbara County has.a long history of offshore oil.and petroleum
activity, and is currently subject to increasing offshore development with
State leases granted on 37 tidelands parcels and Federal leases granted on
68 tracts in the Channel portion of the Outer Continental Shelf (OCS). Most
of these leases have undergone or are experiencing some degree of explora-
tion, development, or production. Santa Barbara Channel production is
about 45,000 barrels of oil and 30 million cubicfeet of gas per day. Ser-
ving these leases are 13 offshore platforms, 42 subsea wells, 5 marine ter-
minals, and numerous oil and gas pipelines. Twelve.onsho're separation and
treatment facilities, two of which are in Ventura County, process all the
offshore production from the Channel.

Offshore oil development is in the process of expansion with increased
activity. both in Federal waters and in the State Tidelands. In OCS lease
sale #35, the Department of the Interior accepted bids totaling 420 million
dollars on 56 tracts comprising 310,049 acres. Another OCS-lease sale, #48,
is proposed for June 1979. This second frontier OCS area in the Southern
California borderland lies south of Point Conception and ranges seaward
from the State Tidelands as far as lqO miles, encompassing over 1.14 million
acres. Most of the tracts nominated for leasing by the oil and gas industry
in lease sale #48 are located in the Santa Barbara Channel. Proposed lease
sale #53, tentatively scheduled for 1981, will affect areas north of Point
Conception.

The potentials for significant adverse environmental impacts resulting
from oil development expa 'nsion are-of great concern locally. The.develop-
ment of the Outer Continental Shelf may be one of the factors that could
prevent1the County from meeting National Ambient Air Quality Standards un-
less stringent steps are taken to control vapor emissions from tanker load-
ing and unloading operations. Air quality degradation could significantly
impact coastal agriculture and be detrimental to.the tourist industry and
health of certain segments of the population, such as retirees. The recent
OCS Lands Act amendments gave-the Interior Department jurisdiction overOCS-
related emissions.

While regulations regarding tanker loading or unloading exist, the
County is concerned about the greater likelihood of major oil spills re-
sulting from increased tanker traffic in the Channel and from the cumula-
tive effects of daily operations such as loading, unloading, and equipment
cleaning, on the marine and beach environments. Natural seeps also con-
tribute to air,quality degradation.

A key problem the Cou'pty faces in planning for energy development is
its lack of jurisdiction over oil and gas development in the State Tidelands
and OCS.' County control over activity in, State and Federal waters is limited
to regulation of onshore-facilities used for,orilling, processing, storage,
and transhipment of oil and gas, and,enfortement of air quality standards
for emissions from platforms and marine terminals Within the three-mile limit.

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Along with the problems associated with lack of County jurisdiction
over oil and gas development, local planning for energy facilities is ham-
pered by lack of precise data regarding future development. Oil companies
assert they are unable to anticipate their future activities and facility
needs beyond three years with any certainty. Many areas in the Channel
are still being explored and lease sales #48 and #53 have yet to be held.
Increases in the selling price of oil make some oil fields profitable that
were previously uneconomical to produce. Evolution in technology directly
affects both the location of wells and the methods of production, process-
ing, and transportation. All of these factors suggest that long-range
planning must occur with a framework of much uncertainty.

Planning Issues and Scenarios*

Oil and gas is currently produced in three areas: onshore, in the
State Tidelands, and in the Outer Continental Shelf (OCS). OCS production
is the largest (36,600 barrels per day) and has the greatest potential.
State Tidelands production is relatively small by comparison, and declining
(7,600 B/D). Onshore production within the coastal zone is declining and
insignificant by comparison (440 B/D). By contrast, onshore production in
the North County fields is 37,700 B/D. Issues surrounding each of these
producing areas are examined separately.

1. Onshore Production in the Coastal Zone

Onshore production in the coastal zone is presently limited to the
Thriftway wells just south of the Santa Maria River, Union wells at Govern-
ment Point, the Shell wells near El Capitan, and the Aminoil wells at Ell-
wood. Production at these facilities is low and has been historically de-
clining.

In planning for onshore oil production, it is necessary to distinguish
among three subregions:

a) the urbanized south coast between Rincon and Ellwood;

b) the south coast between Ellwood and Point Conception; and

c) the north coast between Point Conception and the Santa Maria River.

*In order to estimate the need for additional land and/or facilities to
accommodate production from onshore fields, State Tidelands, and OCS, it
was necessary to develop planning scenarios for each of these areas. In
the scenarios, certain assumptions are made regarding the timing and levels
of future production and the implications for onshore facilities. The pro-
jections used in this report are based on estimates prepared by the Office
of Planning and Research, United States Geologic Survey, and Bureau of Land
Management. It must be emphasized that there are problems in discussing
capacities in this generalized way. This is done only to paint a rough pic-
ture of the implications of one production scenario and to provide a refer-
ence point for further di,scussion.

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These three subregions reflect different land use patterns, zoning
designations and regulations, and oil resource development-patterns. The
South Coast between Rincon and Ellwood has seen considerable activity in
the early days of oil exploration and development. Summerland in partic-
ular was an extremely active area. These areas were exhausted under the
technology of that time. With urbanization over the past 30 years, and
changes in land use patterns, oil drilling came under increasing restrictions
and prohibitions. Neither the City of Santa Barbara or unincorporated area
of Montecito allow oil drilling under existing zoning. Both within Carpin-
teria and in the unincorporated areas surrounding it'. the "0" designation
(Oil Drilling Combining Regulations) of the City and County zoning ordin-
ances is attached to many of the residential, commercial, and agricultural
designations, but bears no relation to known oil fields or past oil activity.

The South Coast between Ellwood and Point Conception has experienced
major increases in recreational use in recent years. Additional areas have
been designated for public acquisition by the State Department of Parks
and Recreation. At one time, there was considerabl'e oil and gas development
activity along this portion of the coast. This is still where the bulk of
the oil and gas facilities in the Santa Barbara coastal area is located.
These facilities generally relate to offshore fields rather than onshore
production. With declining production, many of these facilities have been
functioning with considerable excess capacity. Onshore production in this
area is currently limited to the Shell Capitan wells and Aminoil wells at
Ellwood.

The North Coast between Point Conception and the Santa Maria River is
the most likely area in the coastal zone for increased onshore production.
Anticipated development in the Dunes area may conflict with protection of
habitats and scenic and visual resources. Union Oil is currently operating
facilities in the Government Point area; however, these facilities relate to
production in the State Tidelands.

2. State Tidelands Production

Oil and gas extraction has been declining h istorically in the State
Tidelands, though it may increase temporarily, depending on improved market
conditions and use of enhanced recovery techniques. OPR has suggested a
production scenario for the State Tidelands area which includes expanded
production at Summerland, Carpinteria, and at South Ellwood fields. These
are the fields OPR believes are capable of increases and where operators'
have taken steps to increase production. Sufficient surplus capacity
exists at the Chevron plant at Carpinteria to accommodate antici"pated in-
creases in the Summerland and Carpinteria fields. ARCO is currently ex-
panding its existing facilities at Ellwood to meet-new anticipated levels
of production from its State Tidelands leases.

Substantial surplus capacity exists in.other processing facilities
presently handling production from the State Tidelands. It is not evident
that additional sites will be needed to process oil and gas from the State
Tidelands, though existing facilities may have to be modified to meet new
emission standards or handle increased production.

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Anticipated impacts of this increased production on local coastal
resources are limited. The volume of production expected from the State
Tidelands will be small in comparison to production in the Outer Continen-
tal Shelf. Practices currently followed by the County in concert with area
operators are consistent with the Coastal Act and recommendations made by
OPR. Of special note are the consolidated facilities at the Getty marine
terminal at Gaviota, the joint use of ARCO and.Aminoil facilities at Ell-
wood,.joint use of pier facilities, and multiple company use of gas trans-
mission lines.

3. Federal OCS Production

Oil and gas production is expected to increase substantially in the
Federal OCS, peaking in 1990 according to a scenario developed by the State
Officeof Planning and Research. The OPR scenario was developed for use
by the Joint Industry/Government Pipeline Working Group in assessing the
feasibility of an onshore pipeline to transport crude oil as an alternative
to tanker transport. Of immediate concern is the production that,will-take
place in the Channel, which includes the Channel portion of lease sale #48
plus production from existing Federal leases. The Outer Banks portion of
lease sales #3@ and #48 is not included in the OPR scenario, as that pro-
duction is expected to be tankered to refining areas, with limited or no
impacts on onshore facilities in the County.

Two alternate tanker scenarios, neither o f which includes an onshore
pipeline, have been developed by the Bureau of Land Management (BLM) in
its lease sale #48 Draft Environmental Statement (DES). Under the 100
percent tanker scenario, very limited quantities of crude, if any, would
come onshore in Santa Barbara County for treatment. This pattern is ill-
ustrated by Exxon and its proposed offshore separation and treatment fa-
cility for the Hondo field. One consequence of this scenario would be the
probable reinjection of gas, although gas could be brought ashore, or
liquified at the platform site and transported by tanker. Pacific Off-
shore Pipeline Company, a subsidiary of Southern California Gas Company,
plans to build a gas processing facility at Las Flores Canyon to handle
Exxon s production from Hondo.

An alternate scenario with tanker shipment at 25 percent and piping
to sh'ore facilities at 75 percent is also being considered in the DES.
Under this scenario, it is assumed that the oil will be piped to Ventura
,.ounty for onshore processing.

Thus, as far as a need for additional processing sites is concerned,
neither tanker scenario in the DES for lease sale #48 indicates heavy
impacts on the County. At most, one staging area of about six acres
might be needed, primarily for personnel and supplies transfer. Other
major facilities accompanying oil and gas development, especially platform
fabrication yards, service and staging areas, and pipe coating yards, would
probably continue to function where they are currently sited.

If crude oil does come onshore for processing, it would be important
to determine how much',additional processing capacity would be needed over
and above,capacities of existing facilities. The present surplus capacity

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of existing processing facilities at Chevron-Carpinteria, Phillips-La Con-
chita, and Mobil@Rincon totals,109,000 B/D, and could accommodate almost
all of peak East Channel production under the OPR scenario including prod-
uction from lease sale #48, even if all of the crude were brought onshore.
Under a 75 percent onshore piping scenario, no additional surplus capacity
would be needed at peak operating conditions. These are only ballpark
figures, and overlook the impact that differing crude characteristics and
ownersh.ip arrangements may have on actual processing capabilities.

Projections for the West Channel area are open to some speculation,
particularly with the eventual processing location of Exxon's Hondo pro-
duction. Exploration has already begun in the West Channel, though.
production is not yet underway. No onshore facilities exist at present
for processing crude from OCS production in the West Channel. Total,pro-
d6ction projected from the West 'Channel under the OPR scenario, including
existing leases as well as lease sale #48 areas, peaks at 118,000 B/D by
1991.

If all Channel production is considered as an aggregate under a 75
percent onshore pipeline scenariol- and an onshore pipeline is assumed,
linking East and West'Channel areas, an additional 60,000 B/D of process-
ing capacity would be needed somewhere. This is equivalent to the present
capacity of the.Mobil-Rincon plant.
While the onshore impacts due toproduction activ 'ity from OCS produc-
tion, including-l,ease sale #35, lease sale #48, and existing federal leases,
may be low, total impacts from direct and indirect activity connected with
these leases may be significant. By the peak period of activity (1985-
1986), the DES projects that 3,200 people will be'employed directly or in-
directly in oil activity related to these lease sales. This employment
will induce employment in other sectors of the economy and result in the
need for housing and other services. (Refer to the County's Proposed Com-
prehensive Plan for a more detailed analysis of County-wide land use impacts.)

Existing County Regulations for Oil and Gas Development

Currently the County regulates oil and gas development through zoning,
a policy statement, and a petroleum ordinance. Existing County Zoning Or-
dinance No.-661 allows oil well drilling and production, including process-
ing of that production, in all Unlimited Agriculture ("U") and General Ag-
ricultural ("AG") districts,-as well as any districts with "0" or "OV com-
bining regulations attached@to the base zone. Ordinance No. 453, which
covers Montecito, does.not allow oil activity.
"PM" (Planned Manufacturing) zoning is required for all oil and gas
processing facilities serving offshore development, and imposes tight con-
trols over the design of the facility. Since the "PM" designation must'
be applied for,@this designation effectively require .s a rezoning for every
process'ing plant. If such zoning is not consistent -with the general plan,
then a general plan amendment must also be applied for. Once the applica-
tion has been accepted by the Planning Department, it is reviewed concur-
rently by the Department of Environmental Resources, which performs the
environmental impact assessment, and other County agencies (APCD, Parks,
Planning, Petroleum Administrator, Public Works, etc.) to determine conformance

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with other County policies. The Planning D epartment preparesa report
based on these reviews,for the Planning,Commission. The Planning Com-
mission,then acts on the application and sends the matter to the Board of
Supervisors for final action. Before building permitsare issued, the
applicant must submit a precise plan which incorporates controls required
by the Planning Commission and the Board of Supervisors.

Petroleum Ordinance No. 2795 and its amendment (Ordinance No. 2832)
contain technical conditions for oil drilling activities in the County.
The Ordinance regulates drilling, producing, operating, and abandoning
wells, pipelines, tanks, and associated equipment; requires a performance
bond; and establishes requirements for erosion, pollution, fire, and safety
hazards. In addition, No. 2832 defines standards for emissions and for
monitoring emissions, including alert and emergency shutdown procedures.

One potential conflict may exist between the Petroleum Ordinance and
the Coastal Act. Under the Ordinance, additional wells drilled in existing
oil fields identified on Division of Oil and Gas maps are not subject to
environmental review. The Board of Supervisors recently reaffirmed this
policy, though the Board requested a separate study for the Guadalupe Dunes
area, where Husky Oil has applied for a permit to drill and Union Oil is
considering similar activity.

The potential conflict arises over the location of sensitive habitats
in the Dunes area which are protected under the Coastal Act and impacts
caused by additional oil drilling. The existing Petroleum Ordinance may
need'to be modified to reconcile this potential conflict. Three possible
administrative approaches may reconcile the conflict: (1) giving any
major project in the coastal zone (including the Dunes) major project
status requiring environmental review, regardless of whether or not it is
in an existing field; (2) excluding the Santa Barbara County portion of
the Guadalupe Dunes oil field from the list of fields exempt from environ-
mental review; or (3)-requiring development on the Dunes to meet specific
performance standards.

In 1967, the County adopted a "Statement of Policy Relative to the
Location of Onshore Oil Facilities," which is its most definitive response
to the OCS program. The Policy applies to all applications from Point
Conception to the Ventura County line, extending inland to the ridge line
of the Santa Ynez Mountains, and to the three-mile limit offshore. In
intent, the "Statement of Policy Relative to the Location of Onshore Oil
Facilities" is consistent with Coastal Act policies because it recognizes
both the need for onshore sites for oil and gas handling and the necessity
of preserving recreational and scenic coastal resources.

It requires that each application for an onshore facility for the
purpose of handling oil or gas production (i.e., marine terminals, tank
farms, oil and gas processing facilities) be considered on the basis of:
appearance of the facility from the surrounding areas; impacts of noise,
vibration, odor, air pollution,.visibility, lighting, traffic, grading,
flood and erosion control, public.safety, and land and water pollution.
Presently, the Policy favors "no more than one additional marine terminal."
It discourages-any tank farms or processing facilities within three miles

of any existing facilities and prohibits refining. It only supports ex-
pansion of existing facilities onto adjacent land, provided all other
criteria of the Policy are met. In addition, it encourages consolidation
of facilities .(in keeping with Section 30261 of the Coastal Act) on exist-
ing sites or on adjacent land as an alternative to the establishment of
new separate sites.

3.6.4' LAND USE PLAN PROPOSALS,

The land use plan must specify where, when, and under whatconditions
energy related and other coastal dependent industrial facilities may locate
within the County's coastal zone. The locational issues are resolved in
two ways. A separate land use designation, Coastal Dependent Industry,
handles uses which require locations on or near the sea in order to be
able to function at all. As is current County practice, the land use
plan also permits many energy related facilities such as pipelines, trans-
mission lines, and oil wells under other land use designations. Table.3-1
shows which facilities are permitted in each of the land use designations.

Phasing of energy facilities'could result in'increased protection of
coastal resources through use of consolidated facilities coupled with a
more even resource recovery schedule. This would lead to an overall re-
duction in oil.spill potential,' less air pollution, and fewer facilities.
However, phasing would require cooperation of government agencies at all
levels with energy'companies, and changes in existing practices and reg-
ulations. Resolution of these issues is beyond the scope of the Local
Coastal Program.

Finally, the land use plan must specify conditions under which energy
and coastal dependent industrial development will be permitted. As Santa
Barbara County agenc.ies have developed experience over the years with oil
and gas operations, relatively few modifications are needed to make local
regulations consistent with the Coastal Act. In the following sections,
policies are recommended for most categories of energy and coastal dependent
industrial uses. Discussion of issues and recommendations for thermal power
plants and LNG terminals is included in Sections 3.6.5 and 3.6.6, respective-
ly.

Oil and Gas Wells

Oil and gas production is regulated,uhder the County's Petroleum
Ordinance No.-2795 (as amended by Ordinance No. 2832). This Ordinance in-
corporates provisions of other administrative Units, including the Division
?f Oil and Gas and the Water Quality Control Board-. Regulations cover drill-
ing, producing, operating, and abandonment; petroleum wells, pipelines,
tanks, and associated equipment; erosion; pollution; fire hazards; and,
finally, require a performance bond.

operations on the site and impacts of operation on adjoining land
uses are covered by the County Zoning Ordinance No. 661, under several
sections. These sections regulate setbacks, Well density, removal of equip-
ment, piers, safety equipment, erosion, plantings, dust and other emissions,
color of structures,,duration of daily operation, and general appearance.

-52-

While the existing ordinances are generally consistent with the Coastal Act,
they need to be clarified in a few instances to sharpen their protection of
resources located in the coastal zone.

The Petroleum Ordinance does not distinguish between exploratory wells
and production wells. However, the cumulative impacts due to production
wells spread over an area are different than those of one exploratory well.
Should oil be discovered, and additional production wells established, the
Oil Combining'Regiulations of the Zoning Ordinance mandate that drilling sites
(which may contain more than one well) not be any more dense than one per ten
acres. This practice of concentrating production in small islands and employ-
ing directional drilling is consistent with reducing environmental impacts.
In an application before the Regional Coastal Commission, Husky Oil en-
tered a proposal for a drilling site in the Guadalupe Oil Field. As the
application was for a project in the Guadalupe Dunes, an important coastal
habitat, the Regional Commission wanted the equivalent of an environmental
review done, which the County did not require for projects in established oil
fields. Husky withdrew its application.
Two principles are at work here. First, it makes little sense to per-
mit an exploratory well in an area where, for a variety of reasons, develop-
ment wells would not be desirable. Second, to assess whether development
would be acceptable requires an analysis of the site, other facilities, coas-
tafl resources, and potential buildout. In short, a preliminary assessment of
potential impacts needs to begin at the point of exploration, as the explora-
tory well could end up being a production well and, potentially, part of a
clustered or other development, if oil were found in paying quantities.
This initial assessment could be handled by a preliminary plan, submit-
ted at the time of application for permit to drill an exploratory well. If
additional wells are drilled in the same lease area, a detailed development
plan could then be required. Should any of the projects under the lease be
subject to CEQA, the development plan would serve as an important source of
information.

Where

Oil and gas wells are permitted in Coastal Dependent Industry classifi-
cation, as well as in the following other designations: Agriculture II, Rural
Residential, and Other Industrial land use categories (refer to Table 3-1).

Policies

The existing Petroleum Ordinance is generally consistent with the Coastal
Act, and should be incorporated, with some modifications, within the land use
plan. The foll.owing modifications are proposed:
1. To assist the Petroleum Administrator in granting permits for petroleum
wells in the coastal zone, a plan shall be prepared by the applicant and
approved by the County. This plan shall consist of an EXPLORATORY PLAN
for an exploratory well and a DEVELOPMENT PLAN for development wells. The
purpose of the EXPLORATORY PLAN is to enable the Petroleum Administrator
to make a preliminary assessment of potential coastal resource impacts,
since the presence of oil or gas, and its depth and location, would be
unknown. The EXPLORATORY PLAN would be less detailed than the DEVELOPMENT
PLAN, but would address the same issues as the DEVELOPMENT PLAN.

-53-

2. The DEVELOPMENT PLAN shall accompany the application for permit filed
with the Petroleum Administrator. It shall be reviewed annually by
the Petroleum Administrator and updated as needed or when additional
changes in facilities or operating conditions are proposed and accepted.
The DEVELOPMENT PLAN shall consist of the following:

a. A plot plan of the entire area under lease or ownership, showing
relationship of proposed facilities, including location of well(s)
to ultimate potential development.

b. A map (l" = 50') showing relationship of proposed facilities to
other buildings, structures, and/or natural or artificial features,
including habitats, prime agricultural land, recreational areas,
scenic resources, and archaeological sites within 1,000 feet of
the well.

c. A plan for eliminating or substantially mitigating adverse impacts
on habitat areas, prime agriculturallands, recreational areas,
scenic resources, and archaeological sites due to siting, construc-
tion, or operation of facilities.

d. An oil spill contingency plan indicating location and type of
cleanup equipment, designation of responsibilities for monitoring
cleanup, and disposition of wastes, and reporting of incident.

e. An analysis of the potential for consolidation of facilities, in-
cluding clustering of wells on production islands, but especially
for consolidating with other operators.

f. A phasing plan for the staging of development which indicates the
approximate anticipated timetable for project installation, com-
pletion, consolidation, or decommissioning.

3. All development in areas designated as environmentally sensitive habitats
in the land use.plan shall be subject to environmental review.*

4. Upon completion of production, the area affected by the drilling, pro-
cessing, or other related petroleum activity, shall be appropriately
contoured, reseeded, and landscaped to conform with the surrounding
topography and vegetation.

5. Future projects for increasing or modifying production at the Shell Cap-
itan or Thriftway oil wells shall be permitted only if the net overall
impact of production on coastal scenic resources is improved. In par-
ticular, the impact of storage tanks and pumping equipment on coastal
visual resources shall be mitigated by a combination of appropriate
siting, depression below grade, and vegetative screening.

*This policy is subject to change pending the outcome of a special study
of the Guadalupe Dunes.

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PRINCIPAL LAND USE CLASSIFICATIONS OVERLAY DESIGNATIONS
Coastal
Agriculture Rural All Other Dependent Other Community Recre- Habitat View
ENERGY RELATED ACTIVITIES 1 11 Commerci al Ranchette Residential Residential Industrial Industrial Facilities ation Areas Corridor
1. Exploratory wells P P P P CUP CUP
2. Onshore oil development, P P P P CUP CUP
including wells, pipe-
lines, storage tanks,
processing facilities,
and truck terminals

3. Processing facilities P CUP
for offshore oil devel-
opment
4. Thermal power plants CUP only
in non-
designated
areas

5. LNG Terminal CUP
6. Pipelines P P P P P P P P CUP CUP CUP

7. High voltage..trans-
mission lines P P P CUP
B. Piers, staging areas CUP CUP P CUP
9. Aquaculture CUP P P CUP

KEY

P a permi tted use
CUP - requires conditional use permit

TABLE 3-1.

Oil and Gas Processing Facilities

The County currently has ten oil and gas processing facilities located
in the coastal zone'. Due to.declining production in the State Tidelands,
most of these are functioning with considerable excess capacity. These
sites may be needed in the future to process oil and gas from development
in the Channel.

Where

Existing areas currently in coastal dependent oil and gas development
are designated as Coastal Dependent Industry in the land use plan. Oil and
gas processing facilities are encouraged to expand within existing sites
rather than opening Up of new sites. In addition, it is recommended that
the County designate the Exxon site at Las Flores for Coastal Dependent In-
dustry, provided that any development conform to all policies and standards
in this plan. If Las Flores is developed, it will require a pipeline corri-
dor passing through the coastal zone.

If more sites are needed, the following policies shall apply:

1. Expansion of coastal dependent facilities adjacent to existi.ng sites
shall take precedence over opening up additional sites, unless it can
be shown that the environmental impacts of opening up a new area are
less than the impacts of expansion on or adjacent to existing sites.

2. Such expansion of coastal dependent oil and gas processing activity
shall be evaluated for its potential to allow consolidation with exist-
ing facilities in fewer locations.

3. If consolidation or expansion on existing sites is not feasible, or
additional areas are needed, primary consideration shall be given to
sites which were not excluded for power plants by the Coastal Commiss-
ion.

Policies

1. The sections of the Petroleum Ordinance, Ordinance No. 661, and "State-
ment of Policy Relative to the Location of On-Shore Facilities" that
address oil and gas processing facilities are hereby incorporated by
refere nce in the land use plan.

2. If an onshore pipeline for transporting crude oil is determined to be
feasible, proposals for expansion, modification or construction of new
oil and gas processing facilities shall be conditioned to require trans-
shipment of oil through the pipeline when constructed, unless such con-
dition would not be feasible for a particular operator.

Mari ne Terminals

Marine terminals are regulated by the Coast Guard and the State Lands
Commission. County zoning deals with siting conditions under the "PM" de-
signation. Further, the County's "Statement of Policy Relative to the

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Location of On-Shore Oil Facilities" favors no more than one additional
marine terminal along the South Coast.

While the existing policies and,regulations appear consistent with the
policies of the Coastal Act, policies addressing the location of new marine
terminals need to be clarified in two aspects: (1) the status of marine
terminalsif an onshore pipeline proves to be feasible, and (2) the impact
of lease sale453 on'the need for marine terminals between Point Conception
and the Santa Maria River. The following policies are recommended:

Where

1. The provisions of,the "Statement of Policy Relative to the Location of
On-Shore Oil Facilities" are hereby incorporated by reference.

2. All existing marine terminals shall be allowed to continue to function
where they currently exist.

3. If an onshor e pipeline is determined to be feasible, existing marine
terminals shall become non-conforming uses and crude oil shall be trans-
ported by pipeline as much as possible.

4. Due to scenic and natural resources in areas between Point Conception
and the Santa Maria River, marine terminals are not considered at present
as appropriate development in that area. If activity under lease sale
#53 results in a need for marine terminal(s) in the north County, de-
tailed studies should be undertaken to determine appropriate location(s).

Policies

1. All relevant sections of Ordinance No. 661, the Petroleum Ordinance,
and "Statement of Policy Relative to the Location of On-Shore Oil Facil-
ities" are hereby incorporated by reference.

Pipelines

Technical performance for oil and gas pipelines are governed by Federal
regulations administered through the Federal Department of Transportation.
The County may impose more-stringent design criteria on pipelines within
an area leased for onshore drilling, if it so desires. The County's primary
responsibility is over routing and impacts of pipelines on land use and re-
sources. This is exercised through the Zoning Ordinance by the procedures
for conditional use permits.

Pipeline routing poses a number of problems which may threaten coastal
resources, particularly if the pipeline must be routed through habitat or
recreation areas. Here, the threat is twofold: damage may occur during
construction arising from habitat loss, erosion, disruption of nesting or
other biological cycles; or from damage occurring during operation, due to
spills caused by breaching of the line.

Where

Refer to Table 3-1.

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Policies

To guard against damage to coastal resources, the following conditions
are recommended for pipelines and associated facilities such as pump stations:

1. For the purpose of project review and prior to issuance of a permit to
construct, a survey shall be conducted along the route of any pipeline
in the coastal zone to determine what, if any, coastal resources may
be impacted by construction and operation of a pipeline. The costs of
this survey shall be borne by the applicant.

2. This survey shall be conducted by a consultant selected jointly by the
applicant, the County, and the Department of Fish and Game.

3. If it is determined that the area to be disturbed will not revegetate
naturally or sufficiently quickly to avoid other damage, as from erosion,
the applicant shall submit a revegetation plan. The'plan shall also in-
clude provisions for restoration of any habitats which will be disturbed
by construction or operation procedures.

4.. One year after completion of construction, the area crossed by the pipe-
line shall be resurveyed to assess the effectiveness of the revegetation
and restoration plan. This,survey shall continue on an annual basis to
monitor progress in returning the site to pre-construction conditions or
until the County feels no additional progress is possible.

5. A performance bond shall be posted by the applicant to ensure compliance
with these provisions.

6. Herbicides shall not be used.

7. Sidecasting of soil shall be restricted by removal of excess soil to an
approved dumping site.

8. The pipeline shall be sited and constructed in such a manner as to pre-
vent erosion.

9. For pipeline segments passing through important coastal resource areas,
including recreation, habitat, and archaeological areas, the segment
shall, in the case of a break, be isolated by automatic shutoff valves.
The County shall determine whether spacing of automatic shutoff valves
at intervals less than the maximum set by DOT is required to protect
coastal resource values.

10. Unavoidable routing through recreation, habitat, or archaeological
areas, or other areas of significant coastal resource value, shall be
done in a manner that minimizes the impacts of a spill, should it occur,
by considering spill volumes, durations, and trajectory. Appropriate
measures for cleanup or structures such as catch basins to contain a
spill shall be included as part of an oil spill contingency plan.

Power Transmission Lines

Technical and safety performance criteria for electrical transmission
towers are established by the California Public Utilities Commission.

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Electrical transmission lines may be built subject to the conditional use
permit procedures of the Zoning Ordinance. While impacts from erosion,
grading, and the operation of equipment may occur during construction and
result in damage to habitat areas, the primary problems associated with
power tran*smission lines are their long-term impacts on views and visual
resources. Visual impacts are particularly severe in undeveloped areas,
especially the foothills and upland areas, and along the coastal terrace.

Mitigating measures are limited at this time to alternate route loca-
tions and undergrounding of lines, which is expensive, rather than use of
decentralized sources of power production which would reduce the need for
transmission lines in the first place.

Where

Refer to Table 3-1.

Policies

To protect coastal resources, especially recreation and habitat areas,
the following recommendations are made:

1. Transmission line rights-of-way shall be routed tominimize impacts on
the viewshed in the coastal zone, especially in scenic rural areas and
in designated view corridors.

2. In critical scenic areas such as view corridors, where above ground
transmission line placement would unavoidably affect views, underground-
ing shall be required unless it can be shown that other alternatives are
less environmentally damaging.

3. Design and color of the support towers shall be compatible with the sur-
roundings, and seek to reduce height and bulk.

4. Transmission line rights-of-way shall be routed to avoid locations which
are on or near habitat, recreational, or archaeological resources-.

5. Scarring, grading, or other vegetative removal outside the corridor shall
be repaired, and the affected areas revegetated with plants similar to
those in the area.

Piers and Staging Areas

Chevron maintains a staging area, including a pier, near its treatment
facility in the City of Carpinteria, which it shares with Union, Sun, and
Phillips. ARCO and Exxon use the Aminoil pier at Ellwood for personnel'
transfer to platforms Holly and Hondo. The State Lands Commission, which
has jurisdiction over this pier, has agreed to a plan developed by ARCO and
'Exxon to@remove,part of the pier and rehabilitate the remainder.

Where

1. All existing piers and staging areas shall be permitted to function
where they currently exist. Expansion on adjacent sites and/or

-59-

upgrading of facilities shall take precedence over construction of new
facilities.

2. The piers at Goleta Beach County Park and Gaviota State Park are re-
stricted to recreational uses only.

Policies
1. 'At such time as piers are no longer needed for petrole Ium operations, the
County shall be given the right of first refusal. The piers shall not
.be dismantled or sold to private parties unless the County Board of Sup-
ervisors has determined that the pier is not needed for recreational
uses in the foreseeable future, or decides not to purchase it.

Other Coastal Dependent Industrial Facilities

Aquaculture has become an increasingly important coastal dependent in-
dustry. Aquacultural activities range from oyster and abalone culture to
fish hatcheries and fish farms. Significant contributions to.the State's
economy are currently resulting from the production of salmon,-trout,*cat-
fish, baitfish, and oysters. The importance of thi.s industry is expected
to increase because of expanding demand for food in general and because of
declining yields of the world's fisheries.
Aquaculture can be characterized as either extensive or,intensive.
Extensive aquaculture describes the cultivation of low density populations
of aquatic animals in large aquatic systems that naturally meet nutritional
and environmental needs. Intensive aquaculture usually refers to an art-
ificial growing system such as ponds, raceways, or tanks where supplemental
feeding and environmental manipulation is necessary. The only commercially
viable intensive aquaculture at this time is the culture of molluscs although
abalone and salmon. culture may become commercially important in the future.

Aquaculture is subject to multiple regulations governing food, health,
effluent discharge, water quality, and navigable waters. Most of these reg-
ulations were intended to control other activities and, in some cases, the
regulations have deterred growth of the industry. Government agencies at
the regional, State, and Federal levels are beginning to respond to some of
the problems facing the industry and legislation is being enacted that will
clarify some of these regulatory problems.

The Coastal Act recognizes the importance of coasta I dependent activ-
ities, such as aquaculture, and gives priority to uses which require sites
on or adjacent to the sea (Section 30255). However, the Act also encourages
coastal dependent industrial activities to locate or expand within existing
sites (Section 30260). Within the Santa Barbara County coastal zone, one
aquaculture facility exists and another is planned. The existing facility
at Tajiguas uses salt water and raises fish for local markets. It may be
closed down in the near future as the site is scheduled for acquisition by
the State Department of Parks and Recreation. The proposed facility at
Refugio is planned as a fresh-Water sport fishing pond and therefore is not
coastal dependent.

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Wh ere,

Aquaculture that is coastal dependent is a permitted use in the Coastal
Dependent Industry and other industrial classifications. It is a condition-
ally permitted use in Agriculture II (refer to Table 3-1).

Policies

Duelto lack of information regarding the requirements and impacts of
aquaculture facilities, additional policies are not proposed at this time.
As information becomes available, specific performance standards for aqua-
culture activities should be developed.

3.6.5 THERMAL POWER PLANTS

There are many issues associated with siting powe 'r plants in the coastal
zone. Power plants have significant environmental impacts associated with
their construction and operation. Power plants require considerable land
for siting and have impacts on visual resources due to their size. Cooling
water intake and outfall systems affect organisms through entrainment and
changes in ambient water temperatures. The transmission lines cause major
.impacts on visual resources. Labor requirements during construction impact
on the local economy, housing, roads, and other public services.
The California Energy Commission (CEC) has siting authority for thermal
power plants.in California. However ' the CEC may not locate new or expanded
power plants'in the coastal zone in areas designated for exclusion by the
Coastal Commission without first obtaining approval from the Coastal C ommis-
sion.

Section 30413.(b) of the Coastal Act requires the Coastal Commission
to designate specific locations in the coastal zone where siting of a power
plant would prevent achievement of coastal resource protection goals. Com-
mission staff conducted a siting study in an effort to ensure protection of
areas with significant coastal resources. Factors considered in the Com-
mission siting study include: parks and proposed land acquisition areas,
cultivated pri.me agricultural land, wetlands, marine resources, environment-
ally sensitive habitat areas, areas of scenic and visual quality, and areas
with inadequate public services. Other factors, such as air quality and
seismicity, which affect the coast in general, were not used as criteria in
rejecting specific areas of the coastal zone. The Coastal Commission adopted
designations on September 5, 1978. The maps showing the areas designated
for exclusion are on file at the County Planning Department.

The Coastal Commission has designated most of the County's coastal zone
for protection from power plant siting. However, an area inland of the
Guadalupe Dunes and most of the coastal terrace north of Highway 101 between
Gaviota and Ellwood remain undesignated. Given the California Energy Com-
mission's recommendation for a ban on further construction of nuclear plants
until the disposal problem is solved, and increased interest in alternate
forms of energy production, including solar, wind, and biomass conversion,
siting of a large thermal power plant in the County is not likely in the
near future.

In addition to designating areas for power plant exclusions, the Coastal
Commission still retains authority under Sections 30413.(d) and (e) of the
Coastal Act to participate with the CEC in sitings of coastal power plants
outside the exclusion zones. Herethe Coastal Commission must analyze
applications and file a suitability report regarding siting at the selected
location. Factors which the Coastal Commission must consider are defined
in Section 30413.(d) of the Act.

Where

Power plants are allowed as conditionally permitted uses in Coastal
Dependent Industry designations. However, no sites for power plants are
provided in the land use plan.
Policies
These should be developed by the County in conjunction with the Coastal
Commission and CEC at such time as a projectis proposed.

.3.6.6 LIQUEFIED NATURAL GAS

Section 30261.(b) of the Coastal Act authorizes siting of one liquefied
natural gas facility in the California coastal zone. Since the passage of
the Coastal Act, additional legislation (SB 1081) has deleted this section
of the Act. Senate Bill 1081 mandated a complex siting procedure involving
a number of a3encies under,the lead of the California Public Utilities Com-
mission (CPUC , with a decision to be made not later than July 31, 1978.
On that date, the CPUC recommended issuance of a conditional permit for
Point Conception, pending the outcome of further study of seismic hazards
and maritime conditions. It is anticipated that these studies will be com-
pleted by December 1.979. At that time, a final permit would be issued un-
less the findings indicate hazards that cannot be mitigated by proper design
of the facility.

Coastal Commission participat ion in the siting process has been limited
to study of potential sites and ranking of sites based on potential impacts
on coastal resources. Camp Pendleton was selected by the Coastal Commission
as the least environmentally damaging site, followed by Rattlesnake Canyon,
Point Conception, and Deer Creek in Ventura County. The Commission also
recommended conditions to the CPUC for these sites.

In selecting Point Conception, the CPUC made the findings that new gas
supplies would be needed in California by 1983 and that selection of sites
other than Point Conception would result in curtailment of gas supplies to
high priority users. The CPUC also determined that a permit could not be
issued at the other sites based on considerations of public health, safety,
and welfare, thus posing problems if the Point Conception site turns out to
be infeasible due to hazards.

Thus, it appears that a final decision regarding the location and con-
ditions for California's first LNG facility will not be made until after
completion of the land use plan. However, in anticipation of the possibil-
ity of the Point Conception site being approved, a contingency plan has been
developed.

-62-

Three planning issues which face the County in framing the contingency
plan are: 1) maintaining the population density requirements of the LNG
Terminal Siting Act; 2) ensuring compatible land uses in adjacent areas;
and 3) deve.l*oping strategies for the protection of coastal resources which
may be impacted by the proposed terminal.

1. Population Density

Under the LNG Terminal Siting Act, local government must restrict de-
velopment which fails to conform to the distance and population density
provisions of the Act. These provisions are to be implemented by local
government and the Coastal Commission through the LCP. In addition, the
CPUC may impose reasonable terms and conditions in the permit so that the
population density requirements are met. Further, the applicant may use
the power of eminent domain to acquire property to achieve or maintain
the required population density.
Under SB 1081, the population density shall not exceed (a) 10 persons
per square mile within one mile of the site, and (b) 60 persons per square
mile within four miles of the site. This translates roughly into 27 resi-
dents within one mile and 1,800 residents within four miles of the site.

Current population levels are three residents within one mile of the
site and 72 within four miles. Under current zoning, maximum buildout would
allow 183 residents within one mile and 1,552 residents within four miles,
using a liberal average of 2.7 persons per dwelling unit. The actual per
dwelling unit occupancy:average for Hollister Ranch is 1.6 persons per
dwelling unit.

The only problem posed by' current zoning is for parcels within one mile
of the site. Under the lowest density zoning designation currently in
effect, which allows one dwelling unit per 100 acres, the population within
one mile under maximum buildout would be limited to 55 persons (assuming 2.7
persons per household). This would require downzoning the Southern Calif-
ornia Edison property, the part of the Cojo Ranch property within one mile
of the site not in an Agricultural Preserve, and parts of the Hollister
Ranch.

Were the present dwelling unit occupancy average (1.6 persons) for
Hollister Ranch to persist for other units in the area, the population
buildout would be limited to 33, only six persons over the 27 residents
allowed. In either case, the numbers at stake are small. Density trans-
fers could be used for some of the affected parcels to reduce density. The
other alternative would be for the utility to exercise its power of eminent
domain and acquire parcels adjacent to the site. ' 1
2. Proposed Land Use Designations for Point Conception Area

in ke eping with the development and agricultural policies of the
Coastal Act, as well as existing zoning and land use, the plan designates
the proposed LNG site and the area surrounding it as Agriculture II. This
designation allows most agricultural activities and requires a minimum par-
cel size of 100 acres. Other uses which are permitted under this designa-
tion are oil well drilling and production, as long as performance standards
are met.

-63-

Other kinds of land uses which could be permitted in this area that
are consistent with the Coastal Act and with the requirements of the LNG
Terminal Act include coastal dependent industrial uses, i.e., oil and gas
processing facilities, thermal power plants, and aquaculture. Union Oil
currently has some facilities'in this area as a result of drilling activity
in the State Tidelands. The land use plan designates a small area west of
Cojo Creek that is currently used by Union as Coastal Dependent Industry:
There are no other imminent plans for additional oil and gas facilities in
the Point Conception area. The Coastal Commission has already determined
that this portion of the County's coastal zone is inappropriate for power
plant sites due to the presence of important coastal resources. Finally,
no other proposals for other coastal dependent uses, i.e., aquaculture,
have been advanced, though kelp harvesting now occurs offshore in this
area.

Industry that would make use of waste cold has been suggested for coup-
ling with the LNG facility in the event that it is sited near Point Concep-
tion. With the uncertainty surrounding siting at Point Conception, the'
undemonstrated feasibility of cryo-utilization at this site@ as well as the
imcompatibility of industrialization with the rural character of this coastal
area, no recommendations are made for.such uses in this plan. A specific
proposal in the future could be handled by an amendment to the land use plan.

3. Strategies to,Reduce Impacts

The remaining issue is the assessment of the impact of the proposed
LNG facility, as conditioned by the CPUC, on the ability of the land use
plan to achieve the objectives of the Coastal Act. While resolution of a
number of critical issues has been deferred until further studies have been
completed, the 41-conditions attached to the permit by the CPUC, as well as
information generated by the EIR, enable a preliminary assessment of the *
impact of the facility on coastal resources. The issues which are unresolved
include air quality mitigation measures, alternate access routes, use of a
seawater exchange system, and alternate electric transmission routes.

Since the CPUC did not accept or weakened several of the conditions
proposed by the Planning Commission and Board of Supervisors, the County
may experience impacts from construction and operation of a facility that
might have been avoided. Despite these setbacks, the County can attempt,
where possible, to minimize any impacts that may result from construction
or operation of.the facility through the land use plan. With the preemption
of the County by SB 1081, the land use plan's ability to mitigate impacts
has been severely compromised. The conditions established by the' CPUC are
reviewed below and an assessment made as to whether the land use plan can
contribute any further to the protection of coastal resources.

Public Access and Recreation (CPUC Conditions 1, 2, 17)

While'the applicant must submit a plan for limited public access, the
obvious conflict of access with safety may not be resolved. Safety consid-
erations may, in.fact, prevent implementation of land use plan proposals
for increasing opportunities for access and recreation in this area. While
the County could try and provide increased Opportunities elsewhere, this
may be difficult without an outside funding source.

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Marine Resources.(CPUC,Conditions 3, 4, 5, 6, 1.9)

In rejecting the Coastal Commission condition for gas fired vaporizers,
and relying instead on a seawater exchange system, the CPUC has traded off
air quality against marine life. Operation of the seawater exchange system
will trap marine li,fe,.while an alternate gas fired vaporizer system would
produce NOX emissions. The CPUC has rejected the County's suggestion that
alternate energy sources such as cold power, solar, and wind be used to run
the facility. In addition, some loss of local kelp resources can be ex-
pected from construction of the trestle. These impacts cannot be mitigaged
.by the land use plan.
Water Quality (CPUC Conditions 11, 22)

No issues.

Archaeological Resources (CPUC Condition' 12)

The siting will unavoidably destroy.or damage some archaeological re-
sources and intrude on the religious and ceremonial sanctity ascribed to
Point Conception by native American groups. Provision for decommissioning
of the facility may mitigate the long-term loss, but only if development
of other uses is controlled. The land use plan does not allow for further
industrialization of the area.

Visual Resources (CPUC Conditions 15, 18, 20)

By rejecting onsite power production, and accepting electrical trans-
mission lines, the CPUC has traded off air quality-against scenic resources.
While the condition requires that a study of alternate routes be done to
determine the most appropriate route, it is unlikely that visual impacts
can be mitigated entirely.' The land use plan does establish policies and
standards for transmission lines, although they cannot be enforced on West-
ern LNG Terminal Associates.

Visual impacts of the facility itself, especially the storage tanks,
could have been mitigated by undergrounding the tanks. The CPUC condition
does.not insist on complete undergrounding, and requires the applicant to
show that a height greater than 50 feet is.necessary. The land use plan
cannot reduce these impacts.

Access Route (CPUC Condition 16)

The CPUC deferred a route selection decision until further studies are
completed. To be included in these studies is an evaluation of alternate
perso'nnel and goods transfer modes. Possible impacts include habitat loss,
housing shortages, traffic congestion, and construction cost. Without the
detailed information to be provided by additional studies, the land use plan
will not be able to discriminate among the impacts of alternate routes. The
County must participate in these studies so that the findings reflect local
goals and objectives.
General Public Health, Safeiy, and Welfare (CPUC Conditions 13, 14, 23, 24, 25, 26)

No issues.

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Facility Operation and Safety.(CPUC Conditions 32, 35)

No issues.

Construction of Facility and Pi Leline (CPUC Conditions 21, 27, 29, 30, 31)

No issues.

Seismic and Maritime Hazards (CPUC Conditions 32, 36, 37, 38, 39, 40, 41)

The permit to construct was granted conditionally, pending the outcome
of further seismic and maritime studies. The ultimate impact of these con-
ditions and mitigating measures would go far beyond the land use plan and.
affect gas supply, reliability, facility safety in the event of an earth-
quake, and the safety and welfare of adjoining property and population.

Housing (CPUC Condition 28)

This condition requires that the applicant supply the Santa Barbara
County-Cities Area Planning Council with information on the number of
employees, their location, and their mode of transportation during the per-
iod of time of construction of the facility and pipeline to enable the
County to anticipate housing.problems. In addition, this condition limits
housing on the site to construction-related housing. One option which
could be reflected in the land use plan would be a provision for one or
more temporary housing sites to meet peak employment at the terminal site.

Recommendations

If'the LNG facility is sited at Point Conception, the following pol-
icies shall take effect:

1. The LNG facility site shall be given a Coastal Dependent Industry
designation.

2 The Agriculture II land use designation shall be retained for the area
within four miles of the site perimeter during the life of the project.

3. Residential densities under the Agriculture II designation for areas
within one and four miles of the site perimeter shall be established
to meet the population density requirements of the Terminal Siting Act.
.This shall be accomplished by a combination of a dwelling unit density
of 1 dwelling unit per 100 acres or greater, density transfer where
appropriate, and, at the discretion of the CPUC or the LNG Terminal
Company, through exercise of eminent domain where necessary.

4. In areas not yet subdivided, any residential development, including
subdivision of land, shall not be allowed to occur which violates the
population density requirements of the Terminal Siting Act.

5. Industrial land uses which claim a relationship to the LNG facility,
by nature of wastecold utilization, are to be judged on their merits
.at the time of proposal. No provisions are made in the land use plan
at this time for their inclusion.

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3.7 COASTAL ACCESS AND BECBEATION

3.7.1 COASTAL ACT POLICIES

The public's right of access to all beach areas below the ordinary high
water mark (mean high tide line) is guaranteed by the California Constitu-
tion. The Legislature, in passing the Coastal Act, did not alter these bas-
ic public rights but did establish a policy framework for achieving the goal
of providing maximum opportunities for public use and enjoyment of the coast.
Coastal Act polities which address the issues of access and recreation in-
clude the following:

30210. In carrying out the requirement of Section 4 of Article X
of the California Constitution, maximum access , which shall be con-
spicuously posted, and recreational opportunities shall be provided
for all the people consistent with public safety needs and the need.
to protect public rights, rights of private property owners and nat-
ural resource areas'from overuse.

30211. Development shall not interfere with the public's right
of access to the sea where acquired through use, custom, or legisla-
tive authorization, including, but not limited to, the use of dry
sand and rocky coastal beaches to the first line of terrestrial
vegetation.

30212. Public access from the nearest public roadway to the
shoreline and along the coast shall be provided in new development
projects except where (1) it is inconsistent with public safety,
military security needs, or the protection of fragile coastal re-
sources; (2) adequate access exists nearby, or; (3) agriculture
would be adversely affected. Dedicated accessway shall not be re-
quired to be opened to public use until a public agency or private
association agrees to accept responsibility for maintenance and lia-
bility of the accessway.
Nothing in this division shall restrict public access nor shall it
excuse the performance of duties and responsibilities of public agen-
cies which are required by Sections 66478.1-66478.14, inclusive, of
the Government Code and by Section 4.of Article X of-the California
Constitution.

30212.5 Wherever appropria te and feasible, public facilities,
including parking areas or facilities, shall be distributed through-
out an area so as to mitigate against the impacts, social and other-
wise, of overcrowding or overuse by the public of any single area.

30213. Lower cost visitor and recreational facilities and housing
opportunities for persons of low and moderate income shall be protec-
.ted, encouraged, and, where feasible, provided. Developments providing
public recreational opportunities are prefe.rred...

30220. Coastal area s suited for water-oriented recreational act-
tivities that.cannot readily be provided at inland water areas shall
be protected for such uses.

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30221. Oceanfront land suitable for recreational use shall be pro-
tected for recreational use and development unless present and fore-
seeable future demand for public or commercial recreational activities
that could be accommodated on the property is already adequately pro-
vided for in the area.

30223. Upland areas necessary to support coastal recreational uses
shall be reserved for such uses, where feasible.

3.7.2 PLANNING ISSUES

The County of Santa Barbara spans 110 miles of shoreline of which only
20.4 miles (18.5 percent) are publicly owned beaches (refer to Table 3-2).
The coastline provides a diversity of topography and vegetation (i.e., sand
dunes, rocky headlands, wide sandy beaches) and supports a range of recrea-
tional uses, including surfing, dune buggies, sunbathing, swimming, and
nature study. These beaches, in addition to receiving extensive use by
local residents, provide popular destination points for visitors. The
issues and background data related to recreation and access have been sum-
marized in draft reports which are on file in the County Planning Depart-
ment, therefore, only a summary of the key issues.is presented below.

Capacity Use of Existing Facilities

Existing beach parks owned by the County and State are being used to
capacity, especially during summer weekends. At times of peak demand, exist-
ing facilities are insufficient to accommodate recreational needs and people
are turned away. Moreover, County and State recreational demand projections
indicate that facility deficiencies exist for most recreation activities.
These deficiencies are expected to increase due to growth in population,
tourism, and the popularity of many coastal dependent or related recreational
activities. Consequently, a program of land acquisition and facility devel-
opment needs to be implemented if demand for coastal recreation is to be
satisfied.

Variety of Recreational Opportunities

Historically, County and State recreational planning has concentrated
on providing beach parks which include a high level of service, such as
parking, rest rooms, snack bars, picnic tables, camping facilities, etc.
Current use of undeveloped coastal areas which are not in public ownership
indicates that there is public demand for recreational areas that may not
require the full range of services supplied at existing beach parks.

Local Versus Out-of"County Recreational Needs

The State Department of Parks and Recreation is a major supplier of
coastal recreational opportunities in Santa Barbara County (refer to Table
3-3). Most State park developments along the coast provide a high level of
amenities, including facilities for campers and trailers. Generally, over-
night use of these facilities is by out-of-County users, particularly those
living in the Los Angeles metropolitan area. Provision of recreation for
these out of-County users needs to be balanced with local day use demand for
recreation, particularly in those instances where beaches historically used
by local residents are acquired by the State.

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TAB LE 3-2

COASTLINE IN SANTA BARBARA COUNTY: JURISDICTION AND PUBLIC OWNERSHIP

Jurisdictional Breakdown

County of Santa Barbara 60.9
Vandenberg Air Force Base 37.0
University of California (UCSB) 2.5
U.S.A. (Point Conception) .8
City of Santa Barbara 6.3
City of Carpinteria 2.5

Total Coastline 110.0 Miles

Publicly Owned Beaches

State of California 11.3
County of Santa Barbara 5.01
City of Santa Barbara 3.8
City of Carpinteria .3

Total Coastline 20.4 Miles

1I.ncludes coastl ine'at VAFB which is accessible to the public.

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TABLE 3-3

EXISTING COASTAL PARK FACILITIES

Beach Fronta@e Parking Camper
AcrOage (linear feet Capacity Sites

STATE PARKS

Po int Sal 49 4,800 101 0
Gaviota 2,775 27,500 100 59
Refugio 90 14,100 100 85
El Capitan 133 9,420 420 147
Total -,047 55,820 -63-0 T9-1

COUNTY PARKS
Rancho Guadalupe2 26.0 180 18
Jalama 28.0 1,710 30 105
Ocean Beach3 36.0 18,480 50
Goleta Beach 29.0 3,004 600
Arroyo Burro 6.3 601 159
Lookout 3.4 680 90
Rincon 9.4 1,380 100
Isla Vista4 1.4 240 0
Total 139.5 26,275 T,047 105

iThe parking lot at Point Sal is unimproved so actual capacity is unknown.
2Guadalupe Park has two parts. Only figures for the oceanfront parcel are
used.
3The beach areas adjacent to Ocean Beach 'Park are owned by Vandenberg Air
L
Force Base, therefore beach frontage figures are for the areas to which
the public is allowed unrestricted access.
4The Isla'Vista Beach is on top of a high bluff and no access to the beach
is currently provi,ded.
ce 13
pu,
Lt'ohe
r

The Isl
Is curr

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Protection of Environmentally Sensitive Habitat Areas

Frequently, recreation areas are sited near environmentally sensitive
habitat areas, i.e., estuaries, sand dunes. Lack of staff to properly safe-
guard these habitat resources has resulted in recreational trespass in some
habitat areas, i.e., Ocean Beach and Rancho Guadalupe County Parks. Educa-
tional signs and fencing may also be needed to ensure preservation of habi-
tat values.

Incompatible Recreational Uses
In several areas of the County, 'there is competition among conflicting
recreational uses of limited shoreline areas, i.e., Haskell's Beach, Guada-
lupe Dunes. For example, surfing and swimming are frequently imcompatible
activities. Off-road vehicle use of beaches poses hazards for pedestrian
use of the same area. Such conflicts need to be resolved so that coastal
recreational areas can support a range of activities without the hazards
associated with incompatible uses.

Restoration and Enhancement of Coastal Recreational Areas

Lack of public jurisdiction, vandalism, and overuse have contributed
to the physical and visual degradation of some coastal areas used for rec-
reational pursuits. Littering, trampling of vegetation, ORV trespass, and
vandalism occur adjacent to some County Parks (i.e., Ocean Beach, Rancho
.Guadalupe) as well as areas not contiguous to public parks (i.e., TaJiguas
Beach, Haskell's Beach, Loon Point, Santa Barbara Shores/Ellwood, More Mesa).
These areas need improvements (i.e., re-vegetation, trash cans, stairways)
to restore their full recreational value.

Need for Access Corridors to Beaches

There is a need for more accessways to the County shoreline, particu-
larly in the South Coast urban area.* There are several areas where public
access easements exist, or have been offered, which have not as yet been
improved, signed, and officially opened for public use. In other areas
where prescriptive rights exist, the County has not acquired the necessary
easements to ensure continued public enjoyment of these beaches. For ex-
ample, there are approximately 25 beaches between Gaviota and Rincon which
are commonly used by the public where the adjacent upland ownership is
private. At a minimum, access corridors to these shoreline areas need to
be established in order to guarantee continued accessibility of these beaches
for the future. Access corridors also need to be provided@between the near-
est public road and coastal areas which support specialized recreational
pursuits (e.g., surfing spots along Hollister Ranch).

Need for Non-Auto Dependent Access,to Coastal Areas

Many coastal areas of Santa Barbara County that have outstanding rec-
reational, scenic, and natural resource values are inaccessible due to lack
of roads or trails, as well as private ownership. While it would not be
desirable to open up these areas to intense recreational use, limited access
is needed. Alternatives for increasing opportunities for recreational use
of coastal lands without jeopardizing the integrity of natural resources and
sceni c values need to be explored.

Table 3-4 lists existing vertical easements providing shoreline access.

TABLE 3-4

EASEMENTS PROVIDING VERTICAL ACCESS TO SHORELINE

Area Street

Is"la Vista Camino Majorca

Isla Vista Ca mino del Sur

Isla Vista Camino Pescadero

Isla Vista El Embarcadero

Montecito Eucalyptus Lane
Montecito Butt erfly Lane
Montecito* Edgecliff Lane (Hammonds)

*This easement was required by the County in connection with a subdivision
but is not yet available for public use.

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In other areas serviced by roads, the coastal shelf between the public,
road and ocean is too narrow to provide for parking. Consequently, there
is a need for trails for hiking, biking, and equestrian use to provide in-
creased opportunities for coastal access and recreational use.

Li-mited Public Funds

Provision of access and recreation opportunities is expensive. While
the major share of public funds goes to the acquisition, improvement, and
maintenance of park facilities, other costs include liability insurance and
the loss of tax dollars. Some of these costs can be recovered by user fees.
The State has charged fees for use of its facilities for several years and
the County is now considering similar action. These fees may present barr-
iers to use of public beaches by persons of low and moderate incomes.

Public acquisition of oceanfront lands, however, is not necessarily
the only avenue available for increasing opportunities for coastal access
and recreation. Other less costly measures include: purchase of easements,
recreational preserves, etc. Frequently, acquisition of upland area is not
necessary; all that is needed is an access corridor to connect a public road
to the beach. Such corridors can often be acquired as a condition of devel-
opment for adjacent property. The County, if it is to achieve the State-
mandated goal of maximum access and recreation, will have to rely on these
alternative methods for providing access and recreation.

3.7.3 RELATED ISSUES

Relationship of LCP to County and State Recreation Planning

Some overlap of responsibilities exists between the LCP, County Park
Department, and the State Department of Parks and Recreation in planning
for recreation and access in the coastal zone. The mandate of the LCP,
as defined by the Coastal Act, is to provide maximum opportunities for
access and recreation consistent with the protection of natural resources.
The State and County, in addition to responsibility for acquisition of
parks, are required to prepare detailed master plans for facility develop-
ment. Preparation of master plans for individual park units is beyond the
scope of the LCP and the mandate of the Coastal Act. However, the policies
and recommendations developed by the LCP are essential for establishing a
framework for facility planning in thecoastal zone by County and State
agencies.

Issues of particular importance in the coastal zone are ensuring that
(1) environmentally sensitive habitat areas which are sited near existing
or proposed recreational areas are protected, and (2) coastal dependent
and related recreational uses are given priority in the coastal zone.

Recreat ional Carrying Capacity

The Coastal Act goal of providing maximum opportunities for recreation
is clearly subservient to the goal of protecting natural resources, partic-
ularly environmentally sensitive habitat areas. However, many existing and
proposed recreational areas are adjacent to significant habitat resources,
i.e., wetlands and sand dunes. The concept which provides a framework for

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resolution of these conflicting coastal goals is that of recreational carry-
ing capacity.

Recreational carrying capacity is the type of use that can be supported
by an area developed at a certain level over a specified time without caus-
ing environmental damage or adversely affecting the experience of the visitor.
Recreational carrying capacity is composed of three components: environmen-
tal, facility, and social capacities. Environmental capacity refers strictly
to the level of use that can be tolerated by the physical environment, in-
cluding all plant and animal species, without degradation or damage. Facil-
ity capacity refers to the level of use which the built environment can with-
stand and social capacity to the level of activity most acceptable to the
participant. In terms of weighing these components, the Coastal Act (Sec-
tions 30210 and 30212) gives priority to environmental capacity as a con-
straint in determining appropri.ate intensities and kinds of recreational
uses for a site.

While quantification and measurement of recreational carrying capacity
is difficult, sufficient information exists to generally describe the en-
vironmental carrying capacity of various coastal environments. For example,
dry sandy beaches can tolerate intense recreational use without adverse
effects. Dunes, on the other hand, are perhaps the most fragile of coastal
habitats. Dune vegetation cannot tolerate even foot traffic; therefore,
recreational activities should be limited to scientific or educational uses.
The carrying capacity of uplands and bluffs is dependent on the kinds of
plant communities and animal species present. Bluffs are also subject to
erosion from heavy foot traffic. Tidepools are extremely fragile environ-
ments; the principal impacts of recreational uses are trampling and collect-
ing of specimens. Wetlands and streams are also vulnerable to degradation
from recreational activities, particularly trampling of vegetation, erosion,
and disturbance of animal species.

Coastal -Dependent and Related Recreational Activities

The Coastal Act requires that coastal areas suited for water-oriented
recreational activities be protected for such uses (Section 30220). There-
fore, it is necessary to distinguish between recreational activities that
require coastal locations and those that do not. For the purposes of this
plan, therefore, the following definitions are used:

1. Coastal dependent recreation: ocean swimming, surfing, scuba diving,
fishing, boating, beach activities, and nature study.
2. Coastal related recreation: ORV's (dune buggies), picnicking, beach
volleyball, walking, and jogging.

3. Non-coastal dependent recreation: recreational activities such as
camping, baseball, basketball,'bowling, golf, swimming (pool), tennis,
gymnastics, ORV's (motorcycles), etc.

3.7.4 POLICIES

Local policies and recommendations are intended to provide the frame-
work for implementation of the Coastal Act goal of providing maximum oppor-
tunities for access and recreation. They are also intended to provide

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guidelines for resolution of some of the issues described in Section 3.7.2.
Only those policies and recommendations that apply to the entire coastal
-zone are-included here; geographically specific policies and recommenda-
tions are listed for each planning area in Chapter 4 of the plan.

Policy 1: The County shall take all necessary steps to protect and defend
the public's constitutionally guaranteed rights of access to
and along the shoreline. At a minimum, County actions shall
include:

a) Initiating legal action to acquire title to beaches and
access corridors for which prescriptive rights exist.
@b) Accepting offers of dedication which will increase
opportunities for public access and recreation.

Policy 2: For all development between the first public road and the ocean
in urban and coast rural areas, as designated on the land use
,plan maps, granting of an easement to allow vertical access
to the mean high tide line* shall be mandatory unless:
a) Another public access corridor is available or proposed
within approximately one mile of the site.

b) Access at the site would result in adverse impacts on
areas designated as "Habitat Areas" by the land use plan.

c) Public expenditures for improvement of the access corridor,
as might be the case for high or unstable bluffs, would
outweigh the public benefit of increased access at the site.

d) Findings are made, consistent with Section 30211 of the Act,
that access is inconsistent with public safety, military
security needs, or that agriculture would be adversely
affected.

Policy 3: For al.1 developments between the first public road and the ocean,
granting of lateral easements to allow for public access along
the shoreline shall be mandatory. In coastal areas, where the
bluffs exceed five feet in height, all dry sandy beach seaward
of the base of the bluff shall be dedicated. In coastal areas
where the bluffs are less than five feet, an easement, a minimum
of ten feet in width, paralleling the mean high tide line, shall
be dedicated for public use.

Policy 4: The environmental carrying capacity shall be determined for all
existing and proposed recreational areas sited on or adjacent to
dunes, wetlands, streams, tidepools, or any other areas designated

*The mean high tide line (ordinary high water mark) is an ambulatory line
which may vary over time as a result of climatic and other influences. The
line is the normal or average inland extent of tidal influence.

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as "Habitat Areas" in the land use plan. A management program
to control the kinds, intensities, and locations of recreational
activities so that habitat resources are preserved shall be
developed implemented, and enforced. The level of facility
developmeh (i.e., parking spaces, camper sites, etc.) shall be
correlated with the environmental carrying capacity.

Policy 5: In a zone extending approximately 250 feet inland from the mean
high tide line, priority shall be given to coastal dependent and
related recreational activities and support facilities. Recrea-
tional activities that are not coastal dependent may be located
within this zone if the less desirable coastal dependent support
facilities (parking, restrooms, etc.) are located inland. In
no case shall facilities, except for required structures (i.e.,
lifeguard towers, volleyball nets, etc.), be permitted to locate
directly on the dry sandy beach.

Policy 6: Other recreational development, both public and private, shall
be permitted and encouraged in the coastal zone provided that
such development is sited and designed to protect views, and
to minimize alterations to topography and native vegetation.

Policy 7: Recreational uses, both public and private, that do not require
extensive alteration of the natural environment (i.e., tent
campgrounds) shall have priority over uses requiring substan-
tial alteration (i.e., recreational vehicle campgrounds).

Policy 8: No unrelated development shall be permitted in publicly owned
recreational areas except pipelines to serve coastal dependent
industrial uses.when no alternate route is feasible.

Policy 9: In implementing all proposals made in this plan for expanding
opportunities for coastal access and recreation,.purchase in
fee (simple) shall be used only after all other less costly
alternatives have been studied and rejected as infeasible.
Other alternatives may include: purchase of easements, recre-
ation preserve contracts, and mandatory dedication in connection
with development.

Recreation and Access Proposals

Specific recommendations for expanding access and recreation opportun-
ities are included in the discussions for each of the planning areas-in
Chapter 4 of the plan and are summarized in Table 3-5. These proposals
overlap to a considerable extent with park acquisitions proposed by the
County Park Department and the State Department of Parks and Recreation,
which are listed in Table 3-6.

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TABLE 3-5

SUMMARY OF LCP ACCESS AND RECREATION PROPOSALS

Planning Area Location Recommendationsi
Carpinteria Padaro Lane Vertical access corridor 2
Summerland Loon Point Moderate use recreation ared
Wallace Avenue Moderate use recreation area

Montecito Miramar Beach Vertical access corridor
Hammonds Meadow Vertical access corridor
Channel Drive Moderate use recreation area

Goleta More Mesa Moderate use recreation area
Orchid Lane Vertical access corri.dor
Santa Barbara Shores Moderate use recreation area
Gaviota Coast Haskell's Beach Coastal park4
Dos Pueblos Moderate use recreation area
Edwards Coastal park
Tajiguas Moderate use recreation area
Arroyo Hondo Vertical access corridor
Canada de Guillermo Vertical access corridor
Ca'n'ada del Molino Vertical access corridor
Cah'ada San Onofre Vertical access corridor

North Coast Gaviota to Jalama Trail system
Point Sal to Guadalupe Trail system
Jalama Expand County Park
Guadalupe Provide access south to Mussel
Rock

Refer to policy recommendations for each planning area (Chapter 4) for
:details.
2Vertical Access Corridor: easement to connect public road to beach, bike
racks, possibly a few parking spaces, light recreational use.
3Moderate Use Recreation Area: areas where some limited facilities such
as parking and restrooms would be provided; intended for day use mostly
by local residents.
4Coastal Park: a major park facility that would be used by local residents
and also may serve as a destination point for out-of-County users, would
provide a range of amenities and possibly include overnight camping facil-
ities.

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TABLE 3-6

'PROPOSED ACQUISITIONS: COUNTY-AND STATE

Location Approximate Acreage

State (Funded acquisitions):

Refugio--Expansion westerly to Arroyo Quemado 40
El Capitan--Expansion easterly to Edwards Ranch 285
Haskell's Beach--Partial acquisition 23

County (Proposed parks, not.funded):

Ellwood--Haskell's Beach and Ellwood Pier 59
Ellwood--Santa Barbara Shores (east of Sandpiper) 292
Goleta--More Mesa 86
Montecito--Hamonds Meadow 22
Summerland--Wall.ace Avenue (Serano Beach) 7
Carpinteria--Loon Point 57

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3.7.5 COASTAL TRAILS

Background and Issues

Trails along the coastline serve two purposes: they provide recre-
@ation for the hiker, bicyclist, and equestrian, and an alternative mode
of transportation to coastal recreational areas. Use of trails can re-
duce the impact of parking facilities and vehicle emissions on coastal
resources. Trails can also provide a means of public access to scenic
and remote coastal areas that are not served by roads, without the envir-
onmental impacts that acc ompan y motor vehicle access.

The Park Department is the lead agency for recreational equestrian
and hiking trails planning in Santa Barbara County. Although funds for
,purchase of easements are not part of the Park Department budget, the
Department is able to acquire tra*il routes by conditioning land develop-
ments, pursuit of prescriptive rights, and acceptance of donations. The
County Riding and Hiking Advisory Committee, whose members include Board
of Supervisors appointees, monitors trail proposals and developments, and
makes recommendations to County departments. There are also two South
Coast private citizens' groups which are active locally: the Santa Barbara
County Trails Council and the Montelcito Trails Foundation.
Santa Barbara County'currently offers only limited opportunities for
hiking, biking, and equestrian use on the coastal zone. While a system of
,trails has been adopted as part of-the County's General Plan, many trails
have not been implemented. Completion of several trails now planned for
the coastal'zone will substantially increase opportunities for recreational
use and access in coastal areas.

One trail of particular importance in the coastal zone is that proposed
to connect UCSB to the State Parks west of Goleta. The State Department of
Parks and Recreation-, with assistance from the County and Caltrans, is now
completing planning studies for the link between UCSB and El Capitan. The
link between El. Capitan and Refugio is already constructed. Beyond Refugio,
the State is in the process of determining which parcels and easements are
necessary to complete the trail as far as Arroyo Quemado. 'The State does
not have any plans at present for the final link to connect Arroyo Quemado
to Gaviota.

There are currently no hiking, biking, or riding trails proposed for
the northern Santa Barbara County coastal zone that would increase access
to remote coastal areas between Gavi,ota and Guadalupe. Bicycle trails
are proposed to connect Lompoc to Ocean Beach and the City of Guadalupe
to the County Park. A trail system in this.area would increase opportun-
ities for public access and enjoyment of this relatively undeveloped portion
of coastline.

Recommended Actions

Action,l: Easements for trails should be required as a condition of,project
approval where appropriate.

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Action 2: The County, not the property owner, should assume responsibility
for any liability costs resulting from public use of private lands
on or adjacent to the public trail.

(Recommendations for trails in specific geographic areas are included in
Chapter 4.)

3.7.6 RECREATIONAL BOATING

Coastal Act Policy

30224. Increased recreational boating use of coastal waters shall
be encouraged, in accordance with this division, by developing dry
storage areas, increasing public launching facilities, providing ad-
ditional berthing space in existing harbors, limiting non-water-de-
0end-ent land uses that conqest access corridors and preclude boating
support facilities, providing harbors of refuge, and by providing
for new boating facilities in natural harbors, new protected water
,areas, and in areas dredged from dry land.

Background and Issues

The need for expanded boating facilities has been well-documented in
studies undertaken by the State Departments of Navigation and Ocean Devel-
opment and Parks and Recreation. The major requirements for boating act-
ivities are mooring or launching facilities in protected waters. The City
of Santa Barbara marina, which provides the only berthing facilities in
the County, has slightly over 1,000 slips. The waiting period for a slip
now runs about two years. Launching facilities in the County are provided
at Goleta Beach County Park and Gaviota State Park.

Increasing the supply of berthing facilities in order to meet the
demand would require expansion of the City's harbor or construction of
a new harbor somewhere in the County. Since the County does not have any
natural harbors, such development would require dredging and/or construction
of a breakwater. Such activities are known to have adverse effects on ma-
rine resources and can interfere with the natural movement of sand along
the shore.

The Department of Navi ation and Ocean Development, in a study prepared
for the Coastal CommissionTmall Craft Facilities Chapter--Existing and
Future Site Locations, March 14, 1975) has suggested that Point Sal and Cojo
Bay be considered as possible locations for a harbor of refuge; however, a
specific project has not been proposed to date. The viability of the Cojo
site as a harbor of refuge may be affected if a LNG Terminal is constructed
at that location.

Recommended Actions

Action 1: The County should study the feasibility of providing storage for
small boats, i.e., catamarans, at existing County Parks.

Action 2: The County should negotiate with oil operators in the area to
acquire options to lease or buy pier facilities at such time
as they are no longer needed by the industry.

3.7.7 VISITOR.-SERVING COMMERCIAL DEVELOPMENT

Coastal Act Policies

30213. Lower cost visitor and recreational facilities and
housing opportunities for persons of low and mo derate income shall
be protected, encouraged, and, where feasible, provided. Develop-
ments providing public recreational opportunities are preferred.

30222. The use of private lands suitable for visitor-serving
commercial recreation facilities designed to enhance public oppor-
tunities for coastal recreation shall have priority over private
residential, general industrial, or general commercial development,
but not over agriculture or coastal-dependent industry.

30250. ( c) Visitor-serving facilities that cannot feasibly be
located in existing developed areas shall be located in existing
isolated developments or at selected points of attraction for visitors.

Planning Issues

Visitor-serving commercial development includes hotels, motels, camp-
grounds, restaurants, and commercial-recreation developments such as shop-
ping and amusement areas for tourists. These.visitor-serving facilities
together with public parks and beaches provide the major opportunities
for public access and recreation on the coast.

In the County's coastal zone, public recreational areas rather than
commercial visitor-serving facilities are the dominant activity. The ma-
jority of commercial visitor-serving facilities are concentrated within the
City'of Santa Barbara and, to a lesser extent, the City of Carpinteria.
From Ellwood west to Point Conception and north to the San Luis Obispo
County line, the coastal area is rural and remote; extensive State Park
development, County parks, large cattle ranches, and rugged open areas char-
acterize this area. In the urbanized South Coast area, both the Biltmore
and Miramar Hotels are visitor-serving landmarks in the coastal area of
Montecito. Further east, the novelty shops and restaurants of Santa Claus
Lane provide a rest stop for travelers using Highway 101.

As development, commercial visitor-serving facilities need to be sited
where public services are adequate and where such facilities would be com-
patible with adjacent land uses. Also of concern is the Coastal Act mandate
that commercial recreation shall not take precedence over agriculture or
other coastal dependent industry. Based on these considerations, there are
very few areas within the County's coastal zone which would be appropriate
for new commercial visitor-serving development.

Policies

Policy 1: Visitor-serving commercial recreational development that involves
construction of major facilities, i.e., motels, hotels, restau-
rants, should be located within urban areas.

Policy 2: Visitor-serving commercial recreational development in rural areas
should be limited to low intensity uses, i.e., campgrounds, that

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are designed to protect and enhance visual resources, and mini-
mize impacts on topography, habitats, and water resources.

Policy 3: Within urban and rural areas, visitor-serving facilities shall
be permitted to be located on oceanfront parcels only when such
development enhances public opportunities for public access and
enjoyment of the coast.

Policy 4: Visitor-serving facilities shall be permitted in rural areas
only if it is determined that approval of such development will
not result in a need for ancillary facilities.on nearby lands,
i.e., residences, stores, gas stations.

Policy 5: Visitor-serving commercial facilities that provide recreational
opportunities for persons of low and moderate incomes shall have
priority over higher cost facilities.

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3. 8 AGBICULTUBE

3.8.1 COASTAL ACT POLICIES

30241. The maximum amount of prime agricultural land shall be
maintained in agricultural production to assure the protection of
the areas' agricultural economy, and conflicts shall be minimized
between agricultural and urban land uses through all of the following:
(a) By establishing stable boundaries separating urban and rural
areas, including, where pecessary, clearly defined buffer areas to
minimize conflicts between agricultural and urban land uses.
(b) By limiting conversions of agricultural lands around the
periphery of urban areas,to the lands where the viability of existing
agricultural use is already severely limited by conflicts with urban
uses and where the conversion of the lands would complete a logical
and viable neighborhood and contribute to the establishment of a
stable limit to urban development.
(c) By developing available lands not suited for agriculture
prior to the conversion of agricultural lands.
(d) By assuring that public service and facility expansions and
non-agricultural development do not impair agricultural viability,
either through increased assessment costs or degraded air and water
quality.
-(e) By assuring that all divisions of prime agricultural lands,
except those conversions approved pursuant to subdivision (b) of this
section, and all development adjacent to prime agricultural lands shall
not diminish the productivity of such prime agricultural lands.

30242. All other lands suitable for agricultural use shall not be
converted to non-agricultural uses unless: (1) continued or renewed
agricultural use is not feasible, or (2) such conversion would preserve
prime agricultural land or concentrate development consistent with
Section 30250.- Any such permitted conversion shall be compatible
with continued agricultural use on surrounding lands.

30243. The long-term productivity of soils and timberlands shall
be protected, and conversions of coastal commercial timberlands in
units of commercial size to other uses or their division into units
of non-commercial size shall be limited to providing for necessary
timber processing and related facilities.

3.8.2 PLANNING ISSUES

Agriculture in the County's coastal zone varies with the diverse topo-
graphy and soil types that distinguish the rocky, rugged coastline of the
North County (Hollister and Bixby Ranches to Guadalupe) from the alluvial
plains and foothills of the South Coast, exemplified by the Carpinteria
Valley. In the Carpinteria Valley, a trend toward higher return specialty
@rops, e.g., cut flowers and nursery stock, lemons, and avocados, has emerged
in response to the area's prime growing conditions and the escalating land
values characteristic of an urbanizing area. Of'the approximately 3,900
acres in agricultural use in the Valley at this time, 3,200 acres are plant-
ed to lemons and avocados; 650 acres are devoted to greenhouse and nursery

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production; and the remaining acreage is being cultivated for other irrigated
crops. Outside of the existing limits of the City of Carpinteria, there are
an estimated 2,350 acres of prime soils in the Valley, representing about
60 percent of the lands in production. Bordering the Carpinteria Valley,
the non-prime soils and generally steep slopes north and east of the commun-
ity of Summerland are currently planted to lemons and avocados; horse stab-
ling facilities, related to the nearby Santa Barbara Polo Grounds, are also
found in this area.

Agriculture in the coastal zone,from Montecito to Ellwood is scattered
and of a smaller scale than that of the Carpinteria Valley. A number of
greenhouses exist in the vicinity of More Mesa in Goleta, and new plantings
of lemons and avocados.extend along U. S. 101 west of Ellwood to the Dos
Pueblos Ranch. At El tapitan, more rugged topography, less moderate climate,
and lack of water foster a natural transition to cattle grazing and large-
scale ranch operations. The latter activities typify agriculture in the
rest of the County's coastal zone from Gaviota to the San Luis Obispo County
line, except for a small portion of the fertile Santa Maria Valley west of
Guadalupe, which is in vegetable production.

As noted above, the Carpinteria Valley is the largest, prime agricultur-
al resource in the County's coastal zone and, therefore, it has been the
subject of a special study. In a report entitled Agriculture in the Carpin
teria Vall (on file at the County Planning Department), the economic via-
bility o'f agriculture in the Valley was assessed and the impacts of green-
house development on the Coastal Act mandate of protecting the long-term '
productivity of soils and preserving prime agricultural lands were research-
ed. Agricultural preservation issues affecting other areas of the coastal
zone were addressed through separate studies for planning subareas as nec-
essary. These studies provide the basis for the following discussion of
coastal agriculture and ensuing policy recommendations.

The Agricultural Preserve Program

The County's commitment to the preserva 'tion of agricultural lands is
demonstrated in the success of its Agricultural Preserve Program. Current-
ly, there are 525,760 acres enrolled in preserves representing over 90 per-
cent of the eligible privately owned prime and non-prime land in the County.
While the Preserve'Program has been strongest in the rural areas of the
County, over 20,000 acres of prime lands located within one mile of City
limits are enrolled. In the Carpinteria Valley, 2,878 acres are under pre-
serve status at this time. Although none of the greenhouse growers has
elected to join the program to date, 55 acres of nursery production have
been enrolled.

Economic Viability of Agriculture in the Coastal Zone

Coastal policies require that the maximum amount of prime agricultural
land be maintained in production to assure the protection of the area's ag-
ricultural economy. On the South Coast, agriculture has remained economic-
ally viable in spite of urban pressures because the area's climate, soils,
and air quality combine to make it one of the best environments in the State
for the production of specialty crops. In the Carpinteria Valley, the green-
house, nursery, and open field flower industry has grown markedly since its

@84-

introduction in 1962 and is currently the most economically viable form of
agriculture in the Valley. In 1977, the Valley alone accounted for over
half of the County's total greenhouse and nursery production. Avocados are
the Valley's next most profitable crop and should remain profitable in the
foreseeable future. This favorable outlook for avocados is supported by a
number of factors: 1) Valley orchards, particularly those located on the
prime soils of the Valley floor, produce exceptionally high yields; 2) the
California avocado industry overall is in an expansion phase with growing
market potential; and 3) the Valley enjoys a comparative marketing advantage
over other avocado producing areas because its moderate climate allows fruit
to be harvested later in the season when other areas are out of production.
Lemons, on the other hand, have declined in economic value in recent years.
On an average basis, net returns to a mature lemon orchard currently do not
offset costs; and the high selling price of prime agricultrual land in the
Valley renders new lemon plantings economically infeasible at this time.

In addition to the economic returns received from agricultural produc- -
tion, other incentives which contribute to the viability of coastal,agri-
culture include investment benefits such as tax shelters and hedges against
inflation. The acquisition of a rural residential life style is sometimes
an added incentive to invest in agricultural lands. Thus, depending on the
personal investment goals of the land owner, agriculture can provide a diver-
@ity of income alternatives, ranging from a full livelihood to a situation
in which the agricultural returns to the land are used to supplement another
outside source of income. Though all of these factors have a bearing on
the viability*of agriculture, accommodation of such amenity values must be
subordinate to the Coastal Act goal of protecting the agricultural economy.

Minimum Parcel Size

-In 1956, the County instituted Carpinteria Valley's "A-14," Exclusive
Agriculture, zone establishing the five-acre minimum parcel size which con-
tinues to this day. This action was prompted by the possibility that urban
land uses would intrude into existing agricultural areas. In 1971, the
County modified the Uniform Rules of the Agricultural Preserve Program to
allow growers who own as few as five acres of fully planted and commercially
producing land to qualify for preserve status if they apply with growers of
equal or larger size to meet the 40-acre minimum preserve size required for
prime agricultural.lands. This action was taken to strengthen the A-I-X
zone in the face of mounting urban pressures.

1. These measures have been effective in holding the line against further
urban encroachment in 'the Valley; however, a buildout of the Valley based
on the permitted five-Acre minimum would establish a rural residential pat-
tern of development and lead to a transition away from an agricultural econ-
omy. Since each five-acre parcel would be entitled to a residence, a half
acre or more of agricultural land would be converted to residential and re-
lated uses, e.g., driveways, yards, etc. Thus it would become increasingly
difficult to acquire the fully planted five-acre parcels required to meet
the 40-acre minimum requirement of the Preserve Program. Also, as parcel
size decreases, the range of possible agricultural uses diminishes as well;
for example, at present, a five-acre parcel is only viable in a commercial
sense for greenhouse use. Therefore, a larger minimum parcel size is needed
in the Val,ley to allow for the flexibility required to respond to changing
market conditions,and to susta,in the agricultural economy.

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In the rural area of the County's coastal zone from Ellwood'west to
the San Luis Obispo County line, existing zoning includes General Agricul-
ture and Limited Agriculture designations. Since agriculture in this area
is mostly non-prime, i.e., cattle grazing and forage crops, large acreages
are required to be economically viable and 100-acre mini-mums are specified
for most areas. There is also an Unlimited Agriculture ("U") zone with a
ten-acre minimum. Historically this designation was used for unclassified
lands in rural areas. The maintenance of a ten-acre minimum parcel size is
inconsistent with the agricultural uses that can be supported in the area.

Urban/Rural Boundary

Coastal policies require that conflicts between agriculture and urban
uses be minimized by, among other means, establishing stable boundaries be-
tween urban and rural areas. This is especially applicable to the South
Coast, where prime agricultural lands have given way to urban expansion in
a rapidly developing area. With the growth of the University of California
and the research and development industry in Goleta, many orchards and vege-
table "truck" farms in the adjacent coastal area have been replaced by hous-
ing and office and professional buildings. From 1970 to 1975, the City of
Carpinteria grew at an average annual rate of seven percent. During that
period, the City annexed two large residential subdivisions and an indus-
trial park, the former encroaching onto prime agricultural soils to the
north of the City and the latter requiring the conversion of some viable
orchards to the east. At present, the City's boundaries generally abut
prime soils or prime agricultural lands. Residential enclaves such as Ser-
ena Park and Shepard's Mesa have also emerged in the unincorporated area
of the Carpinteria Valley, introducing a ranchette or rural estate land use
pattern into the agricultural setting. Consequently, criteria for designa-
ting lands for agricultural use over the long-term and limiting premature
conversions of agri cultural lands need to be developed.

Impact of Greenhouse Development on Coastal Resources

Under the Coastal Act, greenhouses, although an agricultural activity,
are also a type of development and must be evaluated in terms of their im-
pact on the long-term productivity of soils and the preservation of an area's
agricultural economy. Issues such as the contribution of greenhouses to in-
creased runoff, loss of groundwater recharge, the effects of soil coverage
and compaction, impacts on visual quality, and potential impacts on air
quality caused by conversion from natural gas to,oil need to be addressed.

Greenhouse operations vary in the amount of structural and related land
coverage required for production. In the Carpinteria Valley, approximately
60 percent of greenhouse production takes place directly in the underlying
soil 'the remainder 'taking place in pots or containers. However, aside from
the land reserved for growing, asphalt or concrete coverage is generally
used for storage, packing and loading areas, walkways, driveways, and park-
ing. The cost of removing structures or concrete can be prohibitive, fore-
closing the possibility of returning the land to other types of open field
agriculture. In some cases, gravel or sand is substituted as a covering
for driveways'and parking areas; but, this type of coverage can also be det-
rimental to the future productivity of the soil because of compaction and
penetration into the top soil.

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Although greenhouses are a permitted use in all of the County's agri-
cultural zones, specific greenhouse regulations are stipulated only in the
A-14 zone. According to the existing ordinance, a greenhouse must be set-
back 50 feet from the centerline of any street and 20 feet from the lot lines
of the parcel on which it is located. These are the only conditions affect-
ing greenhouse lot coverage at this time and they are insufficient in several
respects. The 50-foot setback from the centerline of any street is not ade-
quate in the Carpinteria Valley, since the width of the two major roads along
which greenhouses are located (Via Real and Foothill) varies, leading to a
lack of uniformity in the setback requirement. Where a 20-foot setback along
?roperty lines is adequate for smaller greenhouse projects (i.e., on exist-
ing parcels of less than five acres), an increased setback is needed for
projects on lots of five acres or more, particularly where greenhouses are
located adjacent to residential,neighborhoods. In addition, the maximum pro-
portion of lot coverage for greenhouse structures and impervious surfaces
needs to be specified on a graduated scale to adjust for setbacks and parcel
sizes.

As a form of development,.gree nhouse structures and related impervious
surfaces contribute both to a large quantity of water runoff to downstream
water courses and to the loss of.groundwater recharge. The 'cumulative im-.
pact of runoff from existing greenhouses in the Carpinteria Valley on down-
stream water courses has not been assessed, as projects have only been re-
viewed on a case-by-case basis. Given the extent of greenhouse development
in the Valley at this time, an overall assessment of these impacts and deter-
mination of appropriate mitigation measures are needed.
With the exception of an area"in the western portion of the Carpinteria
Valley south.of Foothill Road and another narrow strip to the 'east of the
City, most of the Valley is a groundwater recharge area. Depending on the
amount of impervious surface coverage, greenhouses can reduce the rate and
area of permeability for recharge with the result of decreasing water re-
plenishment to the groundwater basin. Both runoff and recharge impacts can
be mitigated through the use of water impoundment basins, porous pavement,
and adequate drainage systems,- At present, only new greenhouse.projects of
20,000 square feet or more, and additions of 10,000 square feet and over,
totalling 30,000 square feet, are subject to an impact analysis through the
environmental review (EIR) process. To address the coverage, runoff, and
recharge impacts of greenhouse projects, a comprehensive review of all com-
mercial greenhouses by County departments including Publi'c Works, Flood
Control, and Transportation is necessary.

The industrial appearance of greenhouses as viewed from Highway 101 and
other public streets in the Valley can detract from the visual quality of
the coastal area if not appropriately landscaped. The County has instituted
landscaping requirements which have been effective in most cases in minimiz-
ing the visual impact of greenhouses. According to the A-14 ordinance, a
landscaping plan must be approved by the County Park Department and such land-
scaping must be capable of screening greenhouse structures and parking areas
within five years. Minor changes are needed to strengthen these regulations
to establish a time limit for installing the landscaping materials and to en-
sure that effective screening is provided in less than five years.

-87-

3.8.3 POLICIES AND ACTIONS

Policy 1: An agricultural land use designation shall be given to any parcel
in Rural or Coast Rural areas that meets one or more of the follow-
ing criteria:

1. Prime agricultural soils (Capability Classes I and II as
determined by the U. S. Soil Conservation Service).

2. Prime agricultural lands as defined in Section 51201 of the
Public Resources Code.

3. Lands in existing agricultural use.

4. Lands with agricultural potential.

These criteria shall also be used for designating agricultural
land use in urban areas, except where agricultural viability is
already severely impaired by conflicts with urban uses.

Policy 2: If a parcel is designated for agricultural use and is located
in a rural area not contiguous with the urban/rural boundary,
conversion to non-agricultural use shall not be permitted unless
such conversion would allow for another priority use under the
Coastal Act, e.g., coastal dependent energy, recreation and
access, or protection of an environmentally sensitive habitat.

Policy 3: If a parcel is designated for agricultural use and is located
in a rural area contiguous with the urban/rural boundary, con-
version shall not be permitted unless:

1. The agricultural use of the land is severely impaired because
of non-prime soils, topographical constraints, or urban con-
flicts (e.g., surrounded by urban uses which inhibit produc-
tion or make it impossible to qualify for agricultural pre-
serve status), and

2. Conversion would contribute to the logical completion of an
existing urban neighborhood, and

3. There are no alternative areas appropriate for infilling
within the urban area or there are no other parcels along
the urban periphery where the agricultural potential is more
severely restricted, and

4. The parcel could not be maintained in productive use through
the use of greenhouses, and

5. Conversion would result in a well-defined demarcation between
urban and agricultural uses and would not create a precedent
for conversion of adjacent agricultural lands.

Policy 4: Agricultural userestrictions.shall be placed on all divisions
of agricultural lands as a condition of approval, including but
not limited to enrollment in the County's Agricultural Preserve
Program.

Policy 5: 'All greenhouse projects for which'a building permit is required
shall be subject to environmental review under County CEQA guide-
lines.

Action

The County Planning Department shall, work wi.th the Department
of Environmental Resources to develop guidelines to standardize
the environmental impact analysis of greenhouse developments.
This action is necessaryto ensure that cumulative adverse im-
pacts on coastal resources are identified and that mitigation
measures are attached to projects as a condition of approval.
Such guidelines shall require that the following factors are
evaluated for each project:

1. An assessment.of the ifidivid.ual and cumulative increases in
the amount and rate of runoff that would be caused by the
proposed project and the potential. impact on downstream water
@courses. Mitigation measures and alternatives will be in-
cluded as part of this assessment.

2. 'If the project is located in a groundwater recharge area,
a determination'of the amount and rate of recharge that
would occur if the site were uncovered. Projects will be
required to provide for this level of recharge.

3. Assessment of the impact of materials.used.for coverage and
amount of coverage on the long-term.productivity of soils.

4. Assessment of the potential adverse impacts of the project
on water quality.

5. Assessment of the potential adverse impacts of the project
on air quality.

Measures necessary to minimize any adverse impacts identified
as a result of the evaluation of these factors shall be required
as a condition of project approval.

Policy 6: No greenhouse, hothouse, or accessory structure shall be located
closer than 50 feet from the bo'undary line of a lot zoned resi-
dential. In addition, setback and maximum lot coverage require-
ments shall be as follows:

_89-

Maximum Lot Coverage for
All Structures and Re-
lated Surfaces (i.e.,
driveways, parking areas,
Parcel Size Setbacks or other covered areas)

Less than 5 acres 30 feet from the right-of-way 75 percent
of any street and 20 feet
from the lot lines of the
parcel on which the green-
house is located

5 to 9.99 acres 30 feet from the right-of-way 70 percent
of any street and from the
lot lines of the parcel on
which the greenhouse is
located

10 acres or more 30 feet from the right-of-way 65 percent
of any street and from the
lot lines of the parcel.on
which the greenhouse'is
located

Policy 7: Slab floors shall be prohibited in new greenhouse developments
except for packing and storage areas and loading docks.

Policy 8: Where gre enhouses are to be located in a groundwater recharge
area, provisions for runoff impoundment for purposes of recharge
shall be required. Total runoff shall not be greater than would.
occur if the site were uncovered.

Policy 9: Landscaping and screening shall be installed within six months
of completion of new greenhouses and/or accessory buildings.
Such landscaping shall reasonably block the view of greenhouse
structures and parking areas within three years of project com-
pletion.

Policy 10: No herbicides or soil sterilants shall be used under asphalt or
concrete required as part of a greenh ouse development.

Policy 11: Where agricultural development will involve the construction of
,service roads and the clearance of natural vegetation for orchard
development of slopes of 30 percent or greater, a brush removal
permit shall be required.

Policy 12: Where agricultural development will involve the construction of
service roads and the clearance of natural vegetation for orchard
development on slopes of 30 percent or greater, cover cropping
or any other comparable means of soil protection shall be utilized
to minimize erosion until orchards are mature enough to form a
vegetative canopy over the exposed earth.

_90-

Action 1: The County Agricultural Preserve Committee shall work with
representatives of the greenhouse industry to develop incentives
for enrollment of agricultural lands used for greenhouse produc-
tion in the Agri cultural Preserve Program..

3.8.4 URBAN/RURAL BOUNDARY

Along with other measures for the preservation of agriculture in the
Carpinteria Valley, an urban/rural boundary is delineated in the land use
plan. The proposed boundary (Figure-1) follows the existing western limits
of the' City of Carpinteria from the ocean to just south of Highway 101, where
the boundary extends westward to include two long, narrow parcels on either
side of Carpinteria Avenue. North of Highway 101 the Carpinteria Camper Park
?n North Via Real (Area 1) and the residential subdivision west of Santa Mon-
ica Road (Area 3) are also included in the urban area. All other lands bor-
dering the existing western City limits (Area 2) have been designated for
agricultural use. In spite of constraints such as non-prime soils, the pre-
sence of a high water table, and drainage problems, greenhouses in which
growing does not take place in the underlying soil are a potential agricul-
tural use and encouraged to locate in this area.

To the north, the urban/rural boundary again follows the City limits
east to Franklin Creek. Here the urban boundary is extended to include
Areas 4, 6, and 7. Area 4 contains the Boy's Club on the west and several
small parcels currently planted to lemons on the east. Continued agricul-
tural production on these parcels is curtailed by parcel size (about one acre
each) and the presence of a high water table, although soils are prime (Class
II); the easternmost parcel at the bend in Foothill Road is further limited
by a County Flood Control easement through the southeast section of the prop-
erty. Parcels 6 and 7 are surrounded on three sides by.urbanization; soils
are prime but agricultural production is limited again because of a high water
table and there is no existing agriculture on the property at this time.
These parcels represent a logical extension of the urban boundary. Parcel 5,
on the other hand, is associated with the adjacent celery transplant opera-
tion and a greenhouse is planned for the parcel in the near future; it is,
therefore, designated for agricultural use and included in the rural area.

Parcels 8 and 9, adjacent to the Ci ty's northern boundary and south of
Catitas Pass Road, are also designated for agricultural use. Both parcels
are located on prime soils (Class I and II) and currently support viable or-
chards.

In the eastern portion of the City, the Reeder parcels (Area 10) are
located on prime soils and are partially planted to gypsophila at this time.
A Coastal Commission decision to deny development of these parcels for res-
idential use set a precedent for preservation of prime agricultural soils
in this area. As a consequence, these parcels have been included in the
rural area.

The urban/rural boundary continues east along North Via Real, including
Area 11 in the rural area. The western parcel is composed of prime soils
(Class 1) and has definite agricultural potential. Soils on the eastern
parcel are non-prime (Class III) and.are not in agricultural production at
this time; however, the parcel is believed to have agricultural potential.

_91-

Parcel 12 has been included in the rural area because of its potential
.for continued agricultural use. In spite of non-prime soils and drainage
problems, a grove of avocado trees exists on the northwest portion of the
parcel and a section to the south was recently successfully planted to gyp-
sophila. Greenhouses would provide another agricultural alternative for
the property.

The urban boundary is extended to include Area 13 located on the bluffs
east of the City's eastern limits. Soils are non-prime;.there is no exist-
'ing agriculture or agricultural potential for the area. The site is current-
ly used as an off-road vehicle tract without the permission of the owners.
This area should be planned comprehensively as an extension of the Carpin-
teria bluffs with the City of Carpinteria.

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At 9

LLLI

Nal"sA,

CARPINTERIA

CALIFORNIA

FIGURE I
PROPOSED URBAM/RURAL BOUNDARY Q,

3.9 ENVIRONMENTALLY SENSITIVE HABITAT
AREAS

3.9.1 COASTAL ACT POLICIES

. The guiding policies for the protection of land and marine habitats
in the coastal zone set forth in the Coastal, Act of 1976 are:

30230. Marine resources shall be maintained, enhanced, and, where
feasible :restored. Special protection shall be given to areas and
species @f special biological or'economic significance. Uses of the
marine environment shall be carried out in a manner that will sustain
the biological prod uctivity of coastal waters and that will maintain
healthy populations of all species of marine organisms adequate for
long-term commercial, recreational, scientific, and educational pur-
poses.

30231. The biological productivity and the quality of coastal
waters, streams, wetlands, estuaries, and lakes appropriate to main-
tain optimum populations of marine organisms and for the protection
of human health shall be maintained and, where feasible, restored
through, among other means, minimizing adverseeffects of waste
water discharges and entrainment, controlling runoff, preventing
depletion of ground water suppli *es and encouraging waste water re-
clamation, maintaining natural vegetation buffer areas that protect
riparian habitats, and minimizing alteration of natural streams.

30236. Channelizations, dams, or other substantial alterations
of rivers and streams shall incorporate the best mitigation measures
feasible, and be limited to (1) necessary water supply projects;
(2) flood control projects where no other method for protecting
existing structures in the flood plain is feasible and where such
protection is necessary for public safety or to protect existing
development, or; (3) developm 'ents where the primary function is the
improvement of fish and wildlife habitat.

30240. (a) Environmentally sensitive habitat areas shall be pro-
tected against any significant disruption of habitat values, and only
uses dependent on such resources shall be allowed within such areas.
(b) Development in areas adjacent to environmentally sensitive
habitat areas and parks and recreation areas shall be sited and de-
signed to prevent impacts which would significantly degrade such areas,
and shall be compatible with the continuance of such habitat areas.

3.9.2 DEFINITION AND LOCATION

Although most undeveloped areas of the coastal zone, as well as many
isolated pockets of open space within urban areas, provide a "habitat" for
one species or another, the intent of the Coastal Act is preservation of
significant habitat resources. Environmentally sensitive habitat areas
are defined as "any area in which plant or animal life or their habitats
are either rare or especially valuable because of their special nature or
role in an ecosystem." (Coastal Act, Section 30107.5)

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One of the principal tasks required in the development of the land use
plan has been the identification and mapping of the significant habitat
areas located within the coastal zone of the Santa.Barbara County. Since
most of this research has been reported in earlier draft reports which are
on file at the County Planning Department, only a summary is provided here.

. The coastal zone of Santa Barbara Count , as a result of its tol)o-
graphy, climate, and land use patterns$ exh%its a wealth and diversity of
habitats. The islands of Santa Rosa and Santa Cruz, in particular, are
known for their outstanding biological values (refer to Section 4.8 for a
discussion of island habitats). Habitats which are found in the County's
coastal zone include: rare and endangered species habitats (as identified
by the California Department of Fish and Game), wetlands, streams, nearshore
reefs, tidepools, offshore rocks, native plant communities, dunes, and kelp
beds. The general location of these habitat resources is summarized in the
followi-ng chart:

Area Habitat Type

Santa Maria River Mouth Wetland

Guadalupe Dunes Dunes, dune plant habitat, Least Tern
nesting sites

Mussel Point Rocky point, intertidal area and dunes

Point Sal Rocky intertidal, coastal strand-plant
community, coastal bluff plant com-
munity

Santa Ynez River Mouth (Surf) Dune and wetland

Point Conception, Jalama. and Rocky intertidal, coastal strand com-
Jualachichi Summit munity. wetland and riparian habitats,
chaparral, Pinus muricata stand

Point Conception to Ellwood Rocky i ntertidal areas

Naples Re ef Rocky subtidal area

Ellwood Pier Area Native grassland

Devereux Dunes and wetland

Coal Oil Point Rocky intertidal

Isla Vista Coastal Vernal Pools Rare and seasonal plant community

.Goleta Point Rocky intertidal

Goleta Slough Wetland, vernal pools, freshwater
Marsh

More Mesa White-tailed Kite habitat

El Estero (Carpinteria Marsh) Wetland

Carpinteria Reef Rocky intertidal

NOTE: Harbor seal hauling grounds, butterfly trees, streams, and native
plant communities are found at many locations in the coastal zone.

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3.9.3 PLANNING ISSUES

Habitats are an environmentally sensitive resource because of their
extreme vulnerability to disturbance or destruction from human activities.
In Santa Barbara County, recreational uses, agricultural practices, and
development pose the greatest threats to habitats because existing County
regulations do not provide adequate protection. These issues are summa-
rized below.

Recreational uses: Many recreation areas are located.on or near habit-at
resources. Impacts from recreational uses include ORV trespass'9 trampling
or alteration of vegetative cover, disturbance of wildlife, collection of
specimens, and harvesting for food. These problems are exacerbated by
the lack of public awareness of the value of habitats and the potential
for damage from these activities. Some of these impacts could be miti-
gated by proper management a 'nd maintenance of park areas and better control
over types and locations of recreational activities.

Agricultural uses: Certain agricultural practices which are prevalent in
the County have impacts on habitats. These practices include the use of
stream water for irrigation, land clearing, and pesticide applications,
and may damage habitats by causing stream depletion, erosion, and contam-
ination through runoff.

Development: Urban and/or indus trial development near or adjacent to hab-
itats may be accompanied by a host of human activities and related land
uses which are incompatible in many instances with the continued existence
of certain species. Specific impacts include noise, pollution, intrusion,
and outright habitat removal through grading, paving, and placement of
structures. Oil development is an issue of particular concern due to the
threat of oil spills. Existing oil spill contingency measures may not be
adequate to save wetlands, tidepools, and kelp beds in the event of a spill.

Existing land use control measures: Existing County procedures and ordin-
ances are not adequate to ensure protection of coastal-habitat resources.
With the exception of the preserve designation for the Carpinteria Marsh,
habitat areas are not specified or protected in existing general plan or
zoning designations. Consequently, protection of habitats is generally
left to the environmental review process. This procedure provides only
limited protection of habitat resources; not only are many projects exempt
from environmental review, but it is rare that a project is denied on the
basis of findings in environmental documents. Moreover, the lack of exist-
ing County policy means that projects are designed without benefit of spe-
cific guidelines to ensure protection of habitat resources. If project
re-design is required as a result of environmental review, costs to devel-
opers increase significantly.

3.9.4 ENVIRONMENTALLY SENSITIVE HABITAT AREA OVERLAY DESIGNATION

The land 'use plan proposes an Envi.ronmental.ly Sensitive Habitat Area
overlay designation to address the deficiencies in existing regulatory pro-
cedures. The overlay designation locates the significant habitat resources
on the land use plan maps and includes policies for each habitat type
which serve as guidelines for development on or adjacent to habitat areas.

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The following criteria were used in determining which habitats in the County's
coastal zone warranted the Habitat Area designation:

1. Unique, rare, or fragile communities which should be pre served to ensure
their survival in the future.

2. Rare and endangered species habitats that are also protected by Federal
and State laws.

3. Plant community ranges that are of significant scientific interest be-
cause of extensions of range, or unusual hybrid, disjunct, and relict
species (see definitions in Appendix A).

4. Specialized wildlife habitats which are vital to species survival.

5. Outstanding representative natural communities that have values ranging
from a particularly rich flora and fauna to an unusual diversity of
species.

6. Areas with outstanding educational values that should be protected for
scientific research and educational uses now and in the future.

All significant habitat resources in the coastal zone which meet at
least one of these criteria are designated on the land use plan maps.* The
designations include all of the following habitat types:

Dunes Subtidal Reefs
Wetlands Rocky Points and Intertidal Areas
Native Grasslands Kelp Beds
Vernal Pools Native Plants"
Butterfly Trees Streams
Harbor Seal Hauling Grounds
White-tailed Kite Habitat

*While the designations reflected on the land use plan maps represent the
best available information, these designations are not definitive and may
need modification in the future. The scale of the land use plan maps pre-
cludes complete accuracy in the mapping of habitat areas and, in some cases,
the precise location of habitat areas is not known. In addition, migration
of species or discovery of new habitats would result in the need for desig-
nation of a new area. Therefore, the boundaries of the designations should
be updated periodically in order to incorporate new data. Changes in the
overlay designations may be initiated by the County or by landowners.

**Native plant communities are not designa ted on the land use plan maps
,because they exist in so many-locations throughout the coastal zone.

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HABITAT TYPE: Dunes

Location: Guadalupe, Surf, Devereux

Description: Dune s are distinct and sensitive ecosystems that need to be
protected as a unique habitat for many rare,'endangered, protected, or un-
usual plant and animal species. The principal threats to dune habitats are
land uses or recreational activities which result in removal of the vegeta-
tion which stabilizes the sand. Oil and gas development,.sand mining, and
off-road.vehicle use may contribute to degradation of the dune resources
unless adequately controlled. If preserved and maintained, the dunes con-
stitute an important aesthetic, recreational, and economic asset for the
existing and future residents of the County.

POLICIES:

1. Because of their State-wide significance, coastal dune habitats shall
be preserved and protected from all but scientific, educational, and
light recreational uses. Sand mining, installation of pipelines, and
oil well drilling may be permitted if it can be shown that no alterna-
tive location is feasible and such development is sited and designed
to minimize impacts on dune vegetation and animal species.* Distur-
bance or destruction of any dune vegetation shall be.prohibited, unless
no feasible alternative exists, and then only if re-vegetation with
similar species is made a condition of project approval.

2. All non-authorized motor vehicles shall be banned from beach and dune
areas.

3. All construction activities, and industrial and recreational uses, shall
be regulated to protect critical bird habitats during breeding and nest-
ing seasons. Regulations may include restriction of access, noise abate-
ment, and restriction of hours of operation of public or private facil-
ities.

4. For all permitted uses, including recreation, foot traffic on active
dunes shall be minimized. Where access through dunes is necessary, well-
defined footpaths shall be developed.

HABITAT TYPE: Wetlands**

Location: Santa Maria River Mouth, Santa Ynez River Mouth, Jalama Creek
Mouth, Carpinteria Marsh, Devereux (UCSB), Goleta Slough (City
of Santa Barbara)', there'are also small wetlands at the mouths
of many coastal streams

*Special studies are needed to develop cond itions and mitigation measures
for oil well drilling and sand mining. Refer to Section 3.6 for policies
regarding pipelines.

**The term "wetlands" includes estuaries, marsh, mudflat, salt marsh, sali-
cornia marsh, sloughs, and tideflats. Refer to Appendix A for definitions.

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Description: Wetlands are nurseries for many aquatic species and serve
as feeding and nesting areas for many waterfowl including rare and endan-
gered species. These habitats are sensitive because a delicate balance
exists between the tidal flushing from the ocean and the nutrient-rich
freshwater runoff that retains the productivity of these environments.
Upsets to this balance affect the many organisms found there. Development
activities in upland watersheds and stream alteration pose the greatest
threats to continued viability of wetland habitats. Direct impacts in-
clude dredging, mosquito abatement practices, and flood control projects.

POLICIES:

1. In order to prevent further reduction in the size of remaining wetlands,
no filling shall be allowed except.for the minimum required for flood
control purposes..

2. Dredging and diking shall be permitted for flood control purposes or
when such activity enhances the biological productivity of the wetland.

3. Excavation for the purpose of installing pipelines to serve coastal de-
pendent industrial uses or public purposes shall be permitted when no
feasible alternative route exists, and provided that the wetland is
restored to its original condition.

4. Dredging, when necessary for the maintenance of the tidal prism and
continued viability of the wetland habitat, is encouraged subject to
the following considerations:

a. Dredging should be restricted to those areas in the wetland with
the least vegetation.

b. Dredging should be limited to the smallest possible area.

5. Dredge spoils shall not be deposited in areas subject to tidal influence
or in areas where public access would be adversely affected. When feas-
ible, spoils should.be deposited in the littoral drift.

6. Dredging shall be conducted so as to avoid breeding seasons and other
critical phases,i.nthe life cycles of indigenous organisms.

7. Boating shall be prohibited in all wetlands except for research or
maintenance purposes.

8. A buffer strip, 100 feet in width, shall be maintained along the peri-
phery of all wetlands; no permanent structures shall be constructed in
this area.

9. Light recreation, i.e., birdwatching, nature study, etc., and scientific
and educational uses shall be permitted with appropriate controls to
prevent adverse impacts.

10. No grazing or other agricultural uses shall be permitted in coastal wet-
lands.

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11. Oil field wastewater and brines shall not be discharged into wetlands
without a permit from the Regional Water Quality Control Board.

12. Wetland sandbars shall.be dredged whenever necessary for maintenance
of tidal flow to ensure the continued biological productivity of the
wetland.

13. No vehicle traffic shall be permitted in.wetlands and pedestrian traffic
should be regulated.

14. No development, other than installation of pipelines, shall be permitted
on wetland areas and adjacent development shall be regulated to mitigate
impacts including sedimentation, toxic runoff, noise, etc.

15. Mosquito abatement practices shall be limited to the minimum necessary
to protect-public welfare and avoid nuisance. Use of biological con-
trol methods is encouraged.

NOTE: Controlling development within the wetland is only one aspect of the
wetland preservation program. Refer to Section 3.3 of the plan for policies
directed-at controlling development in the watersheds of coastal wetlands.

HABITAT TYPE: Native Grasslands

Location:* West of Ellwood Pier

Description: At one time, native grassland communities covered much of Cal-
ifornia. However, overgrazing and competition with European weedy species
have all but eliminated the native grasses from California. Native grass-
lands are sensitive to disturbance, and disruption to this community increases
its vulnerability to takeover by introduced species.

POLICIES:

1. Grazing shall be managed to avoid native grassland habitat.

2. Development shall be sited and designed to avoid disturbance or des-
truction of'grassland,areas.

HABITAT TYPE: Vernal Pools

Location: Isla Vista

Description: These small, fragile communities are the result of rain or
runoff in areas of poor drainage, and support interesting ecological com-
munities during winter and early spring. Due to spotty distribution and
@he degree of adaptation needed for the fluctuating environmental conditions
in this community, these areas support endangered and rare species and are
valuable for scientific and educational purposes. Vernal pools are threat-
ened by site development, fire prevention measures, and mosquito control
activities.

*Other locations may exist.

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POLICIES:

1. No mosquito control activ 'ity shall be carried out in vernal pools unless
it is required to avoid severe nuisance..

2. Grass cutting for fire prevention shall be conducted in such a manner
as to protect vernal pools. No grass cutting shall be allowed within
the vernal pool area or within a buffer zone of five feet.

3. Development shall be sited and designed to avoid vernal pool sites.

HABITAT TYPE: Butterfly Trees

Location:* Dos Pueblos, near Coronado Road in Goleta, near Arroyo
Quemado, Music Academy of the West parking lot, Price estate
in Hope Ranch area,,Gas.Company property near Goleta Slough,
Loon Point area

Description: Butterfly trees are a roosting habitat consisting of a cir-
cular configuration of tall trees, usually eucalyptus, which are essential
for the mating phase of the Monarch Butterfly's life cycle. These roosts
deserve protection as they are critical to the survival of the species,
the source of scientific studies, and are of interest to the general public..

POLICIES:

1. Butterfly trees shall not be altered or removed except where they pose
a serious threat to life or property.
2. Adjacent development shall be set back a minimum of 50 feet from the
trees.

HABITAT TYPE: Harbor Seal Hauling Grounds

Location:* Carpinteria, Goleta, Naples, some areas along the Hollister
Ranch coast

Description: Harbor seal hauling grounds are usually sandy beaches and some-
times rocky outcrops frequented by harbor seals. Some of these areas are
used for pupping (giving birth and nursing). Harbor seals do not haul out
on beaches that are used heavily by the public. Harbor seals are protected
under the provisions of the Federal Marine Mammal Protection Act. This leg-
islation encourages "efforts to protect the rookeries, mating grounds, and
areas of similar significance for each species of marine mammal from the
adverse effect of man's action." (Section 2(2))

POLICIES:
I." Recreational. activities near areas used for harbor seal hauling grounds
shall be carefully monitored to ensure continued vlability of these
habitats.

*Other. locations may exist.

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2. Harbor seal hauling'grounds shall not be altered or disturbed by
recreational, industrial, or any other uses.

HABITAT TYPE: White-Tailed Kite

Location: More Mesa

Description; The More Mesa grassland provides a feeding and nesting habitat
for the White-tailed Kite. This hawk is designated as a "fully protected"
species by the California Department of Fish and Game. The habitat areas
of concern are the flood plains of Atascadero Creek, adjacent slopes with
oak savanna cover, the ravines, and grassland rodent habitat areas which
are necessary for feeding by the White-tailed Kite.

POLICIES:

1. There shall be no development, i.e., structures, roads, within the des-
ignated habitat area.

2. Recreational use of the habitat area shall be minimal, i,e., walking,
bird watching. Protective measures for this area should incl-ude fencing
and posting so as to restrict, but not exclude, use by people.

3. Only native species shall be planted in the habitat area.
4. Any development around the site-shall be set back sufficiently far as
to minimize impacts on the habitat area.

5. In addition to preserving the ravine plant communities on More Mesa for
nesting and roosting sites, adequate.area shall be retained in grass-
land to provide feeding area for the kites.

HABITAT TYPE: Rocky Points and Intertidal Areas
Location: Point Sal, Point Conception to Ellwood, Coal Oil Point,
Goleta Point, Carpinteria bluffs area

Description: Rocky points and intertidal areas provide habitats for a di-
versity of marine organisms which are adapted to harsh and changing envir-
onmental conditions such as wave shock and moisture fluctuation. Foot
traffic, collecting of organisms, or any sort of handling is very destructive
to these organisms. Degradation of marine water quality also adversely
affects biota which thrive on rocky points and intertidal areas.

POLICIES:

1. In order to prevent destruction of organisms which thrive in intertidal
areas, no unauthorized vehicles shall be allowed on beaches adjacent to
intertidal areas.

2. Only light recreational use shall be permitted on public beaches which
include*,or are adjacent to rocky points or intertidal areas.

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3. Shoreline structures, including piers, groins, breakwaters, drainages,
and seawalls, and pipelines, should be sited or routed to avoid signif-
icant rocky points and intertidal areas.

HABITAT TYPE: Subtidal Reefs

Location: Naples, Carpinteria

Description: Subtidal reefs are offshore rocky areas that serve as'attach-
ment points for a high number and diversity of algae, invertebrate, and
fish species. The reef environment is a unique and rich resource, used for
research, education, and commercial and recreational fishing.

POLICIES:

1. Naples reef shall be maintained primarily.as a site for scientific re-
search and education. Recreational and commercial uses shall be per-
mitted as long as such activities are regulated to avoid depletion of
marine resources in the area.

HABITAT TYPE: Kelp Beds

Location: Along the coast from Jalama to Carpinteria

Description: The Santa Barbara County coastline supports a ric'h kelp bed
resou'rce. Kelp beds are productive environments which serve as fish habi-
tats and are therefore important to sport and commercial fishermen and
biologists. Kelp beds are destroyed by poor water quality from sources
such as sewer outfalls, siltation and other ocean bottom disturbances,
water temperature changes, and overgrazing from marine invertebrates (such
as the sea urchin) and fish. Extensive kelp bed areas have been destroyed
in Southern California coastal areas due to some of these impacts. The
effect of kelp harvesting on long-term survival and productivity is a
source of considerable controversy. The activities of kelp cutters are
currently regulated by the California Department of Fish and Game.

Since the County does not have jurisdiction over activities that could
impact kelp resources, the following actions should be taken:

1. The County shall request the Department of Fish and Game to carefully
monitor the kelp harvesting industry to ensure that such activity
will not reduce kelp bed size and range or its productivity as a
fish nursery habitat.

2. The County shall request the appropriate State and Federal agencies
to carefully monitor activities that may affect marine water quality
.such as sewage disposal, dredging, and energy development.

HABITAT TYPE: Na tive Plant Communities (examples: coastal sage scrub,
chaparral, coastal bluff, closed cone pine forest, Calif-
ornia native oak woodland (also individual oak trees)), en-
dangered plant species as designated by the California
Native Plant Society, and other plants of special interest
such as endemics.

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Location: County-wide*

Description: Natural ecological systems composed of native plant species
serve many essential functions. Thqy serve as.wil,dlife habitats and pro-
vide nesting sites and feeding resources for many animals. Native plants,
due to their adaption to the local environment, use less water than most
introduced species and contribute to the stabilization of soil on bluffs,
hillsides, and watersheds. In addition, native plants are an integral com-
ponent of the landscape that makes the Santa Barbara County coastal zone a
visual resource of more than local importance. Oak trees need special
attention, as they are large and provide important habitat and shading.
They are very long-lived, relatively slow-growing, and are easily harmed
by surrounding land uses.

POLICIES:

1. Oak trees, because they are particularly sensitive to environmental
conditions, shall be protected. All land use activities, including
cultivated agriculture'and grazing, shall be carried out in such a
manner as to avoid damage to native oak trees. When possible, regen-
eration of oak trees on grazing lands shall be encouraged by fencing
small.areas until oak seedlings become established.

2. When sites are graded or developed, areas with significant amounts of
native vegetation shall be preserved. All-development shall be sited,
designed, and constructed to minimize impacts of grading, paving, con-
struction of roads or,structures, runoff, and erosion on native vege-
tation. In particular, grading and paving shall not adversely affect
root zone aeration and stability of native trees.

*These habitats.are not designated on the land use maps because they occur
in so many areas. Therefore,'the policies will have to be applied on a
case-by-case basis as projects are reviewed.

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HABITAT TYPE: Streams

Location:

POINT SAL Perennial Intermittant

Santa Maria River
Corralitos Canyon

JALAMA TO GAVIOTA

Canada de la Gaviota Canada de la Cuarta
Canada del Agua Caliente Canada del Coyote
Canada de Alegria Canada del Aqua
Canada del Sacate Canada de las Panoches
Canada de Santa Anita Canada de las Agujas
Arroyo Bulito Arroyo San Augustine
Barranca Honda Canada de Pescado
Canada del Cojo Canada de Chiclan
Wood Canyon Canada de ]a Llegua
Jalama Creek Canada del Gato
Gaspar Creek Canada del Cementerio
Espada Creek Dams1te Canyon
Black Canyon
Escondido Creek

GAVIOTA COAST

Canada San Onofre Canada del Barro
Canada del Molino Canada del Cementario
Arroyo Hondo Canada Alcatraz
Arroyo Quemado Canada del Leon
Tajiguas Canada de la Posta
Canada de Refugio Canada de las Zorillas
Las Flores Canada de la Galina
Canada del Capitan Canada de la Huerta
La Llagas Canyon Canada de la Rita
Canada del Venadito
Canada de la Destilladora
Gato Canyon
Las Varas
Dos Pueblos
Eagle Canyon
Tecolote Canyon
GOLETA Bell Canyon

Atascadero Creek Tecolotito
Carneros Creek

MONTECITO AND SUMMERLAND

San Ysidro Creek
Romero Creek
Oak Creek
Montecito Creek

CARPINTERIA VALLEY

Rincon Creek Toro Canyon Creek
Santa Monica Creek
Franklin Creek
Carpinteria Creek
Gobernador Creek
Arroyo Paredon

Source: USGS Maps

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Description: Streams and creeks affect both the quantity and quality of
local water supplies. Heavy siltation of the stream bed can clog the nat-
ural flow of water from the surface into groundwater reserves. Increased
sedimentation in streams also results in higher flows and increased flood
hazards. Polluted runoff from upland development or direct discharge into
a stream can infiltrate the groundwater, thereby polluting underground-water
resources. Streams and creeks provide habitats for many species of birds
and animals and serve as major corridors for transporting nutrients and
sediments to wetlands and estuaries. They also play a critical role in
providing sand for beach replenishment.

Streams and creeks. are sensitive habitats. Development and land use
activity within and adjacent to the watercourse has profound effects on
stream hydrology, channel geometry, and water quality. Protection of
streams requires regulation of land use within the immediate environment
as well as control of land use in the larger watershed. The following
policies are directed at development within the stream corridor. Regula-
tion of land uses in the watershed is addressed in Section 3.3 of the plan.

Definitions:

Stream: watercourses, including major,and minor streams, drainageways, and
small lakes, ponds,.and marshy areas through which streams pass.

Major Stream: a continuously flowing water body, i.e., perennial streams.

Minor Stream: an intermittently flowing strea m or a permanent stream with
low flow during all or part of the year.

Riparian Vegetation: vegetation normally found along the banks of streams,
creeks, and rivers.

Stream Corridor: a stream and its minimum prescribed buffer strip.

Buffer: a designated width of land adjacent to the stream which is necess-
ary to protect biological productivity, water quality, and hydrological
characteristics of the stream.. A buffer strip is measured from the banks
or high water mark of the stream landward.

POLICIES:

1. The minimum buffer strip for major streams shall be 100 feet and, for
minor streams, 50 feet. These minimum buffers may be adjusted by the
County on a case-by-case basis after investigation of the following
factors:

a. soil type and stability of stream corridor;

b. how surface water filters into the ground;

c. types and amount of riparian vegetation and how such vegetation
contributes to soil stability and habitat value;,

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d. slope of the land on either side of the stream; and

e. location of the 100-year flood plain boundary.

2. No structures shall be located within the stream corridor. If a parcel
is located entirely within the stream corridor, structures shall be
located on that portion of the site and in a method which results in
least impact on the stream and riparian vegetation.

3. Dams or other structures that would prevent upstream migration of an-
adromous fish shall not be allowed in streams designated by the Calif-
ornia Department of Fish and Game, unless other measures are used to
allow fish to bypass obstacles. These streams include: San Antonio
Creek, Santa Ynez River, Jalama.Creek, Santa Anita Creek, Gaviota
Creek and Tecolote Creek.

4. All development, including dredging, filling, and grading, within stream
corridors shall be limited to activities necessary for flood control pur-
poses, water supply projects, or laying of pipelines, when no alterna-
tive route is feasible. When such activities require removal of rip-
arian plant species, re-vegetation with native plants shall be required.

5. All permitted construction and grading within stream corridors shall
be carried out in such a manner as to minimize impacts from increased
runoff, sedimentation, biochemical degradation, or thermal pollution.

6. The following activities shall be prohibited within stream corridors:
grazing,' cultivated agriculture, pesticide applications, and installa-
tion of septic tanks.

7. Other than projects that are currently approved and/or funded, no
further concrete channelization or other major alterations of streams
in the coastal zone shall be permitted.

3.9.5 RECOMMENDED ACTIONS

The following actions are needed to ensure long-term preservation of
habitat resources in the coastal zone:

1. Immediate public action is needed to halt the unauthorized use of off-
road vehicles on the Guadalupe Dunes.

2. The County should pursue funding for a special study of the Guadalupe
Dunes. This study should include an inventory of the biological and
archaeological resources and performance standards for sand mining
and oil and gas development.

3. The County should pursue additional measures to ensure long-term preser-
vation of the habitat resources of the followi-ng areas: Guadalupe Dunes,
Point Sal, Santa Cruz and Santa Rosa Islands. These additional measures
may include: public acquisition, conservation easements, open space or
recreational preserves, purchase of development rights.

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4. The County s-hould post signs at appropriate locations which will re-
strict public access into the following habitat areas: dunes, wet-
lands and estuaries, and prohibit the collecting of marine organisms
in rocky points and intertidal areas.

5. The County should encourage and support efforts to increase public
understanding of significant habitat areas by all of the following
measures:

a. Encouraging educational progr ams on habitat areas in the public
schools and informal e6cational programs through community or-
ganizations.

,.b. Providing signs, interpretive displays, etc., on habitat sites
which are on or adjacent to County parks.
C* Pursuing funding for specific studies to determine the effect
on wildlife and habitats of various land use activities such as
agriculture, grazing, and recreational activities and to determine
allowable levels and kinds of uses as well as appropriate mitiga-
tion measures.

6. The County, in cooperation With other agencies, including the Depart-
ment of Fish and Game, needs to undertake systematic investigations of
stream ecosystems for purposes of inventory and for development of
protection and enhancement programs. Funding sources should be sought
for these studies.

7. Public action is needed to restore South-Coast streams that have been
interrupted or altered by culverts along Highway 101.

NOTE: Refer to Section 4 .2 for recommendations regarding the Carpinteria
Marsh and Section 4.8 for discussion of habitat resources on Santa Rosa
and Santa Cruz Islands,

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3 .10 ARCHAEOLOGICAL AND HISTORICAL
RESOURCES

3.10.1 COASTAL ACT POLICIES

30244. Where development would adversely impact archaeological
or paleontological resources as identified by the State Historic
Preservation Officer, reasonable mitigation measures shall be re-
quired.

3.10.2 BACKGROUND

The South Coast area of Santa Barbara County is one of the most impor-
tant archaeological regions in California. This area was densely occupied
by the Chumash at the time of.Spanish contact, and archaeological evidence
confi rms that it was so occupi,ed for a considerable period of time. Site
density in the area is estimated to be very high, although it has not been
systematically surveyed. Approximately.90 percent of the remaining sites
directly on the coast have been recorded, chiefly by D. B. Rogers in 1929.
Areas just a few hundred yards away from the coast are not as well-known,
although they are also believed to contain ahigh density of sites.
Chumash sites are known in the Point Conception area, and it-is prob-
able that more exist. In addition, Point Conception is highly regarded by
all North American Indians as the "Western Gate." It is revered by Native
Americans as the passageway for souls from this world to the next and is
sacred ground.

-The only area in northern Santa Barbara County that has been subjected
to intensive survey over the last few years is the Vandenberg region. In-
vestigations have revealed a very high density of sites on Vandenberg Air
Force Base and adjacent areas. Very little, however, is known at present
of the archaeology of other areas in the northwestern part of the County
although it is likely that significant areas exist. For example, several
archaeological sites have been identified in the vicinity of the Guadalupe
Dunes.

Hammond's Meadow is the only site in the coastal zone that is currently
listed on the National Register of Historic Places.

If'an adequate survey of the Santa Barbara County coastline were to
take place, it is probable that the entire area could be linked into one
large, high density archaeological site zone. Because native American
Indians have used this area for perhaps up to 7,000 years, many remnants of
their villages, camps,.food processing, and ceremonial sites exist in the
astal zone. The physical attributes of these sites include burials, art-
ifacts, house and ceremonial structure rema ins, kitchen and food processing
C11 0
middens,"shells and bones, as well as some rock drawings (pictographs and
petroglyphs) and special sites containing only rock artifacts.

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Those sites which are currently known are mapped and on file with the
County Planning Department and the Department of Environmental Resources.
To protect sites, however, these maps are confidential.

3.10.3 PLANNING ISSUES

Although factors causing similar population distributions are probably
different, the Indians of Santa Barbara County and the current population
show preference for the same general locations. Consequently, present pop-
ulations have damaged many archaeological sites. In 1973, the California
State Archaeological Task Force estimated that 50 percent of all archaeo-
logical sites in California, and 81 percent in Santa Barbara County, have
been destroyed. Since archaeological sites are a non-renewable resource,
the remaining sites need to be protected.

At present, urbanization and public access appear to be the principal
sources of destruction of archaeological sites. The direct threats posed
by urbanization include: plowing; bulldozing; residential and industrial
construction; grading for roads and highways; construction of parking lots,
airstrips, and railways; cattle grazing; water projects (eroding and bury-
ing sites); off-road vehicles; recreational developments; natural forces
(water and wind); and unauthorized collecting of artifacts. One of the most
significant indirect threats for the destruction of archaeological sites is
public access. Vandalism has always been a source of destruction to sites,
and the probability of it occurring increases with enhanced access to areas
of archaeological significance. Any increase in temporary or permanent
population in the vicinity of a site through construction of housing projects,
trailer parks, campgrounds, or recreation areas increases the vulnerability
of archaeological sites to disturbance. Construction of public roads which
provide access to areas of archaeological significance or publication of
known site locations or areas of high site density also can increase van-
dalism.

3.10.4 POLICIES

Policy 1: All available measures, including purchase, tax relief, purchase
of development rights, etc., should be explored to avoid develop-
ment on important archaeological sites. Where these measures are
not feasible and development will adversely affect identified
archaeological or paleontological resources, adequate mitigation
shall be required.

Policy 2: Activities other than development, which could damage or destroy
archaeological sites, including off-road vehicle use and unauth-
orized collecting of artifacts, shall be prohibited.

3.10.5 HISTORICAL RESOURCES

Santa Barbara's historic al heritage is rich and diverse. Prime examples
of historic sites survive from each of the major periods of California his-
tory. In the coastal zone, the majority of these sites are found within the
City of Santa Barbara, although a more extensive inventory of historical
sites may turn up new sites within the County's jurisdiction.

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The Vincent e Ortega Adobe is probably the most important site within
the coastal zone. This adobe is located in the foothills north of Route 101
between Goleta and Gaviota Pass near Arroyo Hondo. It was built in the late
1840's or early 1850's by descendents of Jose Francisco Ortega, the founder
of Santa Barbara '. The adobe remains in its original condition and has not
been subjected to restoration. Consequently, it is an extremely important
example of early adobe construction.

Fourteen other historic sites have been inventoried within the County's
coastal zone. Listedgeographically from north,to south, they include:

Point Sal
Point Conception Lighthouse
Gaviota Landing
Gaviota.Pass (State' Historical Landmark)
Baron Adobe
El Refugio Beach Park
El Capitan Beach Park
Dos Pueblos (Historic Site, Cabrillo Anchorage)
Whaling Camp (Goleta Point Area)
Asphaltum Mine (Goleta--UCSB Area)
Massini Adobe (Montecito)
First Oil Well (Summerland)
Fleishman House (Lambert Road)
Shepard's Inn (Carpinteria Valley)

Recommendations:

Although the Coastal Act does not specifically call for protection of
historical resources, the following recommendations are made to ensure pro-
tection of important historical sites in Santa Barbara County.

1. The County should undertake an inventory of historical sites in the
unincorporated areas of the County.

2. The significant sites should be designated as landmarks by the County
Advisory Landmark Committee and restrictions imposed at currently per-
mitted by.County Ordinance No. 1716.

3. Historic sites of national significance should be nominated for landmark
status by the National Historic Landmarks Program and the National Reg-
ister of Historic Places. Those of State-wide significance should be
nominated for inclusion on the register of California Historical Land-
marks.

4. Owners of historical sites meeting the criteria specified in Sections
50280-50289 of the Government Code should be encouraged to enter into
historical properties contracts with the County (the contract gives
the owner the benefit of assessment based on restricted use of the
property) to insure permanent preservation of significant sites.

NOTE: MI t of the information for this section was taken from the County's
Propose@@bnservatio'n Element.

3 11 AIR QUALITY

3.11.1 COASTAL ACT POLICIES

Only two sections of the Coastal Act directly address the issue of air
quality. Under Section 30253.(3) of the Coastal Act, new development shall

"Be consistent with requirements imposed by an air-pollution
control district or the State Air Resources Control Board as to
each particular development."

In addition, under Section 30253.(4), new development shall

"Minimize energy consumption and vehicle miles traveled."

A number of other sections of the Coastal Act reinforce these policies
either directly or indirectly. Section 30250 urges that new development be
located near existing developed areas to prevent excessive sprawl. Section
30252 urges that new development be sited so as to assure the potential for
public transit for high intensity uses, and that non-automobile circulation
be encouraged within the development.

Under Section 30241, protection of agricultural land by establishing
stable urban-rural boundaries, limiting conversions of agricultural land,
and controlling public service and facility extensions, further acts to
limit sprawl and thus reduce the distances people travel.

In addressing the issue of air quality,'the land use plan must be con-
sistent with both the Coastal Act and the Air Quality Attainment Plan being
developed to bring the County into conformance with the Clean Air Act and
its'amendments.

.3.11.2 CONSISTENCY WITH COASTAL ACT

By implementing these sections of the Coastal Act, the land use plan
will help to reduce air pollution. The land use plan designates boundaries
separating urban and rural land uses thus preventing the encroachment of new
urban development in agricultural and rural areas. Within the urban areas
there is enough vacant land to allow for substantial infilling. By encour-
aging the concentration of development and limiting sprawl, the land use
plan should contribute to the reduction of vehicle miles travelled and re-
sult in improved public transit and carpools by increasing the density of
population along a given route.

The access and recreation proposals in the land use plan reflect mixed
.effects on air quality. Within the urbanized South Coast areas, the land
use plan proposes increased opportunities for access and recreation to serve
mostly local residents. In many cases, the plan makes no provision for park-
ing, but encourages pedestrian and bicycle access. However, the plan also
proposes expansion of access and recreation in the rural areas of the County.
Most of these areas can only be accessed by private transportation, since
public transit service does not exist and is not planned. While many of the
proposals in the area between Gaviota and Guadalupe are for limited access
via hiking trails, autos would still be needed to reach the trailheads.

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Provisions for public transit at some future date should be considered in
framing specific proposals for expanded recreational facilities along the
South Coast.

The importance of the County, particularly the South Coast, as a rec-
reational area has resulted in the acquisition of large coastal areas by the
State Department of Parks and Recreation. State Park facilities generally
include overnight campgrounds and thus cater to the out-of-County user.
Since most of the State Parks are filled to capacity during the summer months,
the amount of traffic generated may be substantial. The State has plans for
considerable expansion of its holdings in the area between Ellwood and Gav-
iota. These plans, if they include proposals for more camping faciliti.es,
will need to be evaluated carefully for their impacts on air quality. The
State is also planning a bicycle trail that will eventually link Santa Bar-
bara and Goleta with the State Parks at El Capitan, Refugio, and Gaviota.
Though this trail will reduce the need by local residents to use cars to
access beaches west of Ellwood, its impact on vehicle miles travelled will
be minor.

In terms of impacts of industrial facilities on air quality, the land
use plan does not propose a substantial expansion of areas available for
industrial uses. In the case of oil and gas development, industrial desig-
nations are confined to existing processing facilities. These facilities,
which are currently dispersed along the coast between Carpinteria and Point
Conception, may need to be expanded and upgraded to serve increased produc-
tion in the State Tidelands and Federal OCS.

3.11.3 CONSISTENCY WITH THE AIR QUALITY ATTAINMENT PLAN (AQAP)

One mechanism for achieving consistency between the land use plan and
the requirements of the Clean Air Act and its amendments is the incorporation
of the Air Quality Attainment Plan (scheduled for completion November 1978)
into the LCP. The substance of the AQAP rests with development of control
strategies for individual pollutants. The control strategies developed under
the AQAP effort are based on: (1) inventory of current emissions; (2) pro-
jection of future emissions; (3) analysis of reductions available from con-
trol measures; and (4) synthesis of control measures -into a strategy in
order to achieve the National Ambient Air Quality Standards (NAAQS).

Three types of control measures are available for the AQAP: stationary
scurce controls, transportation controls, and land use controls. The follow-
ing measures are being considered for inclusion in the AQAP to be submitted
to the Environmental Protection Agency (EPA) in January 1979:

Stationary source control measures:

1. Marine tanker terminal vapor recovery.
2. Preventative maintenance at oil plants.
3. Vapor recovery at gas stations.
4. Controls on degreasing operations.
5. Controls on coating and cleaning solvents.
6. Controls on agricultural and mineral operations.

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Transportation control measures:

7. Vehicle inspection/maintenance program.
8. Restrictions on on-street parking (pilot study).
9. Areawide carpooling program (pilot study).

Land use control measures:
Policy A: Restrict the extension of new development to those locations
with existing or committed services.

10. Expedite completion of LAFCO's development and adoption of spheres
of influence.
11. Expedite adoption of "Urban Service Area" concept for defining
city and special district spheres of influence in terms of service
commitments and projected land needs (five-year, ten-year, twenty-
year estimates).
12. Carry out policy on formation and annexation of cities and special
districts consistent with preceding measure.
13. Enact non-urban zoning (agricultural zoning) outside of urban ser-
vice areas
14. Establish @rban/rural lines for all communities of the county and
enact appropriate zoning for the urban and -rural areas.
15. Coordinate delineation of urban service areas with urban/rural Tines.
16. Initiate rezoning and permit preference procedures in locations with
available capacity in sewer/water/transportation service.

Policy B: Encourage "infill" development of bypassed vacant land within
urbanizing areas.

17. Undertake planning studies to inventory bypassed land; identify
If development problems, and resolve questions of best potential use.
18. Design sewer/water/transportation systems to improve accessibility
and serviceability of bypassed vacant land.

Policy C: Encourage higher density development in urban areas where
existing or committed urban service capacities can support higher den-
sities.

19. In urban areas with adequate sewer/water/transit capacities, rezone
appropriate locations to permit higher densities.
20. Enact Planned Unit Development (PUD) and/or cluster zoning ordin-
ances to foster higher densities on appropriate sites.

Policy D: Encourage a mixture of residential/commercial/industriaI
development types in all communities.

21. Revise zoning ordinances to encourage mixture of land uses with
adequate design or performance standards.
22. Expand application of Planned Unit Development zones or floating
zones.
23. Expand use of Conditional Use Permits.
24. Restrict new large-scale land development projects that are exclus-
ively commercial, industrial, or residential.

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Policy E: Encourage design modification of developments to make public
transit more attractive for the users.

25. Amend zoning ordinances to require developers to provide conveni-
ent access to development from transit stop and to provide transit
shelter.
26. Require as a condition of the permit process public transit ex-
tension during construction stages of remote large-scale develop-
ment (e.g., LNG, space shuttle).

Policy F: Restrict the development of auto-dependent facilities.

27. 'Amend zoning ordinances to deny the construction of new drive-thru
facilities and phase out the use of existing drive-thru facilities.

In later revisions of the AQAP, other measures will be adopted to ensure
continued progress toward attainment of the NAAQS. The measures that will
be studied for possible inclusion in future AQAP revisions will include both
transportation and land use control measures.

The practical issue facing the LCP revolves around the interface between
these 'control measures and the land use plan. That is, what are the impacts
of these measures on the land use plan and what are the impacts of the land
use plan proposals on the AQAP. Many of the control measures proposed by
the AQAP have little connection with the designation or intensity of land
use, or the performance standards and policies attached to them. For exam-
ple, vapor recovery and inspection/maintenance programs would not register
at the gross level of a land use designation. Conversely, one can look at
the impact of land use decisions on air quality. For example, a decision to
disperse rather than concentrate oil processing facilities along the South
Coast to reduce hot spots would not affect the total emissions to the air
basin under a given production scenario.

There are a number of linkages which do exist and may be significant.
For example, some of the proposed AQAP land use control measures are similar
to proposals made in the land use plan, i.e., Measures 13, 14, and 20. When
the AQAP is adopted, a determination should be made of the possible inter-
faces between its recommendations and the land use plan. Appropriate pol-
icies and strategies should be incorporated into the land use plan and its
implementation ordinances.

CHAPTER 4:
THE PLANNING AREAS

4.1 INTRODUCTION

In order to achieve the level of detailed planning required by the
Coastal Act, Santa Barbara County's coastal zone has been divided into
seven subareas. These include the Carpinteria Valley, Sumnierland, Montecito,
and the Goleta Valley; two large stretches of undeveloped coastline, the
Gaviota Coast (Ellwood to Gaviota) and the North Coast (Gaviota* to the Santa
Maria River mouth), and the Channel Islands.

In this chapter, each planning area discussion begins with a descrip-
tion of the physical characteristics of the area. The character description
is followed by a discussion of coastal planning issues which are relevant
in the subarea (e.g., the protection of visual resources, the availability
and demand for coastal recreation and beach access, and low and moderate
cost housing accessibility). Policy recommendations are made at the con-
clusion of each planning area study. These are area specific policies
which fall within the larger policy framework set forth in Chapter 3, the
Resource Protection and Development Policies. In a few cases, where large
parcels exist within an already urbanized area (i.e., Santa Barbara Shores,
More Mesa, and Hammonid's Meadow), alternative land use proposals are made to
illustrate the types of development which would be consistent with the
Coastal Act.'

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IAI

Ir.

IV-

77,777,

1978 RON MORGAN 4. 2 Carpinteria Val ley

4.2 CARPINTERIA VALLEY

4.2.1 CHARACTER OF THE PLANNING AREA

The Carpinteria Valley is a long, narrow coastal plain paralleling the
shoreline and the Santa Ynez Mountains. It is bounded by the Pacific Ocean
and the coastal zone boundary to the north and south, and the Ventura County
line and Toro Canyon Road to the east and west.

Although the City of Carpinteria has had rapid growth in recent years,
the character of the Valley is still predominately agricultural. From Toro
Canyon to the Ventura County line, orchards, fields of flowers, and green-
houses are the prevailing.landscape. The City of Carpinteria'is literally
encircled by agriculture which extends into the Carpinteria foothills.

As an agricultural resource, the Valley is among the finest in the
State of California for the production of specialty crops, which include
avocados, cut flowers, and foliage plants. The local climate, prime soils,
and relatively clean air make the area highly desirable to growers. The
Valley's two climatic zones, Maritime and Coastal, are characterized by very
mild.temperature ranges and nearly frost-free growing conditions. Average
seasonal temperatures range from 550 F in winter to 650 F in summer; and
there are between 310 and 330 frost-free days per year. These mild tempera-
tures, combined with a relatively wind-free setting and excellent solar ex-
posure (due to the north-south orientation), help produce exceptionally fine
quality, high-yield crops which can be harvested when other agricultural areas
are out of production. Carpinteria Valley growers thereby enjoy a market
advantage over their counterparts elsewhere.

I Carpinteria Valley has distinct agricultural subareas. The Valley's
westerly end is a mix of avocado orchards, greenhouses, and open field
flowers. In recent years, greenhouse development has been particularly
active in this area. The Valley floor to the east and north of the City of
Carpinteria is one of the most fertile and productive agricultural areas in
the Valley and is currently planted to avocados and lemons. North of Foothill
and Casitas Pass Roads, the terrain becomes progressively steeper and rugged.
Avocado orchards dominate here, while a few greenhouses and nurseries occupy
some of the.level land. Newly planted avocado orchards extend well into the
foothills and beyond the coastal zone boundary into the National Forest Ser-
vice jurisdiction.

Urban development in the Carpinteria Valley is mainly confined to the
City of Carpinteria and neighborhoods scattered about the Valley floor and
along the coastline. Serena Park, the.most westerly neighborhood, is composed
of;single family.residences. Just east and north of Serena Park is a large
condominium development which abuts the polo field, a well-known Carpinteria
Valley landmark visible from U. S. 101. East of the polo field and north of
Foothill Road are the hillside neighborhoods of Ocean Oaks and La Mirada.
These neighborhoods.are small, isolated subdivisions surrounded by agricul-
ture.

At the opposite end of the Valley to the east is Shepard's Mesa, an
area zoned for one to three acre estates and surrounded by steep and

marginally productive agricultural land. Homes on Shephard's Mesa have spec-
tacular views of the entire Valley, the Pacific Ocean, and the Channel Islands.

Carpinteria.'s coastline (bordered by Rincon Point to the east and Loon
Point to the west) includes bluffs, sandy beaches, and an estuary. Three res-
idential neighborhoods (Rincon Point Sandyland Cove, and Padaro Lane) are
located along the coastline. Immedi;tely to the west of Rincon Point is the
County's Rincon Beach Park, which provides parking, beach access, and limited
facilities. To the north and west of the park, a portion of the undeveloped
bluffs areas is currently being used as an off-road vehicle track. The Southern
Pacific mainline parallels the bluffs and impinges on the shoreline bluff area
from Rincon Park through the City of Carpinteria. Carpinteria State Beach
Park, the primary recreation facility in this area, is located in the City of
Carpinteria and extends from Linden Avenue to just east of K Street. Facil-
ities for campers are also provided by the Carpinteria Camper Park, north of
Highway 101 and adjacent to the City's western boundary.

El Estero, a large coastal wetland, abuts the City of Carpinteria's west-
erly boundary. An isolated, highly private community, Sandyland Cove extends
the full length of the wetland and enjoys commanding views of the shoreline
and mountain backdrop. To the west of Sandyland Cove is a highway commercial
development, Santa Claus Village, and a long stretch of residential develop-
ment along Padaro Lane. Padaro Lane is a fine residential neighborhood which
.includes homes at sea level as well as bluff-top residences with panoramic
views of the shoreline and Channel Islands.

4.2.2 PLANNING ISSUES

Urban/Rural Boundary

Agriculture is the dominant land use in the Carpinteria,Valley at this
time. Combined with other open lands-and El Estero, rural uses comprised al-
most three-fourths of the total acreage in the Valley (including the City) in
1976. The majority of the urban uses, i.e., residential, commercial, and in-
dustrial, etc., is contained within the City of Carpinteria, although there
ire several residential subareas in the rural area, namely, Shepard's Mesa,.
Serena Park, Padaro Lane, La.Mirada, Ocean Oaks, and Sandyland Cove.

Since its incorporation in 1965, the City has grown from a population of
roughly 6,500 to an estimated 10,059 as of January 1, 1978. The City's most
[email protected] growth occurred from 1970 to 1975, when the population increased from
6,982 to 9,325. During that period, three large residential subdivisions and
an industrial park were annexed to the City, expanding the urban boundary to
the north and east. The City's easterly expansion has taken place along the
bluffs and Highway 101 on non-prime (Class III and IV) soils. Annexation of
the Reeder parcels represented.the only potential encroachment on prime soils
in the eastern portion of the Valley; however, the Coastal Commission denied
a permit to develop these parcels.and the area has been retained in agricul-
tural production. The residential subdivisions to the-north are located on
prime soils (Class II). Other smaller annexations to the west have claimed
.lands of marginal agricultural value. At present, the City of Carpinteria's
boundaries north of Highway 101 generally abut existing agriculture or prime
agricultural soils.

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Because of the mix of urban and agricultural land uses in the Carpinteria
Valley, there are general urban/agricultural conflicts that exist along the
urban periphery and in more remote areas of the Valley where neighborhoods
have been permitted to develop. The proximity of urban and residential devel-
opment has contributed to orchard theft and the spread of avocado root rot on
one hand, while the use of fertilizers, herbicides, and agricultural machinery
has, on occasion, been of some nuisance to neighboring residents; the extent
of the nuisance factor appears to be minimal at the present time.

To preserve the maximum amount of prime agricultural lands and concen-
trate urban development, a stable boundary separating urban and rural uses
needs to be established.

Service System Capacities and Availability of Resources

The Carpinteria County Water District is the only County water district
along the South Coast which has not imposed a moratorium on new service con-.
nections. According to recent estimates of the District's water supply/demand.
balance, there is a surplus of approximately 270 acre feet.* It is conceiv-
able that this surplus may soon be depleted, given the development proposals
pending before the City and the County at this time. Development beyond this
-level would lead to a deficit in terms of the perennial (safe) yield in the
Carpinteria groundwater basin. The long-term.water supply for the District
will depend on future water management decisions, including County-wide
solutions to the water availability problem. In the interim, an allocation
system for the distribution of the remaining water surplus is needed to assure
that priority land uses under the Coastal Act will not be precluded.

The Carpinteria Sanitary District's wastewater treatment facility is
currently operating at approximately 80 percent of capacity. There is suffi-
cient excess capacity to serve an estimated additional 3,600 people, far more
than can be served with existing water supplies. The urbanized area i.s pres-
ently served by the Sanitary District and two rural residential neighborhoods,
Padaro Lane and Serena Park, were recently annexed. The remaining unincorpor-
ated area relies on septic tanks. Soil and drainage conditions in many parts
of the Valley have been problematic for the use of septic tanks; therefore,
planning for new development in the rural area should reflect these constraints.

Road capacity is capable of handling a theoretical growth rate of one
percent through the year 2000, according to the County's Department of Trans-
portation.

Hazards

Carpinteria Valley has a high seismic hazard rating. The Carpinteri a
and Red Mountain Faults parallel the Carpinteria bluffs from the Carpinteria
State Beach Park to the Rincon Point area. Another fault, the Rincon Fault,
parallels the coastline further inland. The County requires that development
plans be reviewed for adjacency to known faults, with actual distance for
siting of development determined after this review.

*Refer to Section 5.2.

Large parts of the Valley are subject to high groundwater and lique-
faction. High groundwater can be detrimental to agriculture, particularly
tree crops that require a greater rooting depth than annual crops. Lique-
faction hazards present problems for intense building development. Other
hazards include slope instability, which is limited to a small area in Toro
Canyon, and tsunami runup, which could inundate much of the City proper, the
slough, and some agricultural areas.

Shoreline bluffs and cliffs are subject to undercutting and active slides.
Considerable damage, evident throughout the area, resulted from the winter
storms of 1978. One property owner along Padaro Lane, in an application for
a sea wall subsequently turned down by the Regional Coastal Commission, claimed
that bluff erosion on his parcel was proceeding at the rate of 2.5 feet per
year.

Beach erosion has been mitigated in some areas. In the area south of
Santa Claus Lane, heavy rock has been piled up against the top of the beach.
The houses south of Sand Point Road are protected by a 3,300-foot long double
sea wall system maintained by a special district, the Sandyland Sea Wall
Association. In 1978, the County Public.Works Department administered $15,000
worth of repairs due to damage caused by the previous winter storms. The sea
wall system has proven effective in preventing damage to the structures in the
area.

Flooding had been a major hazard throughout much of Carpinteria prior
to the recent channelization of the Santa Monica and Franklin Creeks. This
channelization, part of the "Carpinteria Valley Watershed Project," has re-
moved substantial areas within the City from the 100-year flood zone. Debris
barriers and grade stabilizers have been installed in the canyon areas to re-
duce transfer of flood debris and sediment to the Valley floor. Additional
channelization is planned along Casitas Pass Road which should remove much
of the remaining flood hazard. Areas subject to flooding will then be limit-
ed to the Carpinteria Creek area, the slough, and small agricultural areas
outside the,City. There are no plans at present for channelizing Carpinteria
Creek, as it poses only limited hazards to development. Setback standards-
need to be developed, however, to guide future development occurring adjacent
to the stream.

In addition to property damage from water and se diment, flood conditions
have impaired the functioning of the slough as an important ecological system
by depositing massive amounts of sediment as water passes through. Dredging
of the slough is planned as part of the second phase of work under the Car-
pinteria,Valley Watershed Project. In addition, two silt basins will be con-
structed at the points where Franklin and Santa Monica Creeks enter the slough.
Regulation of development in the watershed of the slough is needed to avoid
impacts from erosion and siltation.

Visual Resources

The visual resources of the Valley include several fleeting views of
the ocean from Highway 101 near Rincon Point; views of the ocean, islands,
and foothills from Rincon Beach Park; views of the shoreline, islands, and
mountain backdrop from Carpinteria State Beach Park; and a fleeting view of
the ocean from U. S. 101 near Santa Claus Lane. In addition, there are
scenic views of the ocean, the Channel Islands, and the mountains from the
Carpinteria bluffs.

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The general visual quality of Carpinteria Valley is somewhat marred by
the presence of billboards along the freeway within the City of Carpinteria.
The commercial strip development known as Santa Claus Lane obscures views
to the ocean and is out of character with the surrounding natural and resi-
dential environment.

As greenhouse development has proliferated, a conflict has emerged be-
tween Valley residents who live on the hillsides and growers who expand their
greenhouse operations below. Some Valley residents object to the visual char-
acteristics of the structures and the glare from their translucent rooftops,
as seen from the hillsides. While this hillside visual impact is largely
unresolvable, the County has devel-oped landscaping, lighting, parking, and
setback requirements on all new greenhouse development in order to minimize
the visual impacts of these structures as seen from U. S. 101 and along
Valley roads.

Commercial Development

At present, commercial development outside of the City of Carp interia.
is limited to Santa Claus Lane, which includes both highway strip and highway
related commercial activities. This development is out-of-character with a
coastal setting; another architectural theme would be more,appropriate. A
camper park adjacent to the City's western boundary on North Via Real pro-
vides limited accommodations for visitors.

In most areas, expansion of commercial uses in the rural areas of the Valley
would be inconsistent with Coastal Act policies.regarding concentration of
development and minimizing vehicle miles travelled. One exception is the
oceanfront area between the City's present easterly boundary and the County
Park at Rincon. A visitor-serving use in this area would be consistent with
the intent of the Act.

Coastal Access and Recreation

In the unincorporated portion of the Carpinteria Valley, existing oppor-
tunities for beach access and recreation are limited to the County Park at
@incon Point. Most of the demand for coastal recreation in this area is sat-
isfied by the City of Carpinteria and primarily the State Beach Park. There
are a few sites along Padaro Lane and Santa Claus Lane where the public has
gained access to the ocean by trespassing across private land. The Coastal
Commission required the offer of a vertical easement for one of these sites
along Padaro Lane; this site requires follow-through by the County. Because
of the limitations due to lack of parking and the need to protect the slough,
most of the demand for beach access and recreation will need to be satisfied
by the City and State beaches.

Habitat Areas

El Estero, or Carpinteria Marsh, is located immediately west of the City
of Carpinteria. El Estero, 230 acres in size, is the largest wetland in the
County. Approximately 120 acres of the marsh are part of the University of
California's Natural Land and Water Reserve System, and the remainder is
privately owned, with 35 acres in an Open Space Preserve.

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The County's existing General Plan designates the marsh as an ecological
preserve and is adequate to protect it from the direct.threat of development.
However, the slough is not protected from indirect impacts such as sedimen-
tation or toxic runoff from surrounding land uses@. The.principal land uses
in the watershed of the Carpinteria Marsh includ6- residential development and
agriculture, principally greenhouses and orchards. Potential impacts from
these uses include loss of habitat due to siltation, and pollution from sep-
tic tankdischarge and irrigation runoff. Flood control mitigation projects
and mosquito abatement practices may also have impacts on the slough.

Lack of data regarding indirect impacts on Carpinteria Marsh and the
large number of single purpose agencies having jurisdiction over the wetland
inhibit the development of a viable plan for protection of the Carpinteria
Marsh. In order to protect the biological productivity of the slough, a
comprehensive management program for the slough and surrounding watershed
must be developed.

Agriculture

Agricultural preservation is the most important and complex coastal-
related issue in the Carpinteria Valley. In recognition of this fact, the
LCP prepared,a special study of Carpinteria Valley agriculture (Agriculture
in the Carpinteria Valley, February 1978) which investigated the economic
Vi-a-bility and comparative advantages of existing agricultural activities in
the Valley, identified trends in agricultural production, and assessed the
impacts of greenhouse development on the Coastal Act mandate to preserve
prime agricultural lands.

In-1976 there were approximately 3,888 acres in agricultural production
in the Carpinteria Valley. Since that time, new avocado plantings have ex-
tended into the foothills, contributing to a net increase in the Valley's
agricultural lands and continuing the trend toward higher return specialty
crops. At present, greenhouse, nursery, and open field flower production is
the most economically viable form of agriculture in Carpinteria, followed by
avocados, which have flourished in recent years because of prime growing and
price conditions.

Increased land costs as a result of urban pressures and inflation, a
depressed market for lemons (formerly a major crop in the Valley), and the
soread of avocado root rot in many producing areas pose the greatest threats
to Carpinteria Valley agriculture at this time. However, the combination of
prime soils and high economic returns qualifies the Valley almost exclusively
as prime agricultural lands as defined in Section 51201 of the Government
Code. The only exceptions are found in a few areas where agricultural
potential is severely limited because of non-prime soil, steep slopes, or
urban conflicts. Overall, the strength of the Valley's agricultural economy
is reflected in the success of the County's Agricultural Preserve Program.
To date, 2,878 acres have been enrolled in preserves. Although greenhouse
growers have not opted for preserve status, some 55 acres of nursery lands
are currently enrolled. In order to encourage the retention of smaller
agricultural parcels in production, the Agricultural Preserve Program in-
cludes a "superprime" category, enabling growers who own a minimum of five
acres of fully planted and commercially producing land to qualify for pre-
serves, if they apply with other growers of equal or larger size to meet the
40 acres minimum preserve size.

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The greenhouse and nursery industry has grown steadily and at a rapid
pace over the last decade. There were over seven million square feet of '
greenhouse development in 1977. As the most viable form of agriculture in
the Valley, the greenhouse industry, with its potential for continued expan-
sion, raises several important issues for coastal planning and the protec-
tion of coastal resources. Depending on the amount and type of coverage,
greenhouses can have significant impacts on the long-term productivity of
soils, groundwater recharge, and on the ability of downstream water courses
to carry increased runoff. Many of these impacts can be addressed through
performance standards to protect soil productivity and other coastal resources
without undermining the viability of the industry.

The present "A-14" (Exclusive Agriculture) zone, which permits a five-
acre minimum parcel size, coupled with the Agricultural Preserve Program's
superprime option, has been instrumental in holding the line against further
urban encroachment in the Carpinteria Valley. However, a buildout of the
Valley based on five-acre minimum parcels would inevitably result in a
transition from an agricultural economy to that of residential ranchettes
or hobbyists, and would not be consistent with the Coastal Act goal of main-
taining the maximum amount of prime agricultural lands in production. The
Coastal Commission has consistently denied lot splits in the Carpinteria
Valley, reasoning that smaller parcels lead to higher assessed values and
limit the flexibility of agricultural producers to respond to changing market
conditions. In the A-I-X zone, a residence is permitted for each legally
estab.lished five-acre parcel. Use of land for residences, driveways, an-
cillary structures, and yard areas decreases the actual area available for
agricultural use. Parcels of this reduced size are not viable in a com-
merc-ial sense for any form of agricultural production, with the possible ex-
ception of greenhouses. In addition, proliferation of five-acre parcels,
each with its own residence, would make it difficult to satisfy the super-
prime qualifications for the Agricultural Preserve Program. Therefore, per-
petuation of the five-acre minimum will seriously compromise the long-term
maintenance of land in agricultural production.
In'summary, the agricultura 1 lands of the Carpinteria Valley are a
valuable coastal resource which need to,be protected by larger minimum
parcel sizes and performance standards that will ensure protection of the
long-term productivity of the land.

4.2.3 LAND USE PLAN PROPOSALS

Summary of Land Use Plan Map Designations

The land use plan proposals for the Carpinteria Valley reflect the
predominantly agricultural character of the area. All lands which qualify
as prime agricultural lands according to Section 51201 of the Public Re-
sources Code, are in existing agricultural production, or have agricultural
potential are designated as Agriculture I. A minimum parcel size of ten
acres is proposed for all agricultural lands situated on slopes of up to
thirty percent (30%); for parcels located on slopes greater than 30 percent,
a larger minimum parcel size of 40 acres is recommended.

A small area north of Via Real between Santa Monica and Arroyo Paredon
Creeks is designated for five-acre minimum parcel sizes. This is a non-
recharge area that has a high water table and is, therefore, especially
suited for greenhouse development.

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Two areas in the eastern portion of the Valley are designated as Resi-
dential Ranchette (5-20 acre minimum parcel) because of limited agricultural
potential and topographic conditions which require a low-density, rural land
use.

Existing residential neighborhoods (Shepard's Mesa, Los Arcos, Ocean
Oaks, La Mirada, Serena Park, Padaro Lane, and Sandyland Cove) are identi-
fied and planned for minimum I to 3-acre parcels. Development of vacant
parcels within these designated neighborhoods is permitted.

Policies and Actions

In addition to all of the County-wide policies and performance standards,
the following policies shall apply to the Carpinteria planning area:

Policy 1: In order to reserve remaining wastewater treatment capacity for
development within the urban boundary and to minimize growth
inducement outside of the urban area, no additional sewer ex-
tensions into rural areas beyond those already authorized and/or
constructed shall be permitted.

Policy 2: Since the serious flood hazards have already been mitigated, the
remaining natural streams in the Carpinteria Valley shall be pro-
tected from channelizations.

Policy 3: As a condition of development for all parcels on the Carpinteria
bluffs between the City of Carpinteria and Rincon Beach County
Park, dedication of a 20-foot-wide easement north of the railroad
right-of-way for a hiking and biking trail shall be required.
Development of this area shall be planned in conjunction with
development of the Carpin teria bluffs within the City.

Action 1: The County should assume the role of lead agency in forming a
management committee to ensure the preservation of the biological
productivity and protection of the water quality of the Carpinteria
Marsh. Agencies to be represented on the management committee
include: County Flood Control, Mosquito Abatement District,
U.C.S.B., Sandyland Protective Association, Department of Fish
and Game, Regional Water Quality Control Board, U. S. Fish and
Wildlife Service, U. C. Cooperative Extension, and the Coastal
Commission.

a) The Committee should be responsible for developing a com-
prehensive management plan for the slough and surrounding
watershed.,
b) The plan should include the following elements:

(1) Monitoring Program: Baseline data evaluating existing
water quality and biological productivity needs to be,
collected. In particular, research should determine .if
sedimentation and pesticides are adversely i.mpacting the
marsh. Depending on the implications of the base line
data, specific policies, programs, and performance
standards would need to be developed in response.

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(2) Management Program: This element of the plan should
provide for ongoing management of the slough. It should
include recommendations for changes-to existing ordinances
where necessary (i.e., grading, zoning), refinements of
the performance standards proposed in the land use plan,
and policies regarding appropriate kinds and intensities
of recreational, educational, and scientific uses.

Action 2: The County shall accept the easement along Padaro Lane (APN
5-040-20) and open it for limited public beach access. A sign and
bike racks should be provided.

NOTE: See Chapter 5 of the plan for recommendations regarding allocation of
water resources.

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MM-M IM MIMI m m m WIM m mm

Carpinteria Va I ley

----------

CARPIN I ERI

COASTAL LINE IN lot

.........

r
44-

4" 6A

'3C1978 R ON MORGAN 4. 3 Summerland

4.3 SUMMERLAND

4.3.1 CHARACTER OF THE PLANNING AREA

Summerland is a small, hillside beach community. Much of the town is
perched on a steep, south-f@cing slope which gives residents a.commanding
view of the Pacific-Ocean and the Channel Islands. The character of the
community is compact and informal. 'Lots are very small,.streets narrow,
and architectural styles diverse. Homes in Summerland are a mix of single
family and multiple, some well-preserved and others badly run-down. The
commercial district is small and quiet, consisting of several gas stations,
"mom and pop" markets, a boutique, a post office, etc. Along Lillie Avenue,
commercial and residential uses merge into one another, adding to the in-
formal quality of the community.

Summerland is physically isolated from its waterfront by.U. S. 101,
except for an underpass which provides pedestrian and vehicular access to
the beach through a small County park. The shoreline area, like the com-
munity, is informally arranged. It is a narrow band of park land, parking
lots, abandoned warehouses, a smattering of residences, tightly backed by
the Southern Pacific main line and U. S. 101.

North of Summerland's developed area are hi-Ilsides predominantly
covered by native vegetation or planted to avocados and lemons. To the
east are several large lemon orchards and oak woodlands which abut Toro
Canyon Creek. Several residential enclaves also align Toro Canyon Road
in the rural area.

,4.3.2 PLANNING ISSUES

Urban/Rural Boundary

In the community of Summerlan d, urban development is now concentrated.
between Greenwell Avenue to the east, Whitney Avenue to the north, Sears
Street to the west, and the Pacific Ocean to the south. Close to 400
housing units'are now contained in this area and there is sufficient open
land to accommodate additional units if supplemental water becomes avail-
able. Beyond the presently urbanized area, as defined above, the character
of the area is decidedly rural, with the exception of several partially
developed neighborhoods. Development of these rural lands at densities
permitted by current zoning would jeopardize existing agricultural activities,
require costly urban services, and contribute to urban sprawl. Given that
there is sufficient land to accommodate new urban development within the
existing urbanized area, the present delineation of urban and rural land
uses should be formalized as an urban/rural boundary.

Service System Capacities and Availability of Resources

The Summerland County Water District has had a water moratorium in
effect since 1974 when demand equaled supplies. The District lacks ground-
water resources and is dependent on its Cachuma allotment for its water
supply. A total of 260 AFY of State project water has been requested by
the District to supplement existing supplies.

-IZ6-

A portion of the.Summerland planning area in the vicinity of Lambert
and Toro Canyon Roads is located within the Montecito County Water District
and is also subject to a water moratorium. However, some groundwater re-
sources are available in this area and limited development has occurred using
private wells.

Summerland's wastewater treatment facility is near capacity'with re-
serves for approximately 318 additional people. Sewer lines serve the
existing community of Summerland, but do'not extend beyond the town area.

The pattern of dense development and narrow streets within the town
is causing congestion in a number of areas. Increased development must be
carefully planned to avoid exacerbating this problem.

Hazards

Surrounding Summerland are steep, undeveloped hillsides; soil stability
in many of these areas poses moderate to severe problems. Landslide poten-
tial is of high severity for most of Summerland proper, as well as for the
hills-to the north. The heavy winter rains of 1978 caused serious erosion
and landslide problems throughout the area. Subsidence to the Southern
Pacific Railroad railbed just west of Padaro Lane further illustrates this
problem. In addition to these geologic hazards, the narrow band of oak
groves along Toro Canyon Creek presents a high fire hazard during the dry
season. -These hazards pose severe limitations to new development ,through-
out the Summerland area; therefore, the pattern of new development should
reflect these constraints.

Visual Resources

The visual resources of the area are the Pacific Ocean, beach area and
bluffs, views to the Channel Islands, and the rural lands north of.Highway
101. These visual resources which establish Summerland's spatial identity
and provide a scenic corridor for travelers along U. S. 101 need to be pro-
tected.

Though physically separated from its waterfront area by U. S. 101,
Summerland residents have a strong visual tie to the coastline below. This
visual relationship is somewhat marred by the abandoned industrial structures
that are scattered along the bluffs, and by the tangle of cars parked around
Lookout Park and along the bluff area in the summertime. The Southern
Pacific Railroad's massive rock revetment intrudes on views from the beach
and also hampers lateral access along the beach during high tides. Land-
scaping and other design measures should be undertaken to upgrade the area's
scenic resources.

Commercial Development

Commercial development is 1imited to the main street, Lillie Avenue,.
and primarily serves the town's shopping and service needs. Given the
physical separation of the commercial area from the waterfront and the con-
-gestion in both areas, additional visitor-serving commercial uses cannot
easily be-accommodated.

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Coastal Access and Recreation

The recreational carrying capacity of Summerland's beaches is limited.
Lack of parking and beach a6cess points, and the narrowness of the coastal
belt between the railroad and the bluffs, pose severe constraints on beach
use beyond its present level during the peak summer months. Lookout Park
is currently the only public-owned area which provides beach access and
recreation. It has been expanded to 3.4 acres in size, and has a@parking
capacity of 90"spaces. The park is being used to capacity, particularly
during warm weather.

The beach between the Summerland Sanitary District and Loon Point
has been commonly used by the public for many years. This informal,access
has contributed to problems of bluff erosion and litter because of lack of
proper management and facilities. Therefore,.existina informal use should
be recognized and some limited support facilities provided.

Housing

The community of Summerland currently provides substantial housing
opportunities for persons of low and moderate incomes. In 1974, the annual
median income was $8',250, 62 percent of the median income for Santa Barbara
Count* residents. According to federal guidelines, Summerland would be
y
considered a low-income area. An estimated 42 percent of the residents who
rented single family residences in the Summerland/Carpinteria Valley unin-
corporated area in 1974 paid more than 25 percent of their gross income for
housing, as did 44 percent of the renters in two-to-four unit dwellings.
Thus, overpayment for housing was a problem for a large number of residents.
Also, almost half of the community's single family housing stock has been
identified as being in need of major repair. These housing conditions and
median income statistics have prompted the County to target the town of
Summerland for a housing rehabilitation program that would become effective
in 1979, financed by Community Development Block Grant funds. Policies
and programs in the LCP land use plan should be compatible with existing
proposals to protect and encourage low and moderate income housing oppor-
tunities in Summerland.

Habitat Areas

Toro Canyon Creek is an important coastal riparian habitat. The
creek is bordered by dense stands of coast live oaks. Adjacent land uses
should be compatible with.protection of these resources. There are also
extensive kelp beds one-half mile offshore which should be protected.

Agriculture

Although soils in the rural area are non-prime (Class III and IV)
and the terrain is generally steep (slopes from 15 percent to 75 percent),
an estimated 480 acres, or 58 percent of the rural lan-ds, are currently in
agricultural use. Given soil, slope, and erosion constraints, existing
agriculture for the most part represents the agricultural potential of the
area. Avocado and lemon orchards are the dominant agricultural land use,
while a trend toward stabling of horses has been established in the heavily
wooded areas along Toro Canyon Creek. At present, the remaining rural lands
are in open space or partially developed neighborhood5.

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A wide range of parcel sizes exists in the rural area; 50 percent of
the parcels are ten acres or larger, accounting for 86 percent of the total
rural acreage. Most of the agricultural parcels north of the town of Summer-
land are in holdings that exceed ten acres; smaller parcels are concentrated
along Toro Canyon Road.

In recognition of the area's natural geologic limitations, resource
constraints, and existing agriculture, land use designations for lower den-
sity rural ranchettes and larger minimum parcel sizes for agriculture are
needed.

4.3.3..LAND USE PLAN PROPOSALS

Summary of Land Use Plan MaR Designations

The land use designations for the Summerland planning area reflect
existing land use patterns. Commercial and higher density residential uses
are shown for the present urban area. Aside from a few isolated residential
uses, most of the waterfront area is designated for recreation to accomo-
date existing public use of the area. The rural lands surrounding the town
of Summerland are designated for Residential Ranchette (5-20 acre minimum
parcel size) and Agriculture I (10-acre minimum parcel size). However,
existing rural neighborhoods, in which higher densities (1-3 acre minimum
parcel size) are permitted, are identified.'

In order to achieve the density levels designated within the urban/
rural bo.undary, more detailed planning for roads, parking, runoff, etc.,
will be needed to avoid compounding existing geologic and circulation prob-
lems. However, these studies are beyond the scope of the LCP and should be
assumed by the County, including the following departments: Planning,
Public Works, Environmental Resources, and Flood Control.

Policies and Actions

In addition to all of the County-wide policies and performance stan-
dards, the following policies and actions shall apply to the Summerland
planning area:

Policy 1: At such time as 90 percent of all buildable lots in the town
of Summerland are developed and there is a need for urban '
expansion which justifies extension of the urban/rural bound-
ary line, the first areas to be included should be the parcels
fronting Lillie Avenue on either side of the Edison sub-
station.

Policy 2: Existing low and moderate income housing shall be protected
in the developed area bounded by Sears Street on the west,
Whitney Avenue on the north, Greenwell on the east, and U. S.
.101 on the south.

Action: In the area defined in Policy 3, existing low and
moderate income housing shall be protected by im-
plementing a housing rehabilitation program for
structures in need of major repair (i.e., "C"

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condition according to the County's Housing Condition
Survey of June 1977).

Policy 3:. Additional opportunities for coastal access and recreation shall
be provided without exceeding'the carrying capacity of Summer-
land's waterfront area. In keeping with this, only minimal
facilities, i.e., parking, picnic tables, bike racks, and
restrooms, shall be provided for the beach area from the Sum-
merland Sanitary District to,Loon Point.

Action 1:, The County shall acquire the beach area south of Wallace Road
for recreation and beach access. The area shall be landscaped,
and measures shall be taken to minimize further erosion. Paths
to connect the parking area to the beach shall be well-defined.

Action 2: The County shall acquire the beach and. bluff area south of.the
railroad right-of-way from the Baka property to Loon Point for
recreation and beach use.

Action 3: The County shall acquire a vertical easement to connect Padaro
Lane to Loon Point. Limited offstreet parking should be pro-
vided near the accessway along Padaro Lane.

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Summerland

MONTECITO

LOGO

-COASTAL LINE

4.4 Montecito t1978 RON MORGAN

4.4. MONTECITO

4.4.1 CHARACTER OF THE PLANNING AREA

Montecito is considered to be among the most attractive residential
communities in the Country. It is noted for its elegant homes, beautiful
oak woodland setting, scenic waterfront-, and ruggedly picturesque mountain
backdrop.

Montecito's waterfront consists of spacious residential estates, lux-
urious condominiums, the undeveloped Hammond's Meadow, two resort hotels,
and a cluster of beach cottages. Some of the beach cottages and the water-
front residences in the Miramar Beach and Fernald Point area are located
almost at sea level, just beyond the mean high tide line.

The Southern Pacific main line separates the waterfront from a
larger residential area which extends to U. S. 101. Homes in this%area
are somewhat more modest, particularly between Olive Mill and Humphrey
Roads.

North of U. S. 101, Montecito is almost exclusively residential. The
dominant character of this large residential area is rural, in spite of
densities which range from multiple to three-acre minimum lots. Because
of residents' wishes, many s.ervice roads are narrow and winding, without
curbs and sidewalks; native vegetation is abundant (particularly oaks
and sycamores); most homes are custom-built and usually designed to be
subordinate to the surrounding landscape.

Several coastal streams wind their way through much of Montecito an d
greatly enhance the rural charm of the area. A few isolated agricultural
parcels still exist in Montecito These parcels are found immediately
north of Jameson Lane and east oi Sheffield Drive respectively.

4.4.2 PLANNING ISSUES

Service System Capacities and Availability of Resources

In January 1973, the Montecito County Water District imposed a mora-
torium on new water connections because of a water shortage emergency.
The District also imposed in May of 1973 a water allocation program. To
date, this program has resulted in substantial reductions in water use
within the District. However, increases in private well drilling since
the imposition of the moratorium and rationing programs have partially
undermined conservation efforts.

Although concern has been raised about the consequences of increased
mining of groundwater within the Water District boundaries, there appears
to be no immediate threat to the groundwater resource from continued well
development except in the coastal portion of Montecito's groundwater Basin
#3. Here, the concern exists that large wells located near the ocean may
create salt water intrusion problems which could potentially destroy or
severely degrade the aquifer.. Available information suggests that existing
groundwater mining within this basin is nearing levels reached in the early

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1950's, when some sea water intrusion,did occur within the basin. Policies
need to be implemented which assure that salt water intrusion will not occur
in the coastal portion of groundwater Basin #3.

The Montecito County Sanitary District has recently expanded its waste-
water treatment facility from 750,000 to 850,000 gallons per day capacity,
which should enable the plant to handle 800-1,000 more persons.

Hazards

A number of potential:ly active faults pass near or through residential
areas in Montecito. While these do not pose an immediate threat to devel-
opment, future projects in these areas should be evaluated to minimize
potential problems.

Several sections of the bluffs in Montecito are shored up by seawalls
of concreteand rock to prevent undercutting and overtopping during high
wave conditions. Structures in this area, especially along Miramar Beach,
are subject to damage during winter storms. Private measures to protect
property from wave damage may interfere with the public's right to lateral
beach access in the affected areas or mar the visual attributes of the coast
line.

A number of streams in the Montecito area have flood plains which,
during a 100-year flood, encroach on large areas of land, particularly down-
stream in the coastal zone. These streams are Montecito, Oak, San Ysidro,
Romero, and Buena Vista Creeks. Flood hazards are increased by debris,
deposited during winter storms or flash floods, which clogs the channels
and reduces stream capacity. While several debris barriers have been con-
structed, complete flood protection works have been determined to be too
costly to be feasible. More stringent controls, i.e., flood plain zoning
or open space designation, may have to.be developed to provide greater
protection.to life and property.

Visual Resources

Montecito's primary scenic resources are the shoreline along Channel
Drive, between Butterfly Lane and Olive Mill Road, and vistas from U. S.
101 to Fernald Point as one travels west from Summerland to Montecito.
Other scenic resources include Hammond's Meadow and the shoreline from
Eucalyptus Road to Fernald Point.

Commercial Development

The Miramar and Biltmore Hotels are the two major visitor-serving com-
mercial facilities in the Montecito coastal zone. The Biltmore has plans
for expansion of its facilities in the near future. The Miramar applied for
a permit to drill a well which was eventually denied by the State Coastal
Commission (Appeal No. 375-77). The grounds for denial were that the well
could lead to the problem of localized sea water intrusion, even if Basin
#3 were not in overdraft. This action and a similar one in the case of
Mutual Savings and Loan (for development of a well for the Hammond's Meadow
area) have established a strong Coastal Commission policy against "high
yield" wells im mediately adjacent to the coast in Montecito. Therefore,

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expansion of these visitor-serving commerc 'ial facilities is dependent on the
availability of water from alternate sources.

Coastal Access and Recreation

Existing opportunities for shoreline access and coastal recreation are
limited in Montecito. Only two easements for access to the beach from the
nearest public road are now available for public use. One is opposite But-
terfly Lane, along Channel Drive, and the other at the base of Eucalyptus
Lane. Another potential easement connecting Eucalyptus Lane to Hammond's
Meadow has not yet been opened for public use. The County also has acquired
a 20-foot wide lateral easement for the beach fronting the Miramar Hotel.
Public use of beaches in the Fernald Point/Shark's Cove area has occurred
for many years and is documented by affadavits on file with the County. Gen-
erally, people gain access to this area by parking on North Jameson and walk-
ing along the San Ysidro and Buena Vista Creek channels. Overall, lack of
parking facilities and available.access points are serious constraints to
efforts to expand access and recreation in Montecito.

A potentially significant access and recreation site, known as the
Hammond's Meadow, is presently zoned for residential development. A prop-
osal has been put forth by the Montecito Committee for Hammond's Acquisit-
ion to secure some 11 acres of the site to continue existing meadow and
beach recreational uses, including walking, swimming, and surfing. The
proposal also envisions scientific and cultural study of the archaeologf-
cally significant 11-acre Chumash Indian 'village site which is alleged to
be the last well-preserved midden deposit along the Santa Barbara coastline.

The waterfront area along Channel Drive poses additional access and
recreational issues, due to existing traffic congestion and potential for
future development of vacant lots. The entire beach area along Channel
Drive is commonly used by the public, but the only public access stairway,
near Butterfly Lane, is in a deteriorated condition. Improvement of the
existing access and provision of additional access points are warranted.
The lack of available parking in the immediate area and existing traffic
congestion a'long Channel Drive complicates the access issue.

Housing

There are no extensive areas of existing low or moderate cost housing
within the coastal zone of Montecito. To provide for balanced housing
opportunities in this area of the coastal zone, some low or moderate cost
housing may need to be required in new developments.

Habitat Areas

Montecito's habitat resources include several coastal streams and their
associated riparian environments, as well as roosting sites for the Monarch
Butterfly. Adjacent development should be compatible with protection of
these resources.

Agriculture

There are two remaining agricultural parcels in the Montecito coastal
zone: the Montecito Avocado Ranch on North Jameson and another large parcel

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east of Sheffield Drive. These properties are now in orchards and the soils
are classified as prime. The parcels are currently zoned for residential
uses and are not under the Williamson Act contracts. However, the State
Coastal Commission has ruled in the case of the Montecito Avocado Ranch
(Appeal No. 43-75) that it should be maintained in agricultural use.

4.4.3 LAND USE PLAN PROPOSALS

Summary of Land Use Plan Map Designations

The land use plan designations for the Montecito Planning Area largely
reflect existing land use patterns. With the exception of two large parcels
which are designated foragriculture, most of the area is shown in varying
intensities of residential use. Areas along Channel Drive and part of the
Hammond's Meadow are proposed for public recreation. The Biltmore and Mir-
amar Hotels are designated as "Resort" in recognition of,their current use
as major visitor-serving facilities. All of Montecito is within the desig-
nated urban boundary.

Policies and Actions

Action 1: The County should open the existing easement from Eucalyptus
Lane along Edgecliff to Hammond's Meadow for hiking, biking,
and equestrian use.

Action 2: The County should take over management and upkeep of the shore-
line area south of Channel Drive between the cemetery and the
Biltmore pier. Concrete stairways and seawalls should be re-
paired and the area landscaped to protect and enhance the area's
outstanding scenic values.

Action 3: The County should improve 'public parking facilities along
Channel Drive between Butterfly Lane and the Biltmore and, if
possible, acquire additional right-of-way for parking.

Action 4: The County should participate in the proposed plans of the City
of Santa Barbara for a shuttle bus system along its waterfront.
An extended shuttle bus system serving Channel Drive could reduce
traffic congestion and increase opportunities for beach access
in the Montecito coastal area.

Action 5: Since the Biltmore pier is of limited recreational value and
cannot support either fishing or boat launching, the County
should support the efforts of the Biltmore Hotel to have the
pier removed.

Action 6: The County should pursue any options for increased public access
in the Posilipo Lane and Fernald Point area that may become avail-
able in the future.

Action 7: The County should accept the vertical easement offered in con-
nection with a development along Miramar Avenue (APN 9-345-37).

_134-

Action 8: The County should make improvements to its existing easement at
the base of Eucalyptus Lane to facilitate access to the beach.

Action 9: The County shall provide a small public parking area for approxi-
mately 15 cars on Humphrey Road adjacent to the railroad right-
of-way.

4.4.4 HAMMOND'S MEADOW

Planning for Hammond's Meadow is of special concern to the County be-
cause it is one of a few undeveloped coastal parcels within an existing ur-
banized area which offers diverse recreational and cultural opportunities.
The site, which comprises some 22 acres, includes broad stretches of rolling
grassland, a low bluff, and some woodland area. Views of the Santa Ynez
Mountains from the bluff and beach area are spectacular. The coastal portion
of the site has been enjoyed for years by sunbathers, surfers, and walkers.
The parcel is zoned DR-12, which would theoretically permit development of
264 units on the site. In recent years, a portion of the meadow area has.
been recognized as an important archaeological resource leading to its in-
clusion in the National Register of Historic Places on May 19, 1978.

Access to the meadow and shoreline is primarily from Eucalyptus Lane
via the beach. At high tide the beach access can be cut off. An easement
does exist along Edgecliff Lane, but it has not been opened for public use.
Parking along Eucalyptus Lane is often extremely congested. Users of Ham-
mond's and Miramar beaches must often park several blocks away, and the re-
sulting congestion is a nuisance to local property owners.

In recognition of the value of Hammond's Meadow as a recreational and
archaeological resource and in response to the existing traffic congestion
on streets surrounding the site, the parcel has been designated with a,Site
Design overlay. Development of the property shall be subject to the follow-
ing conditions:
1. Structures and other development shall'be sited and designed in
such a manner as to avoid destruction or disturbance of archaeo-
logical sites of high significance.

2. Structures shall be sited and designed to minimize impacts on
public views from the dry sandy beach to the Santa Ynez Mountains.

3. The required dedication of 20 percent of the site for public open
space shall include the dry sandy beach areas. The remaining
public open space shall be adjacent to the beach.

4. A limited amount of parking shall be provided for the public. A
public easement connecting this parking area to the dry sandy beach
westerly of Montecito Creek shall be provided. In addition, the
existing easement along Edgecliff Lane shall be improved to allow
public access to the beach.

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Montecito

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4.5 Goleta IDC 1978 RON MORGAN

4. 5 GOLETA

4.5.1 CHARACTER OF THE PLANNING AREA

The Goleta Valley planning area is bounded by the City of Santa Bar-
bara and the Sandpiper Golf Course to the east and west, the coastal zone
boundary to the north, and the Pacific Ocean to the south. Beginning at
the City of Santa Barbara's boundary to the east, extending west to More
Mesa, is the exclusive residential community of Hope Ranch. The character
of the community is rural; the topography, rolling. Hill and bluff-top
parcels have spectacular views of the Pacific Ocean and Channel Islands.

West of Hope Ranch is a large, undeveloped area known as More Mesa.
it is bounded by Atascadero Creek to the north and Orchid Lane to the west.
More Mesa is over 275 acres in size and is currently used by local residents
for beach access. An alluvial plain is located northwest of More Mesa, for-
med by Atascadero Creek. This flood plain supports truck farming, green-
houses, and nurseries. The bikeway which parallels Atascadero Creek con-
nects the University to Hollister Avenue at Turnpike.

In addition to residential development, some truck farming and green-
house activity occurs in the Orchid and Anderson Lane area. A line of
eucalyptus trees separates this greenhouse and nursery area from the Pac-
ific Lighting property to the west, a large parcel which terminates abrupt-
ly at Goleta Beach County Park and the Goleta Slough. Much of the Pacific
Lighting property, which is used for subsurface gas storage, is in agricul-.
tural use.

Goleta Slough and Goleta Beach Park lie to the west of the Pacific
Lighting site. Goleta Beach is a broad, sandy strip of land backed by the
slough. The beach area includes Goleta Pier and a grassland picnic area.
The slough, which is under the jurisdiction of the City of Santa Barbara,
is approximately 400 acres in size and is bounded by the airport to the
north and west, and a large mobile home park to the east of Ward Memorial
Boulevard. A remnant of Mescalitan Island (a noted archeological site)
rises above the slough just west of Ward Memorial Boulevard. The Goleta
County Sanitary District's wastewater treatment facility is located on this
site; it is surrounded by'grazing lands and San Jose Creek's channeled
water course. The slough is also bisected by Ward Memorial Boulevard.

East of Fairview Avenue and south of Hollister Avenue is a commercial-
residential area. The condition of the area is run-down, with a particu-
larly forlorn cluster of residences and commercial land uses located just
east of the airport and north of the grazing lands surrounding the waste-
water treatment facilities. Portions of the area are located within the
airport flightway.

West of Goleta Beach and the slough is the University of California
at Santa Barbara, which includes the main campus and the Devereux Campus
on the west side of Isla Vista. The University is preparing a separate
Local Coastal Program for lands under its jurisdiction.

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Isla Vista is the most densely populated urban area in Santa Barbara
County. Some 10,500 persons live within its approlkimately one-square-mile
confines--most,within a congested atmosphere of two-story apartments. His-
torically, it has been a University-related bedroom community; currently
56 perc'ent of the residents are U.C.S.B. students. While much of Isla Vista
is developed, vacant parcels remain along the bluffs and in the northwestern
section of the community. Bluff-top parcels experienced severe cliff re-
treat in the winter of 1978, threatening some of the dwelling units located
along Del Playa Drive.- The beach below the Isla Vista bluffs is relatively
narrow and is intermittently scoured by wave action, especially during win-
ter storms.

Moving northwest of Isla Vista and the Devereux Campus is the Univer-
sity Golf Course and the University Village and Ellwood subdivisions which
are all private developments. There are large tracts of undeveloped land
south and west of the Ellwood subdivision and west of the Aminoil marine
terminal which are owned by Union Oil and the Security Pacific Bank. The
landscape consists of a broad beach backed by sand dunes, grass, and marsh-
land south of the Aminoil and Arco facilities, and high bluffs south of the
Ellwood subdivision. Several horse stables are located on the bluffs. Two
groves of mature eucalyptus trees border these vacant parcels, separating
them from the Ellwood subdivision. The Sandpiper Golf Course marks the
Goleta planning area boundary on the west and the Embarcadero subdivision
tract marks the northwest boundary.

4.5.2 PLANNING ISSUES

Urban/Rural Boundary

With the exception of the Goleta Slough and several parcels of land in
the More Mesa and Santa Barbara Shores vicinities, the Goleta coastal zone
between Hope Ranch and Ellwood is urbanized; however, there are pockets of
agriculture, including lemon and avocado orchards, greenhouses, and some
vegetable crops. The rural areas of Goleta-are located outside of the
coastal zone, several miles inland, and extend into the foothills, joining
the coast again west of Ellwood at the Sandpiper Golf Course. Thus, the
only part of the Go:leta planning area where the urban/rural boundary is an
issue is the Santa Barbrara Shores area, where there are large acreages of
oceanfront land that are undeveloped. In the land use plan, two alterna-
tives are presented for these lands, one of which would provide for low
density, rural residential land use; the other would requirea higherdensity
planned residential (PRD) type of urban development (Section 4.5.5). If the
former alternative were adopted, the urban/rural boundary would conform to
the existing subdivision and exclude these parcels from the urbanized area.
If the PRD alternative is selected, this area would be included within the
urban area..

Service System Capacities and Availability of Resources
Unless supplemental water is made availabl.e, lack of water will severe-
ly constrict development in the Goleta area. While some development using
wells has occurred, groundwater resources within the coastal zone are neg-,
ligible. The Hope Ranch area, served by the La Cumbre Mutual Water Company,
is not under a water moratorium at the present time and new water hook-ups
are still being issued. However, an equilibrium between water supply and
demand is beginning to be approached.
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The Goleta and Isla Vista Sanitary Districts' wastewater treatment
plant capacity is sufficient to accommodate an approximate 22 percent
population increase. Extension of sewer lines to More Mesa and the Santa
Barbara Shores area would be needed to serve these areas if they are devel-
oped.

To accommodate development on More Mesa, Vieja Drive would have to be
extended and connected with Shoreline Drive. Expansion of both roads might
be required. Residential development of the Santa Barbara Shores site
would require an extension of Phelps Road. Improvement of Hollister Avenue
to a full four-lane, divided section has been called for by the County's
Regional Transportation Plan. Development of Santa Barbara Shores will
impact existing conditions on Hollister Avenue which is presently at ser-
vice level D, which means it is approaching unstable flow with operating
speeds tolerable but fluctuating. Delays along Hollister's intersections
are now considerable, with excessive backups, particularly at Los Carneros
Road betwee'n-Hollister and U. S. 101.

liazards

The entire Goleta Valley has a high seismic hazard rating. There are
a number of faults in the immediate area and one, the More Ranch Fault, is
classified as active. The area generally drained by the Goleta Slough, in-
cluding the airport but excluding the University and Isla Vista, is subject
to tsunami runup. Due to high groundwater and soil conditions, this same
area is subject to high liquefaction hazard.

The bluff and cliff areas are subject to slides and erosion throughout.
Measurements made in the area between Santa Barbara and Coal Oil Point in-
dicate cli'ff retreat averaging from three to ten inches per year. These
are only average figures, as cliff retreat is a spasmodic event, resulting
in large chunks of soil breaking off nonuniformly. Housing in Isla Vista,
particularly in the 6700 block of Del Playa, is endangered by continued
erosion. This has prompted efforts by affected property owners to explore
the possibility of constructing seawalls to try and stabilize the bluff
area. It is likely that seawalls in the Isla Vista area would adversely
affect lateral public access along the beach.

Serious beach erosion occurred during the 1978 winter storms, leading
to localized and temporary sand removal which exposed several old pier foot-
ings from previous oil activity, especially in the Ellwood area. Some of
these footings were cut back, but several remain. Storm conditions also
led to a loss of low-lying bluffs and dunes areas along the beach in the
vicinity of Devereux Dunes and to the west.

Substantial portions of the Goleta Slough and the area it drains, in-
cluding the airport, are subject to flood hazard. Federal funds may soon
be available for flood control which would involve improvements to stream
channels flowing into the slough. Improvements would include channeliza-
tion, channel widening and deepening, removing cross channels, and enlarg-
ing the existing basin. While there may be some loss of riparian habitat,
in several instances riparian habitat could be preserved by constructing
diversions around it. The proposed net impact of the project would be to

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reduce flood hazard, improve flushing and tidal exchange, improve mosquito
abatement, and generally enhance the slough as an important habitat.

The County has suggested that one part of the original project be delet-
ed. This item calls for improvements of Atascadero Creek and Maria Ygnacia
Creek segments. As the portions of these two creeks flow through agricul-
tural lands, it is not felt that the expense of channelization is merited
at this time. Consequently, these areas would be left in a flood zone for
the foreseeable future.

Visual Resources

There are generally very limited views from public roads to the ocean
in the Goleta area. Glimpses of the ocean may be seen along Via Roblada in
Hope Ranch, from Austin Road and Orchid Drive near More Mesa, along Ward
Memorial Boulevard, from select points along Del Playa in Isla Vista, and
from the west end of Hollister Avenue just before it connects with U. S.
101.

Commercial Development

Commercial development is concentrated around Hollister Avenue and in
Isla Vista. South of Hollister, between Fairview Avenue and Rutherford
Street, there is an area of mixed commercial and residential uses. This is
the older "downtown". part of Goleta, where small commercial enterprises are
mingled with generally run-down, low income, single family and multiple
dwelling units. Isla Vista's commercial development is located on the Isla
Vista Loop formed by Embarcadero del Mar and Embarcadero del Norte and a
strip along Madrid Avenue between Embarcadero del Norte and the University
campus. The commercial areas along Hollister and in Isla Vista serve pri-
marily the needs of the local neighborhoods and are almost completely
built-out. One vacant commercial property exists on the Isla Vista Loop
and a larger-scale commercial operation has been proposed for this parcel
to expand the range of commercial services to the community.

Visitor-serving commercial activities within the coastal zone are
limited to a few restaurants in downtown Goleta and in Isla Vista; there
are no campgrounds or overnight accommodations in this part of the County's
coastal zone. (There is a motel close to the airport within the City of
Santa Barbara's limits and other motels located further inland along major
traffic arteries.) Visitor-serving facilities would be possible alternative
land uses for More Mesa and Santa Barbara Shores. However, the need for
these facilities is questionable as the City of Santa Barbara, located just
ten miles east of Goleta, provides the majority of visitor-serving accommo-
dations for the South Coast. West of Goleta, the State parks which extend
from El Capitan to Gaviota provide ample opportunities for overnight camp-
ing. Any visitor-serving development in the Goleta area should be closely
tied to the carrying capacity of the road system and not preclude local
day use of shoreline areas.

Coastal Access and Recreation

Two County parks, Arroyo Burro and Goleta, provide the principal public
facilities supporting coastal' recreation in the Goleta area. Arroyo Burro,

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which is situated in the City of Santa Barbara, is approximately six acres
in size and has 600 feet of ocean frontage, as well as parking capacity for
159 cars. Goleta Beach Park is 29 acres in size, has 3,004 feet of beach
frontage, parking capacity for 600 cars, and a fishing pier and hoist for
launching boats. The County also owns 1.4 acres of oceanfront land on the
Isla Vista bluff at the base of Camino Corto* However, no beach access is
provided at this site. Private beaches with facilities are located in Hope
Ranch and Santa Barbara Shores, serving exclusively the residents of the
adjacent.neighborhoods. Residents of the More Mesa area share use of the
private stairway at the foot of Orchid Drive. The University also has ex-
tensive beach frontage which is used mostly by students.

The only publicly owned access corridors connect'ing public roads to
the beach are in Isla Vista at the bases of the following streets: Camino
Majorca, Camino del Sur, Camino Pescadero, and El Embarcadero. Therefore,
only two major beach parks and four access corridors are currently available
along this eight-mile stretch of coastline (excluding UCSB) to serve the
69,000 residents of the Goleta Valley and other users. Arroyo Burro is
situated within the City of Santa Barbara and is therefore not easily
accessible by Goleta residents.

Some of the demand for beach access and recreation is satisfied by
informal use in several areas. Most notable is use of More Mesa by summer
crowds often exceeding 800 persons. More Mesa has been the subject of much
controversy recently due to the issues of nude sunbathing, dust, and auto-
mobile traffic. Informal use of the beach south of Santa Barbara Shores
subdivision has also been extensive, although recently the gate to the road,
across from the Union Oil property, allowing access has been locked. Only
residents of the subdivision and horse boarders have keys. Beaches adjacent
to the University are commonly used by students and Isla Vista residents.
In addition, the beaches adjacent to Isla Vista and Hope Ranch have been
commonly used by the public for many years.

Housing

There are three identifiable residential neighborhoods in Goleta's
coastal zone: Isla Vista, Ellwood and University Village, and Anderson Lane/
Shoreline Drive (More Mesa). Part of the Embarcadero Tract, a large lot
residential subdivision, is also within coastal jurisdiction. Portions of
Hope Ranch and pockets of residences scattered along Fairview Avenue and in
the commercial area south of Hollister Avenue are also within the coastal
zone, creating a wide diversity of housing opportunities in this area.

According to the 1975 special census, Isla Vista had 4,019 housing
units. Seventy-four percent of these units were multiple dwellings of five
or more units. In 1975, overpayment (i.e., rent exceeds 25 percent of gross
monthly income) was a problem for 81 percent of the rental households in
Isla Vista in dwellings of two to four units and for 79 percent of those
in structures of five *or more units. This situation is reflective of the
fact that Isla Vista provides the principal housing opportunities for UCSB
students; thus, incomes are low and rents proportionately high. In 1975,
median incomes in Isla Vista (Census Tracts 29:01 and 29:02) were $3,792
and $5,730, respectively, both less than 60 percent of the County's median
income in 1975 and, therefore, considered very low.

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One of the recurring complaints about housing conditions in Isla Vista
is that most of the residential units are owned by absentee landlords and/or
rental companies. As a result, some local interest has been generated for
establishing housing cooperatives which would result in more local control
of housing conditions. Given the transient character of the community, this
alternative may be difficult to implement on a large scale.

Another program for improving the condition of the existing housing
stock would be rehabilitation; however, the County has not identified Isla
Vista as a priority area for rehabilitation funding at this time. Oppor-
tunities for providing additional, new low and moderate income housing in
Isla Vista are severely limited by lack of vacant land and water and a
prevailing consensus by community leaders that little if any, new residential
development is needed.
In the Ellwood/University Village area (Census Tract 29:04), the 1975
Special Census noted 2,786 units with 31 percent of the total units single
family residences and 51 percent, multiple residences of five or more units.
According to the County's Housing Condition Survey (June 1977), 99 percent
of the housing in this census tract was in A or B condition. It can be in-
ferred from these results that the housing is either new, nearly new, or
in good repair.

The median income in Census Tract 29:04 was $8,085 in 1975, 60 percent
of the County median. Although not as low as in adjacent Isla Vista, this
low-income level is again an indication of the area's proximity to UCSB and
provision of student housing. Forty-three percent (43%) of the rental house-
holds in Census Tract 29:04 paid more than 25 percent of their gross monthly
income for housing in 1975. Typical of a university-related neighborhood,
63percent of the households were renters.

In the rest of the coastal zone in the Goleta planning area, there are
a number of widely varying housing neighborhoods. Beginning at the City of
Santa Barbara's western boundary, the coastal zone extends inland about
1,000 yards and includes part of Hope Ranch. Housing in this area is ex-
clusive and of an estate nature.

To the west of More Mesa, a small subdivision surrounding Orchid Drive
extends south to the bluffs. Residences aligning Anderson and Dorwin Lanes
also provide housing opportunities along this portion of the coastline. In
some cases, these residences are integrated with greenhouse activities on
relatively small lots'* The large;*Undeveloped lots that remain in this area
are suitable for agricultural (greenhouse) use.

A large mobile home park is located east of Ward Memorial Boulevard,
and some low and moderate income housing exists south of Hollister Avenue
between Fairview and Rutherford. Isolated residential enclaves are also
intermingled with light industrial and commercial activities off of Fair-
view, directly under the airport's flight line. Housing in these areas is
adversely impacted by conflicts with commercial, industrial, and airport
uses. Areas for protection of low and moderate income units here need to
be identified to minimize these negative impacts. To provide for additional
low and moderate income housing opportunities, provision of some affordable

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units for these income groups will be necessary in any new residential de-
velopment on More Mesa and Santa Barbara Shores.

Habitat Areas

The Goleta planni.ng area has several important environmentally sensitive
habitats. These include seven streams that are important riparian habitats.
Of particular importance are Tecolote Creek, which can support anadromous
fish according to the California Department of Fish and Game, and Bell and
Tecolote Canyons which have small coastal wetlands. Butterfly trees are
found on the Price estate in Hope Ranch, the Gas Company property near the
Goleta Slough, and an area adjacent to the Santa Barbara Shores subdivision'.
These habitats need to be preserved, as the trees are essential for survival
of the species locally.

Two major wetlands, located in the Goleta planning area, are not under
@anta Barbara County's Jurisdiction. The majority of the Goleta Sl0Uqh
is within,,the jurisdiction of the City of Santa Barbara, and Devereux slough
and dunes are under University of California ownership. Surrounding activ-
ities can affect wetland viability, therefore, compatible uses should be
established on the adjoining lands under County jurisdiction.

The More Mesa area consists of a relatively flat grassland broken by
@everal shallow ravines which drain into Atascadero Creek. As More Mesa
is,one of the few remaining large undeveloped parcels in the Goleta area,
it supports a range of animal species. The areas of particular value in-
clude the creek flood plain, oak savanna ', and vegetation in the ravines.
Large numbers of birds use the site for nesting and roosting, including the
White-tailed Kite, designated as a "fully protected" species by the Calif-
ornia Department of Fish and Game. Currently the area suffers damage from
unauthorized off-street motorcycle use. Should residential or recreational
development occur on the site, the More Mesa natural communities will need
protection in order to insure their continued viability as habitats for all
of the existing plant@and animal species, particularly the White-tailed Kite.

Harbor seals are often sighted in large numbers on off-shore rocks along
the western end of More Mesa's shoreline and may come ashore during very low
.tides. As harbor seals are sensitive to the presence of humans, restric-
tions.on recreation access to this area may be necessary.

Vernal pools are found on three vacant parcel s in Isla Vista: one
along the bluffs, and two in the northwestern portion of Isla Vista. Ver-
nal pools are rare and fragile communities of special ecological signifi-
cance. They are the result of rain or runoff in areas where drainage is
poor and exist only during the winter or.spring. Weed cutting to minimize
fire hazards and foot traffic can adversely impact vernal pools.

Agriculture

Agriculture in the planning area is confined to the Anderson Lane area,
portions of More Mesa east of Orchid Drive, and the Pacific Lighting proper-
ty. These patches of agriculture are good examples of coastal agriculture
within an urbanized area. In spite of the lack of prime soils and the

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presence of urban conflicts, some orchards, nurseries, and greenhouse oper-
ations have survived for several decades, and the continuation of these uses
should be secured by appropriate land use designations.

Industrial and Energy Development

Several important energy facilities are sited in the Goleta planning
area. Pacific Lighting Service and Supply,Company owns several parcels in
the vicinity of the slough and airport which it uses for gas storage. Gas
is stored underground in depleted oil structures and used to meet peak'win-
ter demand. Pacific Lighting leases some of the acreage west of Anderson
Lane to agricultural users. Station KTMS also maintains two broadcasting
towers there. In addition, Pacific Lighting has equipment related to the
facility itself, including injection pumps, wells, tanks, and other related
equipment on the site.

Just west of Devereux Slough, there are a number of oil facilities.
Aminoil maintains a marine terminal, which is used to ship oil from its own
production wells onshore at Ellwood and from Arco's Platform Holly. The
terminal consists of two large storage tanks and associated pumps. Under
permit conditions established by the Coastal Commission and the County,
increased production from Arco's field may proceed only if stringent air
quality standards can be met. Incentives were established allowing great-
er production if lower emissions could be achieved at the marine terminal.
To this end, Aminoil is improving tank seals and installing vapor recovery
on the tanks.

Arco also has a small oil processing plant at Coal Oil Point, very
close to the Aminoil terminal facilities. Arco's plant draws oil from
subsea completions in its State tidelands lease. This facility is depressed
below grade and well screened. Operations at this facility are currently
suspended, pending renovation. Oil from this facility would normally be
shipped through the Aminoil marine terminal.

4.5.3 LAND USE PLAN PROPOSALS

Summary of Land Use Plan Map Designations

The proposed land uses in Goleta reflect, for the most part, existing
patterns. Lands surrounding Anderson Lane, Orchid Drive, and Patterson Ave-
nue which are currently cultivated or have agricultural potential are desig-
nated as Agriculture I. The downtown and airport areas of Goleta are shown
in a mixture.of commercial, industrial, and residential uses. Designations
for Isla Vista include recreation, varying densities of residential, and com-
mercial uses. The site currently used by Arco and Aminoil for oil-related
activities is designated as Coastal Dependent Industry.

The two large oceanfront parcels, commonly known as More Mesa and
Santa Barbara Shores, are treated specially. The alternate proposals for
these parcels are discussed in Sections 4.5.4 and 4.5.5.

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Policies and Actions

Action 1: The private stairway providing beach access at the end of Orchid
Lane should be made available for use by educational and scien-
tific groups.

Action 2: The County shall accept the lateral easements offered in con-
nection with development on APN 63-150-10 (Hope Ranch).

Action 3: The County should pursue an agreement with the University which
will guarantee continued public access to the beach through the
University and the use of beaches adjacent to the University
property, particularly the west campus. The County should also
pursue an agreement with UCSB to use campus parking lots to
accommodate the overflow from Goleta Beach during peak-use periods.

Action 4: The County should participate in the Advisory Committee for the
Goleta Slough proposed by the City of Santa Barbara LCP. All
County activities and decisions should be compatible with the
City's goals for preservation of the Slough.

4.5.4 MORE MESA

More Mesa is one of the few remaining, large, oceanfront parcels in the
urbanized South Coast area that has not yet been developed. This 280-acre
parcel is relatively flat, sparsely vegetated, and is surrounded by resi-
dential and agricultural land uses. The soils on the site are mostly non-
prime and it is zoned "DR-2", which would allow development at a density of
two dwelling units per gross acre. More Mesa is currently used by ORV en-
thusiasts, and the beach area supports weekend crowds ranging as high as
800 people on warm, sunny days. More Mesa, because it is one of the few
large, vacant parcels within an urbanized area, supports a range of animal
species including the White-tailed Kite, an endangered species.

Because an appropriate area for public beach access and parking has
not been secured andattempts to stop ORV trespass have been unsuccessful,
a number of problems have been created. These include erosion of the bluffs
by the heavy foot traffic, denudation of existing vegetation, disturbance of
indigenous animal species by ORV's, dust, and congestion on nearby streets
due to the lack of parking. Careful development of the site is required in
order to secure adequate land for recreational uses and to assure protection
of the.natural and scenic values of the area.

Because of the scale and importance of this coastal resource, specific
recommendations related to provision for public access and coastal recreat-
ion have been developed for the site and are set forth below. In addition,
three alternate development concepts have been formulated as a guide to the
kinds of uses that would be consistent with the Coastal Act. Implementation
of the recreation and access proposals shall be made a condition of any de-
velopment on the site.

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Recreation Concept

The recreational concept proposed for More Mesa is a linear park to
support coastal dependent and related uses. In addition to the dry sandy
beach, sufficient upland area, parallel to the edge of the bluffs shall be
reserved for light recreational uses, i.e., walking, picnicking, bicycle
trail, etc. Sufficient area shall also be reserved for support facilities,
including parking for approximately 300 cars, restrooms, and bike racks.
Parking facilities should be sited away from the bluff edge. A bikeway
and pedestrian trail shall be developed within the park area and connect
to the Atascadero bike trail. Park landscaping should be with native
species.

Alternate Development Concepts

Alternative No. 1: Agriculture 1 (10 Acre Minimum)

One alternative for this parcel is agriculture. This use would be
compatible with other agricultural uses (greenhouses and orchards) on sur-
rounding parcels. Because the soils on the site are predominantly non-
prime, an agricultural designation would probably result in greenhouses lo-
cating on the site. Greenhouse development could result in piecemeal div-
ision and development of the site and may be incompatible with the propose
recreational concept.

Alternative No. 2: Planned Residential Development

A Planned Residential Development on More Mesa would permit a variety
of residential units, include some local serving commercial uses (i.e.,
neighborhood store), and provide housing opportunities for low and moderate
income households. Since the Site Design overlay designation requires that
a minimum of 40 percent of the gross area remain in open space, at least
112 acres would be committed to recreation or other similar open land uses.

Development under a Planned Residential designation shall be subject
.to the following policies:

1. As a condition of project approval, the applicant shall develop
and maintain for five years a park consistent with the recreation
concept described above.

2. All development, including structures and roads, shall be set
back from the edge of the bluff sufficiently far to accommodate
the proposed linear park.

3. To the maximum extent feasible, native vegetation shall be used
for landscaping.

4. View corridors from the bluff area to foothills and Santa Ynez
Mountains shall be protected by proper siting and sizing of
buildings.

5. In order to preserve open space, development shall be clustered
to the maximum extent feasible.

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6. All development on the site, including structures and roads, shall
be sited and designed so as to ensure continued viability of the
existing habitat for the White-tailed Kite.

7. The project may include up to 420 units, including 85 units for
persons of low and moderate incomes, provided that the applicant
can demonstrate that the surrounding roads and other,public ser-
vices (i.e., sewer, schools) are adequate to accommodate the pro-
posed development.

8. The applicant shall be required to demonstrate that the surrounding
roads and other public services are adequate to accommodate the
proposed development and that the project will generate sufficient
tax revenues to cover costs to the County of providing public ser-
vices.

9. Prior to submittal of final development plans, the applicant shall
submit three conceptual site plans showing alternative configura-
tions of the project. These plans shall be reviewed by the Plan-
ning Commission. The Commission shall select a preferred alterna-
tive.

Alternative No. 3: Visitor-Serving Commercial Development

A land use designation permitting visitor-serving commercial uses on
More Mesa would be consistent with Section 30222 of the Coastal Act. Al-
though Goleta has a population of close to 70,000, it does not currently
have any major beach-oriented hotels or restaurants as do the other commun-
ities on the South Coast. A properly designed project could preserve the
open space values of the site, although problems could be caused by siting
commercial uses in an area used exclusively for residences and agriculture.
Substantial upgrading of the access roads would also be necessary to serve
a major tourist facility.

Development under a visitor-serving designation shall be subject to
the following policies:

1. As a condition of project approval, the applicant shall develop and
maintain for five years a park consistent with the recreation con-
cept described above.

2. All development, including structures and roads, shall be set back
sufficiently far from the edge of the bluff to accommodate the
proposed linear park.

3. To the maximum extent feasible, native vegetation shall be used-
for landscaping.

4. View corridors from the bluff area to the foothills and Santa Ynez
Mountains shall*be protected by proper siting and sizing of
buildings.

5. In order to preserve open space, development shall be clustered
to the maximum extent feasible.

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6. All development on the site, including structures and roads, shall
be sited and designed so as to ensure continued viability of the
existing habitat for the White-tailed Kite.

7. Prior to submittal of final development plans, the applicant shall
submit three conceptual site plans showing alternative configura-
ti.ons of the project. These plans shall be reviewed by the Plan-
ning Commission. The Commission shall select a preferred alterna-
tive.

4.5.5 SANTA BARBARA SHORES

The vacant parcels totalling 234 acres sbuth of the Ellwood subdivis-
ion are currently owned by Union Oil and Security Pacific Bank. The land
is zoned 6-R-1 and 7-R-1 which would theoretically allow development of
over 1,400 units on the site. The soils are Class III and IV. Most of the
parcels are vacant, although the Union parcels are being leased for horse
stabling activities.

The parcel is fronted by a wide sandy beach and high bluffs which are
subject to erosion. The property owners in the adjacent subdivision have
an agreement with Union which allows them access to the beach. There is a
road from the top of the bluff down to the beach as well as some old rest-
room facilities; however, the road, parking area, and structures were
,heavily damaged during last winter's storms. The beach has also been used
extensively by the public for many years.

Careful planning of this site is needed to ensure that its scenic and
recreational resource values are not diminished by future development.
Specific recommendations for provision of recreation and access and two
alternative'development concepts are described below. Dedication of suff-
icient area to allow public access and use of the beach shall be made a
condition of any development on the site.

Recreation Concept

As for More Mesa, the recreational concept proposed for Santa Barbara
Shores is a linear park to support coastal dependent and related uses. In
addition to the dry sandy beach, sufficient upland area, parallel to the
edge of the bluffs, shall be reserved for low-intensity recreational uses
such as walking, picnicking, and bicycling. Sufficient upland area shall
also be reserved for parking, restrooms, bike racks, and other necessary
support facilities. This park site shall be linked with the proposed bi-
cycle trail connecting UCSB to El Capitan State Beach.

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Alternate Development Concepts

Alternative No. 1: Residential Ranchette (I du/5-20 Acres)

One alternative for these parcels is to exclude them.from the urban
boundary and designate them as Residential Ranchette (1 du/5-20 acres).
Such a designation may re 'sult in piecemeal lot'divisions and unplanned de-
velopment of the site. Houses situated on large lots would be expensive
and not promote Coastal Act objectives of encouraging provision of housing
for low and moderate income persons. However, a residential ranchette des-
ignation would contribute to maintaining the rural character of the site
and would have fewer impacts on roads and other se 'rvices than.a higher den-
sity designation. Some hobbyist agricultural activities (i.e., orchards,
horse stabling) may.also result. The potential number of units under a
Residential Ranchette designation would be 23 (assuming an average density
of one dwelling unit per ten acres).*

Alternative No. 2: Planned Residential Development

A Planned Residential Development designation of Santa Barbara Shores
would allow for a diversity of housing types and include housing opportun-
ities for persons of low and moderate income. In addition, the open space
requirements of the Site Design overlay would preclude development on at
least 40 percent of the site. Although commercial uses within a planned
residential development are generally restricted to those serving the res-
idents of the site, some tourist-oriented facilities may be feasible on
this site if proper circulation can be achieved. Development under a
Planned Residential designation shall be subject to the following policies:

1. Existing stands of eucalyptus trees immediately to the west
and south of the Ellwood Subdivision shall not be disturbed.

2. The development shall be served by an extension of Phelps Road
and a new link to Hollister Avenue.

3. All development, including structures and roads, shall be set
back sufficiently far from the edge of the bluff to accommodate
the proposed linear park.

4. To the maximum extent feasible, native vegetation shall be used
for landscaping.

5. Some onsite recreation shall be provided for resident s of the
site (i.e., tot lots, tennis courts, swimming pools, etc.).

6. In order to preserve open space, development shall be clustered
to the maximum extent feasible.

7. As a condition of project approval, the applicant shall develop
and maintain for five years a park consistent with the recreation
concept described above.

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8. Prior to submittal of final development plans, the applicant shall
submit three conceptual site plans showing alternative configura-
tions of the project. These plans shall be reviewed by the Plan-
ning Commission. The Commission shall select a preferred alterna-
ti-ve.

9. The project may include up to 585 units, including 115 units for
persons of low and moderate incomes, provided that the applicant
can demonstrate that the surrounding roads and other public ser-
vices (i.e., sewer, schools) are adequate to accommodate the pro-
posed development.

10. Some visitor-serving uses of a moderate scale may be permitted if
the specified residential density is decreased proportionately.

11. The applicant shall be required to demonstrate that the surround-
ing roads and other public services are adequate to accommodate
the proposed development and that the project will generate suff-
icient tax revenues to cover costs to the County of providing
public services.

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4.6 Gavlota Coast OC 1978 RON MORGAN

4.6 GAVIOTA COAST

4.6.1 CHARACTER OF THE PLANNING AREA

With the exception of a handful of onshore oil production, treatment,
and storage facilities and several small pockets of residential development,
the coastline between Ellwood and Gaviota is rural. Prominent features of
this area include a section of broad coastal terrace, rolling grass-covered
hillsides, scenic-coastal canyons, and several coastal promontories. Per-
ennial streams flow through many of the canyons, sometimes forming small
wetlands at their mouths.

Tecolote Canyon, at the easterly end of the planning area, is the site
of the Embarcadero. subdivision, which consists of single family, custom res-
idences on lots of one acre or more. Immediately south of the subdivision,
across U. S. 101, is-the popular Haskell's beach. Coastal developments in
this general area include the Ellwood Pier, the Sandpiper Golf Coutse, and
the Arco and Aminoil facilities.

To the west, the foothills of the Santa Ynez Mountains recede to form
a broad coastal terrace in the vicinity of Dos Pueblos Canyon. This area
supports the most agriculturally diverse activities between Ellwood and
Gaviota, including some cattle and sheep grazing, lemon and avocado orchards,
and greenhouses. Las Varas Ranch, which.lies just west of Dos Pueblos Can-
yon, is another coastal agricultural area that has been planted to avocados
in recent years.

To the west of Las Varas Ranch, the coastal shelf broadens, reaching
its greatest width in the vicinity of the Edward's Ranch, then narrows
dramatically to reveal highly scenic El Capitan Point. El Capitan, a State
Beach Park, is a wide rocky point with dense coastal woodlands. Outstand-
ing,specimens,of oak and sycamore are prominent near the creek mouth and
several meadows in this vicinity give the area a unique look and open atmo-
sphere. The beach area.to the west of El Capitan Point and the upland
recreation facilities (picnicking and camping) make El Capitan one of the
more popular of the State beach parks.

North of U. S. 101, overlooking the El Capitan State Beach Park, is a
private recreation facility along El Capitan Creek, and the horse stables
of El Capitan Ranch. A network o-f roads is visible from U. S. 101, remnants
of an aborted residential development proposed for the El Capitan Ranch in
the early 1970's.

Beyond the El Capitan area the coastal foothills intrude on the coast-
line to Refugio State Beach Park. A line of palms which borders the beach
and a sharp, precipitous point are Refugio's.distinctive features.

West of Refugio the coastal terrain becomes more rugged; U. S. 101
clings to a narrow band of coastal terrace. A bridge crossing is required
at Arroyo Quemado Creek, one of a number of coastal creeks which cut sharply
through the sandstone outcroppings at the base of the Santa Ynez Mountains.
A small cluster of beach homes lies just west of the trestle at Arroyo

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Quemado. Other developments in the area include the County's sanitary land-
fill at Tajiguas, the Getty Gaviota Marine Terminal, Sunburst Store and Res-
taurant, two gas stations, Vista del Mar School, and Gaviota State Beach
Park. Gaviota Canyon forms the westerly boundary of the planning area.
The canyon supports an extensive riparian habitat and forms a sharp break
in the land forms to the east and west.

4.6.2 PLANNING ISSUES

Urban/Rural Boundary

The entire planning area lies outside of the urbanized portion of the
South Coast. Because of its remoteness and rugged terrain, this area of the
coastal zone is decidedly rural.

Service System Capacities and Availability of Resources
Portions of the coastal area from Ellwood to El Capitan are located
within the service area of the Goleta Water District. A 33-inch water line
(the Coastal Aqueduct) extends as far as El Capitan Ranch. Remaining areas
are completely dependent on private wells.

Hazards

The entire area carries a high seismic hazard rating. There are a num-
ber of faults clustered in the vicinity of Ellwood, including Glen Annie,
Las Varas, Dos Pueblos, and Eagle. Tsunami hazards are limited to a number
of the canyon mouths, including Canada de la Gaviota, Refugio Creek, Canada
del Corral, Canada del Capitan, and Bell Canyon at Ellwood. Liquefaction
hazards are limited to Tajiguas Creek and Canada del Refugio. In foothill
areas, a high landslide hazard exists.

Large parts of this planning area are characterized by narrow sandy
beaches backed by steep bluffs which are subject to wave action and erosion.
In a number of instances, beach.facilities at parks are subject to damage
during high wave and flood conditions.' In several locations, the railroad
embankment is endangered by bluff erosion. Seawalls have been erected at
several locations to protect the base of the bluffs.

The County does not have detailed flood hazard information for the non-
urbanized areas between Ellwood and Gaviota. A moderate fire hazard rating
exists for shoreline areas, increasing to extreme hazard in the foothills and
beyond. Localized fire hazards also exist in or near wooded canyon or creek
bed areas.

Visual Resources

The coastal zone between Ellwood and Gaviota is an area of unique scenic
value. The entire viewshed is a traveller's delight, as it provides beauti-
ful contrasts between the ocean on one side and the canyons and foothills on
the other. Two types of development, energy and recreation, have affected
the visual resources of this area.

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Energy facilities, principally oil and gas facilities, including oil
wells, processing facilities, storage tanks, offshore platforms, and marine
terminals have been located at, numerous sites along the coast in this area.
These facilities are linked principally to offshore wells and are generally
well screened to protect views to the ocean. Energy companies have indica-
ted that additional onshore energy facilities may be needed in the future.
In addition, a number of areas between Ellwood and Gaviota north of Highway
101 maylbe pos5ible sites for future power plants since they were not desig-,
nated for exclusion by the Coastal Commission. In the'event that any new
energy-re1ated facilities are constructed in this portion of the coastal
zone,.the visual quality of the area will need protection.
Recent State park expansion has been characterized by development of
facilities for recreational vehicles at high densities. At El Capitan, RV
pads have been constructed adjacent to Highway 101. The landscaping, when
mature, will mitigate some of the visual impacts of this development; how-
ever, it will also impede coastal Views. Future development will need to
be carefully sited and designed to avoid degrading visual resources in this
area.

Between Tajiguas Creek and Arroyo Quemado, 6 number of billboards have
been erected which detract from the scenic quality of the area. These
will be subject to removal after May 1979.. Residential development in the
planning area is scattered and well screened from the highway.

Commercial Development

Commercial visitor-serving act ivi ties are limited to two service sta-
tions along Highway 101 and:the Sunburst Restaurant at Gaviota Village. A
privately operated campground is,,situated north of Highway 101 near El Cap-
itan. Given the State's plans e expand its park ownership in this area
and the commitment of remaining lands to agriculture, opportunities for ex-
pansion of visitor-serving facil.ities would appear to be limited.

Coastal Access and Recreation

The coastal zone between Ellwood and Gaviota is a recreational resource
of State-wide importance. Three major State parks, El Capitan, Refugio, and
Gaviota currently provide recreational opportunities for local as well as
oit-of-County visitors. Approximately ten miles-of coastline and 3,047 acres
are now in State ownership. Together, these parks provide 630 parking spaces
and 291 camper sites. The State also has plans for expansion of its park
holdings easterly from El Capitan and westerly from Refugio, as well as for
a new acquisition at Haskell's Beach. One of the reasons for these acquisi-
tions is the increasing demand for camping facilities. Vehicle turnaways at
the three State parks along this coastline averaged 147 per day during the
summer months of 1975 and peaked at 471 on July 4. Moreover, according to
PARIS (Parks and Recreation Information System) projections, a 35 percent
increase in the existing number of campsites is needed to meet recreation
demand by 1990.

State acquisition and development of new parks in this planning area is
complicated by several factors. Park development to date has focussed on

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the provision of overnight camping facilities, particularly for RV's, which
require grading, paving, and alteration of natural vegetation for construc-
tion of level pads required by RV's. Such development may conflict with
Section 30251 of the Coastal Act which requires that development minimize
the alteration of natural land forms. While RV's have experienced consid-
erable increase in popularity over the past years, rising costs of the RV's
and gas may make this form of recreation infeasible for people of moderate
incomes in the near future. Consequently, careful consideration should be
given to the irreversible commitment of limited coastal resources for de-
velopment of RV facilities.

Ano ther complicating factor is that areas along this coastline outside
existing State parks are already used extensively for recreation by mostly
local residents. There are over ten areas along.this stretch of coastline
where the public now gains vertical access to the beach. On summer week-
ends, well over 200 cars are parked along Highway 101 or adjacent side
roads by users of these beaches. Some of these popularly used beaches
have recently been acquired by the State or are proposed for future ac-
quisition. Therefore, careful planning will be required to ensure that
existing local users are not displaced and that the environmental carrying
capacity of the natural environment is not exceeded as a result of increased
levels of use.

Bicycle trails are being planned to provide increased access to this
coastal area. A trail connecting UCSB to El Capitan is being jointly plan-
ned by the County Transportation Department, Caltrans, and the State Depart-
ment of Parks and Recreation. The link between El Capitan and Refugio has
recently been completed. Funds have also been allocated to acquire landfor
a bikeway that would connect Refugio to Tajiguas. This trails system may
help to lessen the need for committing coastal land to parking lots as well
as to mitigate the impact of recreationally oriented traffic on local air
quality. In order to complete the system, vertical easements to connect
the bicycle trail to the.beach'need to be provided, especially at the beaches
that are currently popular destination points.

Housing
Existing housing in this planning area is sparse. Currently there are
an estimated ninety-two (92) single family and eight multiple units, for
the most part concentrated in residential enclaves in Dos Pueblos Canyon,
Naples, Arroyo Quemado, and in the general areas of the State parks. Given
the rural nature of the area and the presence of large agricultural parcels,
new housing should be accessory to agricultural uses only.

Habitat Areas

The Gaviota Coast supports many small habitats such as streams, tide-
pools, butterfly trees, important marine resources such as kelp and fish,
and three unique habitats: a reef, harbor seal hauling ground, and native
grassland. There are nine perennial and at least sixteen intermittent
coastal streams along this portion of the County's coastline. Adjacent
agricultural uses including orchard development and.cattle grazing may have
adverse effects on stream habitats. All of the Gaviota coast streams have
been altered by storm sewers where Highway 101 intercepts their paths to

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the coast. Small wetlands occur at the mout hs of Canada del Refugio, Las
Llagas, Dos Pueblos, Tecolote, and Bell Canyon Creeks.

The coastal canyons also provide suitable environmental conditions for
butterfly trees; these have been noted at Barro Canyon, Del Cementeria Can-
yon, an area just west of Arroyo Quemado, and near Dos Pueblos Canyon. Some
of the butterfly trees in this area have been the subject of research by
the University of California.

The rocky intertidal areas between Ellwood and Point Conception have
been recommended for preserve status (Coastal Plan, 1975; County Proposed
Conservation Element). This coastal area is rel'atively undisturbed and its
tidepools are of scientific interest.

Adjacent to the old townsite of Naples is an intertidal and subtidal
reef which extends a mi.le or so out to sea. Naples reef has many recrea-
tional and scientific values due to the large number and diversity of or-
ganisms that inhabit the area. Several research projects are currently
underway at the reef through the Marine Science Institute at UCSB. Due
to the uniqueness and value of the area for scientific study, recreational
uses of the area may need to be limited in the future to prevent degradation
of habitat values.

A harbor seal hauling and pupping ground exists seasonally on the
sandy coastal area between Dos Pueblos and Eagle Canyons. Since harbor
seals will not;haul out on.beaches that have been disturbed by people,
these small pocket beaches need to be protected from intense recreational
uses.

A small patch of native grasslands is located on the coastal bluffs
west of Ellwood Pier. Native grasslands are sensitive to disturbance; dis-
ruption to this plant community increases its vulnerability to takeover by
European weedy plant species. Since native grasslands are now rare in the
entire State, remaining areas should be preserved.

Plant communities i n this area are typical of much of the coastline and
include coastal sage scrub, chaparral, and southern oak woodland. Cattle
grazing in this planning area may affect oak regeneration in the savanna.
When all seedling oaks are grazed, no potential'exists for the replenishment
of the coast'live oak (Quercus agrifolia) as existing ol'der trees die. In
@ddition, an endangered plant, black figwort (Scrophularia atrata), is found
in an area westerly of Las Varas Canyon.

Agriculture

Agricultural activity includes some lemon and avocado production along
Highway 101 and in canyon stream bed areas from Ellwood to El Capitan; one,
large greenhouse operation west of Naples; and grazing on the foothills north
of Highway 101. The only area where there is sufficient land south of H.igh-
way 101 to the shoreline for coastal agriculture is between Naples and El
Capitan, and it is here that the Dos Pueblos Orchid Company and several
large plantings of lemons and avocados are found. Outside of this area, or-
chards are limited to select, narrow canyons north of Highway 101; grazi.ng
is the only other major form of agriculture at the present time.

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Soils throughout this portion of the coastal zone are generally non-
prime; although some Class II soils and isolated pockets of Class I soils
are found.in the coastal canyons.

None of the agricultural parcels in the coastal zone east of Refugio
is under preserve status. However, extensive preserves exist in Refugio
Canyon and in most of the coastal zone in the vicinity of Tajiguas, Arroyo
Quemiado, and west of Canada de la Huerta to Gaviota.

Existing zoning is a mixture of "U" (Unlimited Agriculture, 10-acre
minimum) and "AG" (General Agriculture, 100-acre minimum). Permitted uses
in both zones include all types of agriculture, oil and gas production, and
single family dwellings. Given that prime agriculture exists on a number
of parcels now zoned U and that the character of the area is decidedly rural,
a ten-acre minimum parcel size is inappropriate. Larger minimum parcels will
be necessary to ensure the long-term preservation of agriculture.

Industrial and Energy Development

The majority of the County's energy-related facilities are located be-
tween Ellwood and Gaviota. The area includes nine facilities for process-
ing of oil and gas, two marine te-minals, as well as some onshore oil pro-
duction activity. These facilities were built mostly during the 1960's to
serve production in the State Tidelands. Production in the Tidelands has
been declining historically; consequently, many of these facilities are
functioning with considerable excess capacity. Production from State leases
may increase temporarily if market conditions improve and producers are suc-
cessful in applying enhanced recovery techniques within a more stringent
regulatory environment. These sites also represent potential processing
areas for oil recovered from Federal leases. Some of these facilities would
need major upgrading to become operational under current regulations.

Arco Ellwood Facilit Arco is currently upgrading its oil and gas process-
ing facility near ood, just wes.t of the Sandpiper Golf Course, to handle
increased production from Platform Holly in its State Tidelands lease. There
is sufficient room on the 4.5-acre parcel to accommodate the present expan-
sion plans; however, further expansion beyond the present site may be diff-
icult. Production from the facility will be tankered from the renovated
Aminoil marine terminal facility at Coal Oil Point.

Aminoil Ellwood Facility. Aminoil's activity on its 143-acre parcel west
of Eagle Canyon dates back to the 1920's. While only a small number of the
60 onshore wells are currently producing, enhanced recovery could be applied
to increase the number of producing wells. At one time, Aminoil had visions
of using its acreage and an adjoining parcel, on which it holds an option,
as a.consolidated staging area for offshore production. While this is un-
likely at the moment, the company still foresees possible offshore develop-
ment of a platform on State lease 208 with associated onshore production and
support facilities, and a new marine terminal which would replace the present
facility at Coal Oil Point.

Shell Capitan Oil.Facilities. Shell has been producing oil from wells in the
vicinity of Las Flores Canyon for the past 40 years. Crude is processed at

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the site and is trucked to Shell's Santa Maria field, where it is blended
with Santa Maria.crude prior to transfer to a refinery. These facilities
are scattered about the uplands area north of Highway 101, and are highly
visible to motorists. Shell will continue to produce as long as it is
economically feasible, and may consider tertiary recovery techniques.

Exxon Las Flores Canyon. Exxon purchased approximately 1,500 acres near
Las Flores Canyon and planned to establish an oil and gas processing fac-
ility to handle production from its Santa Ynez unit. The oil and gas pro-
cessing facility was approved by local and State agencies; however, Exxon
found unacceptable the conditions imposed by the Coastal Commission allow-
ing only interim use of a marine terminal pending a pipeline feasibility
study. Exxon is now constructing an offshore separation and treatment
facility which will float in Federal waters near Platform Hondo. Crude
will be tankered from the offshore facility and gas will probably be
brought onshore. Due to its size, the Exxon parcel may be a desirable lo-
cation for consolidating facilities with those of other operators in the
area. Exxon asserts that there is a marine terminal at the mouth of Las
Flor*es, although it is not operative.

More recently, the Pacific Offshore Pipeline Company, an affiliate of
Southern California Gas Company announced plans to construct a gas pro-
cessing facility at the Las Flo@es site. The Company is proposing to pur-
chase gas being developed by Exxon in the Santa Ynez unit and transport it
to shore by pipeline. The proposed site for-the facility is outside coastal
jurisdiction although the pipeline will pass through the coastal zone.

Phillips Taliquas Gas Facility. Phillips operates a gas processing plant on
a narrow four-acre site just west of Tajiguas Creek, between Highway 101 and
the railroad. The facility is well-,shielded from the road. There is con-
siderable excess capacity at the facility at present. Phillips currently
has no plans to expand the facility.

Shell Molino Facility. Shell processes gas from the Molino field in its
State Tidelands lease on a 50-acre site north of Highway 101, in a small
canyon (Canada de Huerta) just west of the County sanitary landfill site.
There is considerable excess capacity at the facility and land for expan-
sion up the canyon.
Getty Marine Terminal at Gaviota. The Getty marine terminal"is the site
of a major consolidated facilify, though actual acitivity at the site has
declined over the years. At one time, there was a small residential com-
munity established on the site for local employees, but this has been dis-
mantled. The facility sits astride Highway 101. On the north, Chevron
processes gas from offshore leases and Pacific Lighting Service and Supply
Company operates a gas pumping station. South of Highway 101, Getty leases
storage capacity to North County producers, who truck oil in and out as re-
quired. The marine terminal has not been operating for some time. Arco
has a small oil and gas processing facility there also. Texaco's gas fac-
ility, not now in operation, lies on a separate parcel adjoining Getty's
to the west.

Collectively, the parcels are screened from the road; although the
storage tanks are visible, they have been painted a dull green to blend

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with the environment. Adequate acreage exists both within the Getty facil-
ity and the Texaco parcel for some expansion. Expansion would have to be
assessed for impacts on adjoini.ng State beach areas, particularly if activ-
ity at the marine terminal begins.

Other facilities. Most of the coastal zone lands north of Highway 101 have
not been designated by the Coastal Commission as inappropriate or unsuit-
able for power plants and thus represent potential development sites. How-
ever, the utilities have not announced any plans for such development in
this area. There is also a small fish hatchery operation just west of
Tajiguas Creek. It is located on a site proposed for acquisition by the
State Department of Parks and Recreation.

4.6.3 LAND'USE PLAN PROPOSAL S

Summary of Land Use Plan Map Designations

Reflecting the rural character of this planning area, the predominant
land use designation along the Gaviota Coast is Agriculture II. Large areas
are also designated for recreation as a res 'ult of the extensive holdings of
the State Department of Parks and Recreation. Existing oil and gas facili-
ties are designated for Coastal Dependent Industry. A few remaining areas
that do not have agricultural or recreational potential are proposed for
Rural Residential uses.

Policies and Actions

Policy 1: In order to protect natural and visual resources of the coastal
-zone between Ellwood and Gaviota, development of recreational
facilities shall not impede views between Highway 101 and the
ocean, and shall minimize grading, removal of vegetation, and
paving. Existing natural features shall be used to the maximum
extent possible, and landscaping shall consist of native species.

Policy 2: Campgrounds and ancillary facilities shall be set back as far
as feasible from the beach in order to reserve near-shore areas
for day use.

Policy 3: The vegetation in the small canyons at the mouths of Canada San
Onofre' and Canada del Molino streams shall not be disturbed by
recreational development or use.

Policy 4: Where feasible, new recreational facility development, partic-
ularly campgrounds and parking lots, shall be located north of
Highway 101.

Policy 5: All new development on State-ow ned lands shall be in conformance
with a recreational master plan approved by the County and the
Coastal Commission. The master plan shall include maps showing
locations of proposed facilities and a text describing the en-
tire scope of the State's long-range plans for the Ellwood to
Gaviota area, i.e., numbers of campsites, restrooms, parking lots,
kinds of recreational activities to be accommodated, etc. In
addition, the master plan shall address the following issues:

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a. How overnight use by out-of-County visitors will be balanced
with day use by local residents.

b. How intensities and kinds of recreational uses will be con-
trolled so as not to exceed the carrying capacity of the
area.

c. Analysis,of the feasibility of using alternative transpor-
tation systems to provide access to State parks (i.e., shuttle
buses).

Policy 6: Sinc'e existing parks in the Ellwoo d to Gaviota area already pro-
vide extensive facilities for recreational vehicle camping,
priority in future development shall be for campgrounds that
would be accessible by bicycle and pedestrian trails only and
for hostels.

Action 1: In order to maximize access to the beaches, vertical easements
connecting the proposed coastal bicycle trail (linking'Santa
Barbara and Gaviota) to the beach shall be acquired by a public
agency at the following locations:

a. Haskell's Beach
b. Dos Pueblos
c. Edwards
d. Tajiguas
e. Arroyo Hondo
f. Canada de Guillermo
g. Canada del Molino
h. Canada San Onofre

The trails connecting the bicycle path to the beach shou ld be
well-marked and bicycle racks should be provided. Where necess-
ary, stairways from the top of the bluffs should be provided.

Action 2: In order to increase opportunities for coastal dependent and
.related recreational uses, the following areas, which have rec-
reational potential, should be acquired by a public agency:

Facility Development

Haskell's Beach Day use only, parking, restrooms, picnic
tables, bike rack.

Dos Pueblos Day use onlyj parking, restrooms,-picnic
tables, bike rack.

Edwards Parking, restrooms, picnic tables, bike
racks, store, low-intensity camping.

Tajiguas Day use only, parking, restrooms, bike
racks.

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Policy 7: In order to protect the marine resources of Naples Reef and the
adjacent beach as a hauling out area for harbor seals, intensive
recreational use shall,not be encouraged. Access to the site
should continue to be by way of boats.

Policy 8: For the lands designated as Agriculture II, the minimum permitted
parcel size is 100 acres unless the type of agriculture practiced
on the parcel is of a prime nature (i.e., orchards, greenhouses).
For prime agricultural pursuits, a minimum parcel size of 40 acres
is allowed if the parcel is under a Williamson Act contract.

Action 3: Public action is needed to avoid build-out of the small lots that
exist in the Naples area. The County should require combination of
all lots under single ownership to meet the minimum parcel size
standards established in the land use plan.

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Gaviota Coast (east)

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STATE PARK
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STATE PA

COASTAL LINE

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Gaviota Coast (west)

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COASTAL LINE

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.4.7 North Coast 1978 RON MORGAN

4. 7 T HE NOBTH COAST

.4.7.1 CHARACTER OF THE PLANNING AREA

The coastal boundary sweeps.northward at.Gaviota, taking i.n the water-
shed of the Santa Ynez Mountains, narrows at Jalama, then moves inland again
to encompass the Guadalupe-Dunes and the Santa Maria Ri.ver.mouth. Notable
features of this 64-mile stretch of coastline include broad coastal terraces
and bluffs, rolling oak woodlands, grasslands, spectacularlyrugged coastal
headlands, and coves.

Hollister Ranch, which extends from Gaviota State Beach Park west to
Cojo Creek and includes some 14,400 acres, consists*of a broad coastal ter-
race intersected by coastal streams, several of which are perennial.. The
@anch is famed for its pristine coastline and its prime surfing points which:
include Drakes Bay, St. Augustines, and Cojo Bay, the proposed site for an
LNG facility.

In recent years, the Hollister Ranch has been subdivided into 135 ranch
@estates of approximately 100 acres each. Some 50 single.family homes have
now been constructed on the Ranch; the homes are often accompanied by acces-
sory dwellings, some agricultural de 'velopment, andreservoirs. An extensive.
network of roads has been-built to serve the residential development. Other
developments on.the Ranch include three beachside cabanas which.are located
along the coastline, and the Hollister Ranch:Guard Station, immediately west
of.Gaviota State Beach Park. All of the.Hollister Ranch is in an agricul-
tural preserve.

To the west and north.of the-Hol.listerRanch is the Bixby Ranch, tot-
aling some. '24,000 acres. This expansive holding comprises two subareas '
known as the Jalama. and Cojo.Ranches, which meet at the San Julian Ridge.
Cojo Ranch lies south of the ridge-and has pa*noramic-views of the coast.
Portions of the area generally known as the Cojo Ranch are'not owned by
Bixby; Chevron and ARCO also have extensive land holdings in the area.
Jalama Ranch, to the north, takes in much of Jalama Creek's extensive.drain-
age and forms a nearly complete watershed.
..Cojo Ranch's coastal terrace is very broad and is bisected by ephemeral
stream courses. Government Point and Point Conception are its most out-
standing features. Government Point is a massive, flat-topped promontory
with a deep and often quiet cove.immediately to its eastern shore. Point
Conception, by contrast, is a jagged promontory surrounded by turbulent
waters. The Point Conception lighthouse and'its ancillary structures fuse
with the rugged topography, making the area a well-known landmark.

The Point Conception area is of.great interest to biogeographers. As
a result of.the seaward movement of the relatively cold California current
south of P"oint Conception, a cold water, biota is found north of Point Con-
ception and a different warm,water biota occurs south of the Point.

Thearea between Point Concepti,on and Jalama Beach County Park is com-
Trised of rocky intertidal areas@ broad sandy beaches, and a coastal wet-
and at the mouth of Jalama CreeL

-1 60-m

From Jalama Beach County Park north to Point Sal the entire coastline
is under the jurisdiction of Vandenberg Air Force Base and is restricted to
the public except for areas adjacent to Ocean Beach County Park (Surf) at
the mouth of the Santa Ynez River, and Point Sal State Beach. The Surf
area includes wetland and dune habitats.

Point Sal, to the north, besides being of biological interest because
of its distinct and well-developed plant communities and the species com-
position of its rocky intertidal area, is one of the most picturesque points
in the County. Its rugged scenic features extend to Mussel Point, another
jagged coastal promontory. Three large natural bridges have been carved
out of Mussel Point by wave action. At Mussel Point the landscape changes
abruptly to a dune environment. Dunes in the vicinity of Mussel Point reach
a height of 450 feet and then gradually taper off in elevation as one moves
north. The dune environment continues to the Santa Maria River mouth which
forms the northern boundary of the planning area. A small County park and
the Thriftway oil drilling operation are situated just south of the river
mouth.

4.7.2 PLANNING ISSUES

Urban/Rural Boundary

This area is entirely rural. Agriculture is the principal land use,
including large-scale grazing and vegetable production. Non-agricultural
uses are limited to some low-density residential development on the Hollis-
ter Ranch and scattered energy-related development.

Service System Capacities and Availability of Resources

In the Hollister and Bixby Ranch areas, groundwater resources are
sparse. For this reason there is very little irrigated agriculture, and
residential units are completely reliant on private wells. Water quality
is generally poor, with a high TDS concentration.

Hazards

The coastal zone from Gaviota to Point Arguello is in a high seismic
hazard area. Except for a high seismic hazard band between Purisima Point
and Point Sal, the remaining coastal area lies in a moderate hazard zone.
.i'he most significant faults are the Santa Ynez Fault, including its north
and south branches, and the Pacifico Fault, which are in the Bixby/Hollister
area; several other faults lie in the vicinity of the north coast, includ-
ing the Honda Fault, Lion's Head Fault, and Pezzoni Fault.

Tsunami hazards are limited to the mouth of the Santa Ynez and Santa
Maria Rivers, and to a small beach area between Purisima Point and Point
Sal. Large sections of the coastline between Gaviota and Point Arguello,
including substantial sections inland at Hollister and Bixby Ranches, are
subject to high slope instability, while areas north of Point Arguello along
the coast are generally stable.

Due to low population densities and lack of development, damage result-
ing from beach and bluff erosio n has been minimal. In a number of locations,

-161-

attempts have,been made to protect the railbed by erecting seawalls at the
toe of the cliff.

Deta-iled@information is not available on flood hazards outside*of urban
areas. Hazards would be concentrated in the numerous canyon beds which
could be flooded on a seasonal basis. The Santa Ynez@ River is subject to
extensive flooding conditions in the valley areas,,,but this is outside the
coastal zone.

Fire hazard is moderate along the coastal terrace between Gaviota and
Point Arguello and becomes extreme along the rest of the north coast.

Visual Resources

The scenic quality of the coastal zone in the North Coast planning area
is outstanding. The rural character and tremendous diversity in landscapes
combine to make this area a visual resource of national significance. Most
of the coastal,zone north of Point-Sal'State Park has been designated as a
National Natural Landmark due to its unique scenic and resource values.
Between Gavioia and the Santa Maria River, public access roads are ex-
tremely limited. The principal corridors to the ocean are along Jalama Road
to Jalama Beach County Park Route 246 to Ocean Beach County Park, Brown Road
to Point Sal, West Main Str;et to-Guadalupe Dunes. While the corridors them-
.selves provide beautiful rural views, views to the ocean and Along the coast
.are generally not available until the.public areas are reached at the ends
of the roads.

Commercia 1 Development.

There aIre no,commercial visitor-serving facilities in this part of the
coastal zone.

Coastal Access and Recreation

There are only four areas along this 64-mile stretch of coastline that
provide opportunities for public access and recreation: Rancho Guadalupe
County Park, Point SaI.State Park, Ocean Beach County. Park, and Jalama County
Beach Park. These four parks represent a total of 1.3 miles of linear ocean
frontage.

The roads leading out to Jalama and Point Sal are narrow and winding.
Jalama Beach provides 105 Camper sites; the other three parks are restrict-
ed to day use only. Point Sal.provides no facilities, and at Guadalupe,
the facilities are limited to trash cans and portable toilets. Although
the County does not own any beach frontage at Ocean Beach County Park, Van-
denberg Air Force Base allows unrestricted public access along 3.5 miles
south of the park. The five miles of beach north of the park are open on
weekends and holidays during daylight hours to the first 50 people; however,
prior permission must be obtained from.the Base Game Warden.
There is a substantial amount of'informal use of beaches in this plan-
ning area. Some of the best surfing in California is found along the Holl-
ister Ranch. Most surfers gain access to the Ranch.by boat. The Guadalupe

-162-

Dunes area has become a popular area for dune buggie enthusiasts. Most of
the use is on privately owned land south of the County Park to Mussel Point.
This activity is having adverse impacts on plant communities and archeolog-
ical resources in the area. The dune buggies also pose hazards to others
using the beach for fishing and walking. Point Sal and Guadalupe Dunes have
become popular spots for hang-gliders in recent years. At Point Sal, exten-
sive foot traffic on the bluffs may be contributing to increased erosion.
At Guadalupe, the problems caused by hang-gliders are similar to those of
the dune buggies, since vehicles are used to transport the hang-gliders out
onto the dunes.

Lack of roads and military restrictions present the principal barriers
to expanding opportunities for access and recreation in this planning area.
Neither the County nor the State has any immediate plans for acquisition
in this area; however, opportunities for limited, low intensity recreational
uses, such as a hiking trail along portions of the coast, are needed. If
opportunities for public access and recreation are to be expanded in the
future, careful planning will be necessary to ensure that the extensive na-
tural resources (i.e., dunes, marine organisms, plant species) are protected.

Housing

Since large-scale agricultural operations and a rugged coastline char-
acterize this area of the coastal zone, housing is primarily incidental to
agricultural uses. This pattern should be continued.

Habitat Areas

Gaviota to Jalama

The coastal zone broadens at Gaviota to take in many natural communities.
The entire area is rural and is, therefore, a pristine environment for many
of the common native animal species such as the red-tailed hawk and mule
deer. The area is characterized by plant communities such as dense stands
of southern oak woodland, coastal sage scrub, chaparral, and grasslands areas
with individual coast live oak trees. Endangered plants in this area include
Eriodictyon capitatum, Cirsium rhotophilum, and Dicentra ochroleuca. Calif-
ornia walnut, Juglanscalifornica, is a disjunct plant species found along
Jalama Creek.

An area of special botanical interest is Jalachichi Summit. Bishop
pine (Pinus muricata), a tree rarely found in Santa Barbara County, persists
here with other north coast vegetation, an unusual occurrence in an area
dominated by chaparral and grassland.

Marine habitats 'include pristine rocky headlands and tidepools, harbor
seal hauling grounds, and kelp beds. Many interesting intertidal inverte-
brate habitats (headlands and tidepools) are found along the coastlines of
the Hollister and Bixby Ranches, at such points as Razorbacks, Drakes,
Panoches, and Ranch House Point. Harbor seals are found at Drakes and Pan-
oches. Other portions of this coast may also be suitable habitats for the
seals. Offshore fishery resources include steelhead, spiney lobster, squid,
clams, halibut, rock crabs, and abalone, as well as some of the most pro-
ductive kelp beds in California.

-163-

The riparian habitats from Gaviota to Jalama consist of twelve per-
ennial and fourteen intermittent creeks. Since riparian areas support a
large number and diversity of species, these creeks warrant protection.
Jalama Creek is large and located almost entirely within the coastal zone
boundary. This creek is very scenic and supports many water-loving organ-
isms such as the western pond turtle and Monterey Salamander. In addition,
a small wetland is located at the Jalama Creek mouth. Other creeks, such
as those On Hollister Ranch, provide water for residential and agricultural
uses.

Surf, Point Sal, and Guadalupe
Spectacular and unique coastal environments are"found in the coastal
area from Vandenberg Air Force Base north to the San Luis Obispo County bor-
der. Large and extensive sand dunes, scenic coastal bluffs, offshore rocks,
interesting intertidal areas, and a wetland are the environmentally sensi-
tive habitats in this po rtion of the Santa Barbara County coastline.

One of the most distinctive and sensitive ecosystems within this coat-
tal area is the dune habitat. The Guadalupe Dunes extend from the mouth of
the Santa Maria River south to Mussel Point. The dunes are as high as
450 feet in some places, and an endangered bird, the Least Tern nests in
various locations in the dune.complex. Unauthorized offroad vehicle use
here has scarred much of the area.

The Santa Maria River mouth consists of 40 to 50 acres of tidal mud-
flat area and is a good waterfowl and shorebird habitat. Endangered plant
species found in the wetland and dunes area include Castilleja mollis, Cir-
sium rhotophilum, C. loncholepis, Erigeron foliosus, and Monardella crispa.
In a ition to the Santa Maria River, another perennial st@e_amCorralitos
Canyon,is located near the inland coastal zone boundary.

Point Sal is located just south of Mussel Point and is a highly scenic
area. Many of the plant communities here are in excellent condition. Of
special note is the coastal bluff vegetation on the steep slopes on the
cliffs at Point Sal. This is the best example of the coastal bluff com-
munity on the Santa Barbara County mainland, and, in the spring, giant cor-
eopsis covers the bluffs with yellow blooms. Rare plants such as.Sanicula
hoffmannii, Dudleya blockmanae, and Dichondra donnelliana are also in the
vicinit-
Y_

The intertidal area at Point Sal shows outstanding numbers of inverte-
brates and is an interesting example of intertidal zonation. Just offshore
is Lion Rock, a seabird roosting and sea lion habitat.

Commercial and fishery resources in the vicinity of Point Sal include
abalone in rocky areas, pismo clams and, at 10-40 fathoms, vermillion, ling
cod, boccacio, olives, bl,ue, yellowtail, whitebelly, rosy, and rockfish.

The entire Surf area is under Federal jurisdiction with the exception
of a 36-acre park belonging to the County. The wetland area of the Santa
Ynez River adjacent to the park consists of salt marsh, mudflats, shallow
tide channels, and open water, and is frequented by many water-associated
birds. Another significant ecosystem, the Surf dunes, is in the vicinity

-164-

of the County park. Recreational uses of the Surf area need to be regulated
to protect the resource values of the area.

Agriculture

Agriculture in the coastal zone from Gaviota west to Point Conception
and north to the San Luis Obispo County line encompasses the grazing oper-
a.tions of Hollister and Bixby Ranches, multiple crop vegetable production
and grazing southwest of Guadalupe.

Of the 14,400 acres on the Hollister Ranch, an estimated 13,100 acres
are open lands; about 100 acres are irrigated for intensified agricultural
uses and 1,000 acres are used for dry farming (i.e., production of oats,
barley, wheat, etc.). There are about 60 acres planted to avocados, with
the balance of the irrigated acreage in flower production. The Ranch is
entirely in agricultural preserve and zoned 100-AG. Soils are non-prime,
except for patches of Class II soils close to the coast.

The Bixby Ranch comprises 24,000 acres and is primarily a livestock
operation. There are from 3,000 to 4,500 head of cattle on the Ranch at
this time. Most of the Ranch is in agricultural preserve except for two
areas in the western portion south of Jalama Road, an area east of Govern-
ment Point,, and Jalachichi Basin. One area known as the Ramajal Field is
irrigated for agricultural production. Soils are almost exclusively non-
prime. Zoning is 100-AG, 100-AL, and U.

From Point Sal to the San Luis Obispo County line, there are about
2,000 acres in large-scale grazing and vegetable production. Most of
this area is in agricultural preserve; it is currently zoned lOO-AG with
.some U zoning along the Guadalupe Dunes. To sustain the long-term viabil-
ity of agricultural lands, large-lot zoning (100-acre minimum) is needed
throughout this area.

Industrial and Energy Development

Energy facilities are limited to isolated locations in the area be-
tween Gaviota and the Santa Maria River. Union has production and process-
ing facilities at Government Point and a marine terminal at Cojo. Thrift-
way has a small production island along the beach at Guadalupe. Activity
in this area may increase. Both Husky and Union have leases south of the
Santa Maria River and plan to conduct exploratory activity in this area.
The Public Utilities Commission has selected Point Conception for the loca-
tion of a liquefied natural gas terminal. Additionally, the State Coastal
Commission, in its power plant siting study, has indicated the location of
a pipeline corridor through the Guadalupe Dunes for possible connection to
a potential inland thermal power plant location. Finally, lease sale #53
could lead to an increase in offshore exploration and production activity
which may impact on the coastal zone due to the need for onshore facilities
to support oil and gas development and the possibility of oil spills.

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4.7.3 LAND USE PLAN PROPOSALS

Summary of Land Use Plan Map Designations

The predominant land use designation for the North Coast planning area
is Agriculture II which specifies a minimum parcel size of 100 acres. Due
to their unique resource values, parcels along the coast between Point Sal
and the'Santa Maria River are designated as Other Open Lands. Union's oil-
related facilities near Cojo are designated for Coastal Dependent Industry
and the existing State and County parks are shown as Recreation.

Policies and Actions

Policy 1: In order to ensure protection of marine a 'nd biological resources
at Point Sal State Beach, public recreational use shall be lim-
ited by all of the following measures:

a. Brown Road shall not be expanded.

b. Improvements to the existing State park shall be limited
to restrooms and minor improvements to the parking area to
prevent erosion.

c. Hang-gliding shall not be permitted.

Policy 2: Jalama shall be maintained as a two-lane rural road. Minor
modifications or improvements for the purposes of increased
safety are acceptable. All improvements shall be designed
and constructed to minimize adverse impacts on Jalama Creek.
improvements shall not result in the removal of any riparian
vegetation along the creek.

Action 1: The County shall study alternatives for expanding Jalama Beach
County Park for day and overnight uses. Sufficient excess
road capacity on Jalama Road.shall be reserved to accommodate
traffic generated by a 25 percent increase in use at Jalama
County Park.

Action 2: A trails system shall be developed in order to increase oppor-
tunities for public access and recreation in the North Coast
planning.area. The County, with the assistance of the State
Department of Parks and Recreation and the participation of
affected Property owners, shall.initiate planning studies for
a hiking trail connecting Guadalupe to Point Sal, and Point
Arguello to Gaviota. The proposed trail system should event-
ually include hostels and/or walk-in campgrounds; one possible
hostel and/or campground location would be the area in the vicin-
ity of the Point Conception lighthouse.

Action 3: The County shall pursue alternative methods for expanding the
park area available for public recreation along the beach south
of Rancho Guadalupe County Park to Mussel Rock.

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Action 4: In order to ensure preservation of the natural and archeological
resources of the Guadalupe Dunes and expand public opportunities
for low intensity recreation, the County shall:

a. Adopt and enforce an ordinance prohibiting ORV use, hang-
gliding, and overnight camping on the Dunes.

b. Repair and expand the existing County parking lot.

c. Provide more attractive restroom facilities.

d. Provide limited picnic facilities.

e. Install attractive signs informing the public of the ecolog-
ical importance and fragility of the Dunes and wetland.

f. Restrict the County park to low intensity recreational uses,
i.e., walking, fishing, and picnicking.

Action 5: In order to ensure that adequate opportunities for coastal access
and recreation will be available in the future, the amount of
development in the north County should be correlated with a pre-
cise recreational plan for the North Coast. To this end, the
County shall initiate studies to determine the long-range needs
and goals for access and recreation in the area from Gaviota to
Guadalupe. A long-range recreational plan shall be developed
which includes the following elements:

1. An integrated trails system which will connect existing
County and State Parks and provide vertical access to the
beach at appropriate intervals.

2. Identification of areas which have the most recreational
potential and a schedule for acquisition of such areas.

All deve lopment proposals for the North Coast planning area shall be
reviewed for conformity with this masterplan and appropriate easements, etc.,
shall be required at the time of development approval.

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Point Conception

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4.8 The Channel Islands CC,, 1975 RON MORGAN

4.8 THE CHANNEL ISLANDS

The Channel Islands that lie within the County of Santa Barbara are
San Miguel, Santa Rosa, Santa Cruz,and Santa Barbara. San Miquel and San-
ta Barbara.Islands are owned and managed by'the Federal Government. Only
the islands under the jurisdiction of the C.ounty of Santa Barbara (i.e.9
.,Santa Cruz and Santa Rosa) are discussed here.

4.8.1 SANTA CRUZ ISLAND.

Santa Cruz Island is located in the Santa Barbara Channel, 19 miles
south of the mainl-and.@ The largest of the Channel Islands, Santa Cruz
Island is,24 miles long, ranges from 1.5.- 6.6 miles in wi.dth, and has
approximately 60 miles of coastline. Santa Cruz Island is 62,000 acres
in size.

Santa Cruz Is1and is the most topographically varied of all the islands.
The highest point-on the is*land is*2,450 feet; it is flanked on the east and
west by a range of peaks, many of which reach an elevation in excess of 1,700
feet. The predominant central valley, which lies below the"southern slope
of the main ridge, runs approximately east-west along a,fault bordered by
volcanic and sedimentary' rock ridges. Although the coastline is steep and
rugged, this island has many anchorages.and landings. Other interesting
features of the coastline include sea caves and pocket beaches..

The vegetation on Santa;Cruz Island is diverse. Plant communities
.here range from somewhat open communities such as grasslands, coastal sage
scrub, and.chaparral to wooded groves of oak woodland and closed cone pine
forests. The central vall-ey and narrow central region of the island are
characterized by grasslands and oak woodland. Coastal sage scrub is found
on south-facing slopes on the south side of the island, while chaparral and
woodlands are found along the moist canyons and north-facing slopes.

Land Use

Recreational and commercial uses of the waters surrounding Santa Cruz
Island are increasing. Access to the-general public is available only by
private boat and yachtspersons anchor at the many small harbors throughout
the island. A permit with conditions and restrictions for the purpose of
protecting the island's resources is required from the private owners in
order to land on Santa Cruz Island. On land, recreational uses such as
hiki'ng are limited to daytime. Sport and commercial fishing take place
around Santa Cruz Island; skindIvers harvest abalone, r -ock scallop, calif-
ornia sheephead, spiney lobster,'kelp bass, and other species.

The western 55,000 acres of Santa Cruz Island are operated as a cattle
ranch. The base of this operation is,a ranch in the central,valley; cattle
are transported to and from the island by boat. Recently, the Nature Con-
servanty purchased 12,500 acres and negotiated a conservation easement for
the remaining 42,500 acres of this cattle ranch. The eastern port.ion of
the island, bordered on the west by a ridge of low mountains, is operated
under separate ownership for sheep grazing. On this sheep ranch', a group
of buildings and a house for the ranch foreman are located at Scorpion

-168-

anchorage. Other structures on this portion of the island include a group
of buildings at Smuggler's Cove.

Feral pigs and feral sheep also range on the rugged northern portion
of the island. A hunting club, housed at Christi Beach, and an archery
club serve a function in the control of these destructive animals.

Another important activity on Santa Cruz Island is research. Two re-
search station installati.ons are located in the valley; the University of
California field station approximately one mile west of the cattle ranch
headquarters and the General Motors Research station to the east at Valley
anchorage. Permission has also been granted to other researchers and/or
institutions to conduct biological research on the island.

A naval communications station is located atop a ridge running near
the middle portion of the island. The Coast Guard maintains a navigation
light on Gull Island on the south side of Santa Cruz Island.

4.8.2 SANTA ROSA ISLAND

Santa Rosa Island is located three miles east of San Miguel Island,
six miles west of Santa Cruz Island, and approximately 27 miles from the
mainland coast. Santa Rosa is about 14.5 miles long and 10 miles wide.
It is the second largest of the Channel Islands with 53,000 acres.

The 45-mile shoreline of Santa Rosa Island ranges in character from
rocky sea bluffs to sandy beaches. Dunes of various ages are found near
the east, west and north sides of the island and scenic sea caves also
dot the shoreline. Compared to Santa Cruz Island, the topography of
Santa Rosa Island is of lower relief. The highest point on the island
is Black Mountain at 1,589 feet in elevation. Black Mountain is located
near the center of the island. On the north and east shore there are a
number of canyons, many of which are the'result of recent dissection of
marine terraces.

Much of Santa Rosa Island is annual grassland. The grassland commun-
ity covers virtually all of the flat-terraces, slopes and rolling ridge
tops of the island. Coastal dune vegetation is found on the dunes on the
east, west and north sides of the island. On the south side of the island,
chere are some areas of scrub vegetation.

More variety is found in the gullies and canyons where trees such as
oak and toyon are found. The best developed vegetation includes the grove
of torrey pines on the coast east of the ranch; and the oaks, toyon, willows,
and island cherries in Lobo Canyon. These species plus island ironwood and
pines are found on the north slope of Black Mountain. Willows and blue gum
.trees occur ne ar the ranch.

Santa Rosa Island is very windy, and this has given a wind-pruned as-
pect to the vegetation on the seaward exposures and along the crests of
ridges. In the more protected canyons and leeward slopes, the vegetation
attains a more upright aspect.

-169-

Land Use
Because Santa Rosa Island is fairly remote and lacks suitable anchor-
ages, it is not intensively used for recreation. No landing permit system
is currently in existence on this island.
As with all of the Channel Islands, the offshore area' of Santa Rosa
Island is used for commercial and recreational fishing. 'The California De-
partment of Fish and.Game reports that spiney lobster,@abalone, rock scallop,
rockfish, kelp bass, and California sheephead have been taken by skindivers
in these waters.

The major land use activity on the island is cattle grazing. The Vail-
Vickers Company maintains ranching facilities and a pier on the Channel side
of the island at Beecher's Bay. The cattle boat'operated for this island
also provides transportation for the livestock on Santa Cruz Island.

Feral animals are also found on Santa Rosa Island. Friends and employ-
ees of the owneroccasionally hunt introduced Roosevelt elk and Kaibab mule
deer..

Several military installations have been developed on the.island and
have been abandoned. These installations include an air base with a pier
at Johnson's Lee along the south coast as well as radar installations loca-
ted on the high peaks above Johnson's Lee. Many good roads originate from
Beecher's Bay and stretch out across the island. These-roads connect with
Southwest Anchorage, Johnson's Lee, and the high western portion of the is-
land. A Coast Guard light is-located on the northerly point of Santa Rosa
Island.

4.8.3 RESOURCES OF SANTA CRUZ AND SANTA ROSA ISLANDS

Marine Mammals

The Chann el Isla nds. of South ern California host the largest, most diverse
pinniped population to be found in the temperate waters of the.world and rep-
resent a mix of northern and southern faunal types. Santa Cruz and Santa
Rosa Islands now provide relatively undisturbed hauling grounds for harbor
seals and sea lions only. In.the 1950's, a Stellar sea lion rookery was
noted on the 'south side of Santa Rosa Island and the potential for reestab-
lishment of'this.species exists. The Guadalupe fur seal and the California
sea otter are two other marine mammal species. that once existed on Santa
Cruz and Santa Rosa Islands. These species are currently extending their
range and may one day reestablish on these islands. Since new rookeries
may be established and historical ones abandoned, the entire coastline of
both islands represents potential hauling and/or pupping grounds.

Land Animals

Relatively few land mammals e xist on Santa.Cruz and Santa Rosa Islands.
The most conspi cuous animal, the island fox (Urocyon littoralis), is.listed
as ra're by the California Department of Fish and Game. This animal is dis-
tributed throughout the i slands'. The subspecies, Urocyon littoralis santa-
.cruzae, is found on Santa Cruz Island and U. littora7is santarosae is fouFd

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on Santa Rosa Island. There are other rare or endemic animals such as Santa
Rosa spotted skunk, Santa Cruz gopher snake and the island slender salaman-
der on these islands.

Seabirds

Islands are important seabird habitats, although current seabird popu-
lations on the islands are only remnants of what they once were. The sea-
birds in the area of Santa Cruz and Santa Rosa Islands use a wide variety
of marine and coastal,habitats. Island cliffs, bluffs, and offshore islets
are utilized for nesting, while nearshore waters, inter-island channels,
and oceanic waters of the California current are utilized for feeding and
rafting. Brant's Cormorant, Pelagic Cormorant, and Pigeon Guillemot nest
on Santa Cruz and Santa Rosa Islands. In addition, Western Gull and Cassin's
Auklet nest on@Santa Cruz Island. The Brown Pelican nests on Scorpion Rock
at Santa Cruz Island and is accorded special protection by the California
Department of Fish and Game as a rare and endangered species.

Land Birds

The number of land bird species on Santa Rosa Island is limited, large-
ly due to low habitat diversity. Santa Cruz Island supports 40 to 50 species
of resident land birds, however, this number of species is relatively small.
About a dozen of these birds are subspecies endemic to the islands. Formerly,
the Southern Bald Eagle, American Peregrine Falcon, and the Osprey nested on
Santa Cruz Island. The Nature Conservancy plans to restore some of these
species to their former habitats and is taking initial steDS to reintroduce the
Southern Bald Eagle to Santa Cruz Island.

Plants

Many outstanding plant communities and interesting rare and endemic
plants occur on Santa Cruz and Santa Rosa Islands. Of all the California
Islands, Santa Cruz supports the largest number of plant communities due
to its large size and varied topography. Closed cone pine forests (Pinus
muricata) can be found in several areas. Some elements (Acer macrop-h-yrFum,
Arbutus menziesii, etc.) of the mixed evergreen woodland community are
found on a few canyons on the north side of the island. A unique type of
woodland, the Channel Islands woodlands, is well represented on Santa Cruz
.sland, where it is characterized by Cercocarpus betuloides var. blancheae,
Heteromeles arbutifolia, L@ nothamnus- floribundus, Prunus lyonii, Quercus
agrifolia, Quercus mardnnaldii, and Q ercus tomentella. Chamise chaparral,
coastal sage scrub, and Channel Islands chaparral can also be found on Santa
Cruz Island. Patches of native grasses still persist on portions of Santa
Cruz Island in spite of heavy grazing.
There are relatively few trees on Santa Rosa Island. These include
three types of oak, two pines, cottonwood, cherry, and ironwood. Of these
trees, the island ironwood (Lyonothamnus floribundus ssp. asplenifolius),
island oak (Quercus tomentella)t and sland cherry (Prunus lyonii) are,
found only on -the Ca-lifornia Islands. The Torrey Pine (Pinus torre-yana),
is found only on Santa Rosa Island and at one mainland locality, Del Mar,

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twenty miles north of San Diego'. Santa Rosa Island has three endemic
plant tax&: Dudleya blochmanae ssp. insularis (Live Forever), Arctostaphylos
co nfertiflora (Manzanita), anU Gilia tenufT-ora ssp. hoffmannii (Gilia).

Another interesting resource that adds to the educational and research
value of Santa Cruz Isla,nd-is the Willow Creek fossil flora located in
Sauces Canyon.. These fossil remnants.of.pleistocene plant association that
are currently extinct on the island add to the knowledge of ancient plant
distribution and climates.

Intertidal.Areas

Due to their location in a transition zone between northern and south-
ern faunal regions, Santa Cruz and Santa Rosa Islands support a rich diver-
sity of intertidal life. Invertebrate species such as barnacles, abalone,
anemones, starfish, and crabs occur in greater abundance on the islands than
on the mainland. The extensive rocky areas, superior water quality, and
relatively undisturbed nature of the Santa Cruz Island and Santa Rosa Island.
intertidal areas contribute to this abundance and diversity. These coastal
waters provide a valuable resource for educational, scientific, and commer-
cial fishing interests alike. In addition, these rocky intertidal areas
are important food sources for seabirds and marine mammals.

Because these resources are so valuable and are vulnerable to dis-
turbance from oil spills, poor water quality, and over-harvesting, their
importance has been recognized by inclusion in.a California oil and gas
sanctuary which prohibits oil development within a three-mile area. In
addition, the State.Regional Water Quality Control Board (RWQCB) has desig-
nated the islands as an "Area of Special Biological Significance." The is-
lands were designated because they were found to contain "biological com-
munities of such extraordinary, even though unquantifiable, value that.
no acceptable risk of change in their environments as a result of man's
activities can be entertained." (RWQCB) On Gull Island, off the south
shore of Santa.Cruz' Island, there is a coral (Allopora which has potential
for designation as a rare and endangered species by the California Depart-
ment of Fish and Game.

Historic and Archaeological Resources

Humans have a long history of occupation on the islands. Radiocarbon
dating of a human femur by Phil Orr of the Santa Barbara Museum of Natural
History suggests human occupation of Santa Rosa Island at least 10,000
@ears before the present. The most recent of the Indian cultures on the
islands was the Canali'A'o Chumash. These Indians occupied the islands at
various population densities until their demise in the early nineteenth
century after contact with European disease and culture. Early Spanish
explorers visited the islands as eaily-as the mid-sixteenth century. By
the mid-nineteenth century, white se4lers arrived and introduced grazing
animals, a use which persists to the present.
Tkis, rtch hi'story of exploration and settlement has produced some of the
most outs tanding examples of archaeological and historical resources in
the coastal zone of California. Many of the archaeological sites on the

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Del Mar, twenty miles north of San Diego. Santa Rosa Island has three
endemic plant taxa: Dudleya blochmanae ssp. insularis (Live Forever),
Arctostaphylos subcordata var. confertiflora. Manzanita), and Gilia tenu-
flora ssp. hoffmannii.kGilia).

Another interesting resource that adds to the educational and research
value of Santa Cruz Island is the Willow Creek fossil flora located in
Sauces Canyon. These fossil remnants of a pleistocene plant community that
is currently extinct on the island add to the knowledge of ancient plant
distribution and climates.

Intertidal Areas

Due to their location in a transition zone between northern and south-
ern faunal regions, Santa Cruz and Santa Rosa Islands support a rich diver-
sity of intertidal life. Invertebrate species such as barnacles, abalone,
anemones, starfish, and crabs occur in greater abundance on the islands than
.on the mainland. The extensive rocky areas, superior water quality, and
relatively undisturbed nature of the Santa Cruz Island and Santa Rosa Island
intertidal areas contribute to this abundance and diversity. These coastal
waters provide a valuable resource for educational, scientific, and conner-
cial fishing interests alike. In addition, these rocky intertidal areas
are important food sources for seabirds and marine mammals.

Because these resources are so valuable and are vulnerable to dis-
turbance from oil spills, poor water quality, and over- harvesting, their
importance has been recognized by inclusion in a California oil and gas
sanctuary which prohibits oil development within a three-mile area.. In
addition, the State Regional Water Quality Control Board (RWQCB) has desig-
nated the islands as an "Area of Special Biological Significance." The is-
lands were designated because they were found to contain "biological com-
munities of such extraordinary, even though unquantifiable, value that
no acceptable risk of change in their environments as a result of man's
activities can be entertained." (RWQCB) On Gull Island, off the south
shore of Santa Cruz Island, there is a coral (Allopora) which has potential
for designation as a rare and endangered species by the California Depart-
ment of Fish and Game.

Histori'c and Archaeological Resources

Humans have a long history of occupation on the islands. Radiocarbon
dating of a human femur by Phil Orr of the Santa Barbara Museum of Natural
History suggests human occupation of Santa Rosa Island at least 10,000
years before the present. The most recent of the Indian cultures on the
islands was the Canali'Mo Chumash. These Indians occupied the islands at
various population densities until their demise in the early nineteenth
century after contact with European disease and culture. Early Spanish
explorers visited the islands as early as the mid-sixteenth century. By
the mid-nineteenth century, white settlers arrived and introduced grazing
animals, a use which persists to the present.
This rich history of exploration and settl-ement has produced some of the
most outstanding examples of archaeological and historical resources in
the coastal zone of California. Many of the archaeological sites on the

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islands are in "mint condition-" Reasons for this include the lack of de-
velopment, relative isolation, and few burrowing rodent populations to dis-
turb sites. The excellent stratification 'of the island sites are of spec-
ial interest to researchers.

Research and Education

These extraordinary biological and cu-Itural resources have made the
islands invaluable for scientific and educational studies. Biologists are
provided with many unique and rare species of plants, animals, and birds
to study. Biogeographers are able to compare island and mainland indivi-
duals of similar species and the ph,enomema of island endemism, gigantism,
and dwarfism. The historical and archaeological resources provide valuable
records for study of earlier cultures and societies due to the uniqueness
or pristine condition of many of the sites.

4.8.4 COASTAL ACT POLICIES

The policies from Chapter 3 of th 'e Coastal Act which are most pertinent
to the planning issues for the islands include:

30240. (a) Environmentally sensitive habitat areas shall be
protected against any significant disruption of habitat values, and
only uses dependent on such resources shall be allowed within such
areas.
(b) Development in areas adjacent to environmentally sensitive
habitat areas and-parks and recreation areas 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.

30230. Marine resources shall be maintained, enhanced, and, where
.feasible, restored. Special protection shall be given to areas and
species of special biological or economic significance. Uses of the
marine environment shall be carried out in a manner that will sustain
the biological productivity of coastal waters and that will maintain
healthy populations of a '11; species of marine organisms adequate for
long-term commercial, recreational, scientific, and educational pur-
poses.

30221. Oceanfront land sui.table for recreational use shall be
protected for recreational use and development unless present and
foreseeable future demand for public or commercial recreational
activities that could be accommodated on the property is already
adequately provided for in the area.

30222 The use of private lands suitable for visitor-serving
commerci@l recreational facilities designed to enhance public oppor-
tunities for coastal recreation shall have priority over private
residential, general industrial, or general commercial development,
but not o.ver agriculture or coastal-dependent industry.

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30224. Increased recreational boating use of coastal waters shall
be encouraged, in accordance with this division, by developing dry
sItorage areas, increasing public launching facilities, providing
additional berthing space in existing harbors, limiting non-water-
dependent land uses that congest access corridors and preclude boating
support facilitiesi providing harbors of refuge, and by providing for
new boating facilities in natural harbors, new protected water areas,
and in areas dredged from dry land.

30263. (a) New or expanded refineries or petrochemical facilities
not'otherwise consistent with the provisions of this division shall
be'permitted if: ... (4) the facility is not located in a highly
scenic or seismically hazardous area, on any of the Channel Islands,
or within or contiguous to environmentally sensitive areas; ...

30250. (a) New development, except as otherwise provided in this
division, shall be located within, contiguous with, or in close proxi-
mity to, existing developed areas able to accommodate it or, where such
areas are not able to accommodate it, in other areas with adequate
public services and where it will not have significant adverse effects,
either individually or cumulatively, on coastal resources.

4.8.5 PLANNING ISSUES

Santa Cruz and Santa Rosa Islands are relatively isolated; access is
not readily available to the general public, and development pressures have
not been great. However, the Channel Islands are nationally known for their
unique and undisturbed habitat, natural beauty, and cultural significance.
Therefore, these islands require special protection from incompatible land
uses to protect their incomparable resource values. Existing and potential
threats to island resources are discussed below.

Feral Animals

Grazing by feral animals has resulted in the greatest destruction to
island natural resources of any activity on Santa Cruz and Santa Rosa Islands.
Although grazing activity is excellently managed now, sheep and cattle over-
grazing in the past caused the decline of native grass species in the same
manner as on the mainland. Feral sheep from the early days have persisted
in large areas on Santa Cruz Island. Currently a hunting club keeps the
number of feral sheep down but total eradication, an extremely difficult
task, is needed to solve the problem. Severe erosion is occurring in areas
where sheep have removed most of the vegetation, and overgrazing is pre-
venting the regeneration of new plants. Feral pigs are also found on tanta
Rosa and Santa Cruz Islands where they cause extensive disturbance and de-
struction by uprooting native herbs in the moist grasslands.

Recreational Trespass

.The islands, particularly Santa Cruz Island, are popular destination
points for yachtspeople, and the number of vessels visiting the islands
increases each year. As the unauthorized recreational uses increase, im-
pacts from these uses may result in a greater disturbance of the islands'
,ecosystem. These include disturbance to animals, trampling of plants,

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frightening of marine mammals, trail development, and collecting of inter-
tidal organisms. Because species have smaller populations on islands and
recolonization from the mainland or other islands is less likely, plants
and animals are more vulnerable to local extinction. It is possible that
the numbers of native island species could decline if human traffic in-
creases from the present relatively low level without proper management..
Archaeological slieg may also be threatened by vandalism with increased
recreational use.
Other current issues which result from uncontrolled recreational uses
include problems of litter, sewage disposal, and safety. Sewage dumped
from boats into the more popular harbors may be affecting marine water
quality and garbage and litter are being left on the islands.- Also, wild-
fire potential increases with recreational use as does the probability of
people being lost or injured. While the small anchorages and natural
harbors provide adequate protection for boats during fair weather, the
waters surrounding the islands can be exceedingly hazardous during storm
conditions. These problems may increase without proper management of recre-
ational uses in the future.

Commercial andSport Fishing

Although the islands' intertidal.and subtidal areas are still quite
rich in commercial and game species, conflicts occur now between commercial
and sport fishermen. Regulations differ for the two groups, and each be-
lieves the other may contribute to depletion of these resources. Due to
the unresolvability of this issue, it.may be necessary to set aside off-
shore areas of the island as sanctuaries for repopulation of sought-after
species. These areas should be chosen before a long history of sport and
commercial take is established to avoid a high degree of controversy over
their selection.

Energy Development

Energy development in the Chann el may threaten the islands. Oil de-
velopment will increas@e as a result of Lease Sales 35 and 48, as will the
amount of tanker traffic in the Channel. Oil spillage will, therefore,
continue to pose a constant threat to island resources. In addition, a
site near China Harbor (Santa Cruz Island) was considered for a potential
LNG plant. 'Of the four sites evaluated, this sitewas found to be least
appropriate because of potential impacts on coastal resources. It is
possible, however, that other industrial uses may be proposed in the future.
It is unlikely that the impacts of major energy or industrial facilities
could be mitigated to avoid irreversible impacts on island resources.

Space Shuttle

Plans to launch the space shuttle over the northern Channel Islands,
with attendant sonic booms of staggering proportions, could physically
destroy much of the rocky cliff habitat,. and seriously threaten breeding
populations of seabirds and marine mammals. Careful analysis and monitor-
ing of these threats is necessary to insure adequate protection of the
islands.

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4.8.6 LAND USE PLAN PROPOSALS

Land Use Designations

The islands have been used for low-intensity agriculture for many years;
a major change in this historical land use could have significant unbalanc-
.ing effects on the present equilibrium of the ecosystem. Therefore, Santa
Rosa and Santa Cruz Islands are designated as Agriculture II. The minimum
permitted parcel size shal'l be 320 acres.

Due to their extensive and outstanding natural resources, both"islands
have also received an Environmentally Sensitive Habitat Area overlay desig-
nation. All policies,governing each of the major habitat types, i.e., har-
bor seal hauling grounds, streams, etc., which are listed in Section 3.9
of the plan also apply to the habitats found on these islands. Locations
of important natural resources of Santa Cruz and Santa Rosa Islands, such
as sensitive animal habitat areas and important plant communities, are
mapped on overlays to 1"=2000' USGS base maps. These maps and overlays are
on file.in the County Planning Department. In addition, the larger, more
important cultural and historical resources have been designated by the
Special Area Symbol.

Policies and Actions

In addition to all other applicable policies and standards in the plan,
the following policies and actions are proposed to ensure long-term pres'er-
vation of the natural resources of Santa Cruz and Santa Rosa Islands:

Policy 1: Agricultural activities shall be carried out in a manner consis-
tent with the maintenance of natural flora and fauna, preserva-
tion of soils and topography, and protection of the quality of
surface and subsurface waters.

Policy 2: Introduction of any non-native animal, other than cattle, horses,
dogs, and domestic fowl, or plant species which could de detri-
mental to the ecological equilibrium of the islands is discour-
aged.

Policy 3: Construction of major harbor facilities for commercial and/or
recreational purposes is prohibited. Upgrading or expansion
of existing pier facilities for agricultural, educational,
scientific, or limited recreational purposes is permitted.
Pol-icy 4: Light recreational uses, both public and private, shall be per-
mitted provided that the kinds, intensity, and location of use
is managed.to avoid impacts to all habitat, archaeological, and
historical resources.

Policy 5: Prior to issuance of a permit for any grading or construction,
the site to.be disturbed shall be inspected by both a qualified
archaeologist and a biologist, to be selected jointly by the
applicant and the County. If archaeological or biological re-
sources are found, measures to minimize or avoid impacts shall
be required prior to issuance of a permit.

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Policy 6: Recreational uses, both public and private, including overnight
anchoring of boats, shall be prohibited in areas used by pinni-
peds,for hauling out and pupping.

Action 1: The County in consultation with the Department of Fish and Game,
the landowners, and other interested persons shall designate sev-
eral intertidal and subtidal areas adjacent to the islands as
preserves. These areas shall not be used for commercial or sport
fishing. Permitted uses shall be limited to light recreation
(i.e., diving or photography) and scientific research.

Action 2: Until such time as feral animals are eliminated from the islands,
the County should encourage and support efforts by landowners
.or other interested parties to protect areas with significant
native vegetation by fencing or other such enclosures.

Action 3: The County, in cooperation with the landowners, Nature Conser-
vancy., and other interested persons, shall undertake a detailed
study of the recreational carrying capacity of the islands in
order to establish parameters for the kinds, intensity, and
location of recreational uses that could be permitted without
adverse impacts on natural, archaeological, or historical re-
sources. The study should also propose measures for the man-
agement of allowable recreational activities. At such time
as this study is completed, all recreational uses for which a
fee is charged shall be required to obtain a conditional use
permit. Prior to granting of the permit, the County shall
make the finding that the proposed recreational use is within
acceptable limits of the carrying capacity of the island eco-
system.
Action 4: The County shall encourage .the nomination of Santa Rosa and
Santa Cruz Islands to the National Register of Historic Places.

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Channel Islands

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P A CIFI C 0 C E A N

CHAPTER 5:
SERVICE SYSTEM CAPACITIES
AND AVAILABILITY OF RESOURCES

5 .1 INTBODUCTION

30254. New or expanded public works facilities shall be designed
and limited to accommodate needs generated by development or uses per-
mitted consistent with the provisions of this division; provided, how-
ever, that it is the intent of the Legislature that State Highway
Route 1 in rural areas of the coastal zone remain a scenic two-lane
road. Special districts shall not be formed or expanded except where
assessment for, and provision of, the service would not induce new
development inconsistent with this division. Where existing or planned
public works facilities can accommodate only a limited amount of new
development, services to coastal-dependent land use, essential public
services and basic industries vital to the economic health of the
region, state, or nation, public recreation, commercial recreation, and
visitor-serving land uses shall not be precluded by other development.

The land use plan designates the kinds, intensities, and locations of
land uses as required under the Coastal Act. A further intent of the Coastal
Act is that the "kinds, intensities, and locations of land" uses be corre-
lated with the availability of resources and services. Resources refer to
water supply; services refer to water distribution systems, wastewater col-
lection and treatment facilities, and transportation systems. In cases
where resources and/or services can only accommodate a limited amount of
new development, Section 30254 of the Coastal Act requires that provisions
be made for allocating resources and/or services so that coastal dependent
land uses, essential public services and basic industries, public and com-
mercial recreation, and visitor-serving land utes are not precluded by other
development.

Resource protection and provision of public services are also treated
in other sections of the Coastal Act. Section 30231 of the Coastal Act re-
quires that depletion of groundwater supplies be prevented. Section 30241
requires that public service and facility expansions and non-agricultural
development do not impair agricultural viability either through increased
assessment costs or degraded air and water quality.

The land use plan addresses policies of the Coastal Act by (1) docu-
menting the availability of resources and services within the coastal zone;
(2) indicating the possible demand for additional resources and services
that would be needed for full theoretical build-out under existing zoning
and the land use plan; and (3) providing resource protection and allocation
policies, where necessary, to assure that the priority land uses in Section
30254 of the Coastal Act are not precluded by other developments, that the
depletion of groundwater supplies is prevented, and that agricultural viabil-
ity is not impaired as a consequence of service system expansions.

Water Supply

The principal issue addressed in the following sections is water supply,
since water, at the present time, is a limited resource. Lack of water
availability,has resulted in water moratoria in the Montecito, Summerland,
and Golet& County Water Districts, leaving only the Carpinteria County Water

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District unaffected. However, the@Carpinteria County Water District is now
on the verge of reaching equilibrium between water supply and demand. The
analyses for each of the planning areas are based on information prepared
by the County Water Agency.

Wastewater Treatment Capacity

Wastewater treatment and collection capacities are not limited at the
present,time, although expansions and/or modifications of existing facili-
ties may be required if supplemental water becomes available to allow sub-
stantial development within the coastal zone. The data on wastewater
treatment capacities has been compiled from information provided by the
Districts.

Transportation

Based on current resource constraints and prevailing public attitudes,
the Santa Barbara County-Cities Area Planning Council and the Santa Barbara
County Transportation Department have projected minimal expansion of the
transportation infrastructure. The Regional Transportation Plan calls for
modest highway and airport improvements, and an ambitious improvement pro-
gram for public transportation services and bicycle facilities. Even at a
modest level, the highway program contained in the Plan cannot be funded
with existing levels of tax revenue. Without additional revenues in the'
form of increased State gas taxes, levels of maintenance will be reduced,
and highway construction will be eliminated entirely in the near future.

Under the Plan, projects to increase the capacity of the region's free-
way and arterial system through the provision of additional traffic lanes
would be considered only when the existing facility can no longer provide
an acceptable level of service. An acceptable level of service is defined
by the Plan as one that "can accommodate peak hours traffic at somewhat less
than free flow, and which.is equivalent to level of Service "Y." Level
"Y operation is defined by the Highway Capacity Manual as follows:
"approaching unstable flow, with operating speeds tolerable but fluctuating;
'Chere is little freedom to maneuver, comfort and convenience are low. In
urban areas, delays to vehicles approaching intersections may be substantial
during short periods, but the intersections clear periodically, preventing
excessive backups."

Within the coastal zon e, proposed transportation improvements are mini-
mal with one exception, the widening of the Route 101 freeway to six lanes
from Fairview Avenue to the Ventura County line. At present, this route
consists of a four-lane freeway from the Ventura County line to downtown
Santa Barbara, a conventional four-lane arterial (non-freeway) through
downtown Santa Barbara, and a four-lane freeway through the west side of the
City and on through the Goleta Valley. The projected need for six lanes
east of the City of Santa Barbara through Carpinteria and Montecito (all
within the coastal zone) is largely determined by CALTRANS traffic projections
of greatly increased traffic at the Ventura County line (pore than double
today's traffic). If this traffic growth does occur, the addition of free-
way lanes would not be needed until about 1995. There is considerable doubt
that traffic growth will occur to the extent anticipated due to possible
future fuel availability constraints and projected growth trends.

_180-

Detailed information regarding road capoci ty constraints for each of
the planning areas is not available. Transportation constraints will have
to be analyzed on a case-by-case basis as..projects are submitted for review.

Build-Out Projections

In the following subsections of this chapter, information on water
supply is related to projected build-out, i.e., the.estimated total number
of residential units (existing and potential) permitted under the land use
plan. There are a number of reasons to believe that the LCP build-out cal"
culations with respect to the number of possible units and population over-
state the case. Some areas within the coastal zone are currently developed
at lower densities than those permitted under existing zoning; this could
also occur under the land use plan. Major demolition of recently constructed
single family homes and duplexes to permit conversion to higher density
development is unlikely, even if the areas in question are zoned for apart-
ments.. Furthermore, there are areas within the coastal zone where complete
build-out under.the land use plan is improbable because of site constraints,
such as hazards and inadequate lot sizes. Therefore, the build-out pro-
jections used for analyses in each of the planning areas are hypothetical
and are used only to provide a general frame of reference for discussing
service system and resource constraints. Table 5-1 shows the comparative
populations under theoretical bui Id-out for each planning area under exist-
ing zoning and the land use plan.

TABLE 5-1

Comparative Potential Populations
Under Existing Zoning and the Land Use Plan

Estimated Estimated Estimated
Population Population Yrs. to Build-out
Under Build-out Under Build-out Under Land Use
Population of E I t' Percent 0 Percent Plan at a
Subarea x's Ry Growth '@2)
1975 Zonina Land se P-bn Q Growth- Growth Rate

Summerland, urban 11000 1,619 61.9 1,487 48.7 40.0
Sumerland, rural 208 2,077 898.6 521 150.5 92.7
Montecito 2,504 5,082 103.0 4,756 89.9 64.4
Carpinteria Valley 3,807 6,971 103.8 5,293 39.0 33.0
Isla Vista 12,855 16,371 27.4 14,969 16.4 15.4
Goleta 5,620 15,323 172.6 7,904(3) 40.6 34.4
Gaviota Coast(4)
148 1,707 1,053.4 268 81.1 59.7
00 Point Con t- (4)
ion 30 584 7,847.7 387 1,190.0 258.3
Point SalM 5 334 6,580.0 54 980.0 240.3

Source: Local. Coastal Program
1978

Footnotes:
lEstimates for population build-out under existing zoning and the land use plan do not make allowance for slope,
setback, lot size, and other restrictions that would normally inhibit the prospects for maximum buildTout. Con-
sequently, the zoning and land use plan population estimates are probably in excess of what would most likely
occur.
2The number of years established for build-out is based on the following formula: n = log Pt+n - log Pt
log (I+R)
where: P = Population n = Integer for Time Period Pt+n Population at Time t + n
t = Time Period Pt= Population at Time t R Rate of Growth Expressed as a Decimal
3Exclusive of More Mesa and Santa Barbara Shores.
4Household size factors are not available for these areas for both 1990 and the base year. Therefore, growth
rates were based on establishing the difference between the existing residential units and what the land use
plan and zoning would allow.

5. 2 CARPINTEBIA VALLEY

Water'Supply

The boundaries of the Carpinteria County Water District encompass al-
most all of the Carpinteria Valley including the City of Carpinteria. With
the exception of several foothill areas in the northern portion of the
Valley, the entire District is located within the coastal zone. The District
derives its water supply from the Carpinte ria Groundwater Basin and surface
deliveries from Lake Cachuma. The major portion of the Carpinteria Ground-
water Basin is also included within the coastal zone; the basin extends
beyond the District's.boundartes in only two areas: to the west where the
Toro Canyon Subunit is within the Montecito County Water District and to
the east where a small portion of the basin is in Ventura County.

.The safe yield of the groundwater basin is estimated to be 4,500 AFY
and the District's annual future entitlement to Cachuma water is 3,041 AFY.
According to current water use estimates, the District has an existing
surplus of approximately 270 AFY; however, if all of the projects approved
or proposed to date in the City and the County were to receive the approval
of the Coastal Commission, this surplus would effectively be depleted
(Table 5-2). Therefore, a water deficit (i.e., water use exceeds supply)
is imminent for the District. Projected water use for the year 1980,
balanced against supply, would lead to an estimated deficit of 700 to
1,000 AFY, increasing to 1,600 to 2,000'AFY by 1990 (Table 5-3). The
District has submitted a State Water Importation request for 1,843 AFY for
the year 1990, which would offset this deficit. Given the existing limited
water resources of the District, a water allocation plan is needed to en-
sure that local needs as well as coastal priorities are addressed.

Build-out under existing zoning and the land use plan would both re-
quire more water than the District can now supply. Under existing zoning,
the total number of housing units that theoretically could be constructed
in the City of Carpinteria at some point in the future is 7,431, a 75 per-
cent increase over existing units (Table 5-4). Under the land use plan,
theoretical build-out would be 6,245 units, a 45 percent increase (Table
5-5). At an assumed one percent growth rate, build-out under the land use
plan would accommodate growth over the next 31 years.

Theoretical build-out of housing units in the unincorporated area of
the Carpinteria Valley under existing zoning would be 3,032 units, more
than double the number of existing units (Table 5-6). Under the land use
plan, a total of 1,989 units would be possible, a 51 percent increase
(Table 5-7). Build-out under the plan would accommodate growth at an
assumed one percent growth rate for the next 33 years.

For the District as a whole, estimated water use to accommodate build@
out in the City and the County under existing zoning would be 11,729 AFY;
under the land use plan, 11,020 AFY. -This estimated water use would lead
to deficits of 4 188 and 3,479 AFY respectively under.full build-out, based
on the District's current supply.

-183-

Wastewater Treatment Capacity

The current capacity of the Carpinteria Sa nitary District's wastewater
treatment facility is two million gallons per day. With an average dry
weather peak flow of 1.6 million gallons per day, the facility is at 80
percent of capacity and is able to provide service for approximately 3,600
additional people (Table 5-8).

POLICIES

Policy@l: At such time as the current water surplus in the Carpinteria
County Water District (estimated 270 AFY) is depleted, the.City
and County.shall cease issuing building permits for new.projects.

Policy 2; Priorities for use of the estimated remaining water surplus
(270 AFY) in the Carpinteria County Water District shall be
established to ensure that priority uses under the Coastal Act
(Section 30254) and local needs are satisfied. The following
distribution of water uses will allow for development of projects
approved by the City and the County and still reserve a limited
amount of water to ensure that Coastal Act and local priorities
are not precluded.

Water Use
Priorities M1 I
Uncler the Approved
CoastYl-Act Projects Reserve Total

Agriculture 115 115
Visitor-Serving Commercial 81 32 40
Public Recreation, Essential 10 10
Public Services, and
'Coastal Dependent Uses T73- _472 -1-6-5-

.Local
P-riorities

Housing:
Low and Moderate 8 12 20
Other 30 10 40
Industrial Park 35 35
General Commercial 7 3 10
80 25 105

Total Water Use All Priorities 270

NOTE: These policies are based on the water surplus estimate shown in
Table 5-2. If this estimate is revised because of new data or future
management/conservation"programs instituted by the District, the proposed
allocations will need to be adjusted proportionately. These policies
may also need to be changed to reflect action taken by the State Com-
mission on the project appeals currently pending before the Commission;
such action is anticipated to occur prior to adoption of this plan.
Other policies related to the availability of resources and service
system capacities are found in Section 3.2.
-184-

TABLE 5-2

CARPINTERIA COUNTY WATER DISTRICT
ESTIMATED-WATER SUPPLY/DEMAND BALANCE
197-8--F9 WATER YEAR

Water Use
Supply Acre Feet/Year (AFY)
Groundwater Safe Yield(l) 4,500
Uchuma Planning Total 3,020
TIM

Water Use
Private Wells(2) 1,840
Estimated Municipal and Industrial(3) 2,195
Estimated Agriculture(4) 3,100

Balance 395
City of Carpinteria:(5)

Projects Completed or Under Construction - 122.01
Projects Approved by Regional Commission---
On Appeal to State - 13.34
Projects Approved by Regional Commission---
Not Appealed - 7.14
Projects Pending Before Regional Commission - 23.52
Projects Approvedby City as of 9/29/78 - 34.66

194.33

County of Santa Barbara:

.Projects Approved by Regional Commission---
On Appeal 126.70

67.63(6)

(1) Source: Geotechnical Consultant s, Inc., Hydrologic Investiga-
tion of the Carpinteria Groundwater Basin, June 1976.
(2) Source: Geotechnical Consultants, Inc., "Hydrologic Assessment,
Carpinteria Groundwater Basin" (letter to the Carpinteria
County Water District), March 3, 1978, p. 3.
(3) Based on an estimated District population of 13,000 at 150 gallons
per person per day.
(4) Source: Carpinteria County Water District. This is the average
amount of water delivered by the District for agricultural
use.
(5) Based on the City's Status of Active Projects Report, September 29,
1978.
(6) If the City of Carpinteria were to'approve proposed projects cur-
rently under review (water use for these projects is estimated to
be 62.30 AFY), the balance would be 5.33 AFY.

Prepared by: City of Carpinteria-
LCP Staff
October 2, 1976

-185-

TABLE 5-3

CAPPINTERIA COUNTY WATER DISTRICT
1975-2000 Water Supply and Demand

1975 1980 1990 2000
1. POPUIMION SERVED 11,650 (1) 14,200 (2) 15,200 (2) 15,200 (2)
2. DWELLIW UNITS (3)

Sq. ft./DU
High 1,425- 3,500 1,950 2,809 3,170 3,243
Medium 7,000-10,000 1,865 2,078 2,192 2,213
Mediurr&-Low 10,000-20,000 177 275 371 415
low 20,000-43,560 43 52 74 83

Total Dwelling Units 4,035 5,214 5,807 5,954
3. ACIMM (4) (5) 86 100
Industrial 36 50
ommercial 142 150 170 190
Public Authority 469 470 480 480
Agriculture 31847 4,100 4,500 4,800

4. SUPPLY (AFY)
Groundwater Safe Yield (6) 4,500 4,500 4,500 4,500
Surface Water(7) 4,686 3,041 3,041 3,041

Total Supply 9 186 7,541 .7,541 7,541

5. DEMAND/WATER NEED S (AFY)

Residential
High 390 700 800 810
Medium. 578 710 750 750
Medium-Iow 64 100 130 150
LOW 37 70 100 110
Subtotal Residential 1,059 1,580 1,780 1,820

Industrial 207 350 560 700
commercial 584 600 680 760
Public Authority 188 190 190 190
Total M&I 2,038 2,720 3,210 3,470

Agriculture 5,607 6,200 6,800 7,,200

Total water Needs without conservation 7,645 8,920 10,010 10,670

Total Water Needs (AFY) With
Conservation(9) 8,243- 9,175- 9,716-
8,523 9,519 10,084

-186-

Carpinteria County Water District

1975 1980 1990 -2000

6. (DEFICIT) (AFY)

without Conservation (1,379) (2,469) (3,1@9)

With Conservation (702)- (1,.634)- (2,175)-
(982) (1,978) (2,543)

Footnotes: Carpinteria County Water District

1. Source: 1975 Special Census

2. The Santa Barbara County Planning Department prepared these population projections
for the County Water Agency; they are based on existing general plan policies
effective.4/l/76 and on the assumption of unconstrained water use, i.e., overdraft
followed by additional water supply-,

3. Sources: 1975 - City of Carpinteria 1975 Existing land Use Map (Prepared by
Patterson, Iangford, and Stewart); 1975 Special Census data.

1980 through 2000 - Santa Barbara County Planning Department
projections for the City of Carpinteria and County (unincorporated)
areas within the Water District.

Note: 1. Only occupied dwelling units are included here.
2. Since census data concerning dwelling units are not broken down into
the density categories used in this report, LCP staff worked with City
and County Planning staffs to make these allocations.

4. Sources: 1975 - Carpinteria County Water District 1975 Annual Acreage Report,
1980 through 2000 - City of Carpinteria General Plan (Amended 1974);
Santa Barbara County Conservation Element to Proposed General Plan.

5. Industrial acreage includes light and heavy industry such as M&F Packing, Infrared,
and Standard Oil. Industrial park and other types of industry that use less water
per acre treated as commercial uses for the purposes of this report.

6. Source: Geotechnical Consultants, Inc.,Hydrologic Investigation of*the Carpinteria
Ground Water Basin, June 1976. .

Note: This is the safe yield estimte presently used by the District for planning
purposes.

7. Source: 1975 - actual amount of water frcn Lake Cachuma purchased during the
1975-76 water year.

1980 through 2000 - the District's average future entitlement for water
from Cachuma.

8. The following 1975 water unit uses factors are derived from the known number of
dwelling units and known amount of delivered water in that year; 1980-2000 factors
are average un it use factors developed by the Water District for projection purposes

-187-

Carpinteria County Water District

Water Unit
Residential. Use (AFY)

1975 1980-2000

High .20 .25
Medium .31 .34
Medium-Icw .36 .36
LOW .85 1.34

Industrial 7.00 7.00
Camiercial 4.00 4.00
Public Authority .40 .40
Agricultural 1.5 1.5

9. Source: County Water Agency draft report on uxater demand (1977); these are
estimates and are not tied to an adopted District progrwn.

-188-

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TABLE 5-4

CrrY OF CARPINTERIA - BUILD-OUr UNDER MaSTING ZONING

1975 Potential 1990
Existing Household Additional Potential Potential Household Potential
Zoning Units Size Population units Conversions Build-Out Size Population

6-R-1 375 2.5 937.5, 116@ 0 491 2.4 .1,178.4
6-R-2 83 2.1 174.3 134 19 236 2.0 472.0
6-R-3 518 2.1 1,087.8 47 30 595 168 1,441.8
6-R-4 268 2.1 562.8 138 137 543 1.8 977.4
7-R-1 737 3.2 2,358.4 129 0 866 3.0 2,298.0
7-R-2 5 2.5 12.5 2 3 10 2.4 24.0
8-R-1 246 3.2 787.2 74 0 320 3.0 960.0
I

00
DR-8 11 2.5 2 0 13 2.4 31.2
DR-10 89 2.5 222.5 20 0 109 2.4 261.6
DR-13 92 2.1 193.2 126 1 219 2.0 438.0
DR-14 0 2.1 0.0 56 0 56 2.0 112.0
DR-15 64 2.1 134.4 56 4 124 2.0 248.0
DR-18 0 2.1 0.0 61 @O 61 2.6 122.0
DR-20 789 2.1 1,656.9 45 305 1,139 2.0 2,278.0
MPPD 582 2.5 1,455.0 20 0 602 2.4 10'444.8
A-l-X 1 2.5 2.5 0 0 1 2.4 2.4
Othar 386 2.5 965.0 0 0 ... 386 2.38 918.68
PUD 0 li660 0 1 660 2.4 3,984.0
10,577.5 R
2-4 6 T, 8" ilT

TABLE 5-5

CITY OF CARPIDnTIUA - BUILD-OUT UNDER THE IAND USE: PIAN

Household Potential Household
land Use Existing Size Additional Potential Potential Size Potential
Designation Units 1975 Population Units Conversions 'Buildout 1990 population

2,180 sq. ft. or more 1,920 2.1 4,032.0 414 603 2,937 2.0 5,874

3,500 sq. ft. or more 765 2.5 1,912.5 301 49 1,115 2.4 2,676.

7,000 sq. ft. or more 1,444 3.2 4,620.8 240 0 1,684 3.0 5,052

20,000 sq. ft. or more 11 2.7 29.7 1 0 12 2.4 29

AG 2 2.5 5.0 3 0 5 2.4 12

other 110 2.6 286.0 0 0 110 2.4 264

PUD 0 0 382 0 382 2.4 917
4,252 10,886.0 1,341 -652 6,245 14,824

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TABLE 5-6

CAWnqTMUA V4UM - BUMD-OUT UNDER MSTING ZONING

Household Potential Household
Existing Size Additional Potential Potential Size Potential
Zoning Units 1975 p2g@i ation Units Conversions Build-Out 1990 Population
DR-25 144 2-.1 30'2.4 200 344 1.8 619.2
6-R-1 67 2.5 167.5 36 103 2.4 247.2
89 3.0 267.0
7-R-1 56 3.2 179.2 33
6 3.0 18.0
6-R-4 0 3.2 0 6 681.0
8-R-1 110 3.2 352.0 117. 227 3.0
10-R-I 25 2.9 72.5 819 114 2.6 296.4
12-R-1 35 2.9 101.5 6 41 2.6 1016.6
DR 3. 5 0 2.9 0 14 14 2.6 36.4
20-R-1 58 2.7 156.6 31 89 2.4 213.6
DR-2 7 2.7 18.9 98 6 .111 2.4 252.0

806.4
l-E-1 112 2.5 280.0 224 336 2.4
2-E-1 7 2.5 17.5 4 11 2.4 26.4
3-E-1 40 2.5 100.0 61 101 2.4 242.4
A-1-X 363 2.5 907.5 760 1,123 2.4 2,695.2
T OverlaY 281 2.0 362.0 .0 281 2.0 362.0
20AL 2.5 0 22 22 2.4 52.8
40AIL 0 2.5 0 8 8 2.4 19.2
100AG 3 2.5 7.5 0 3 2.4 7.2
other 9 2.5 22.5 0 9 2.4 21.6
1,317 31047.6 1"109 j,032 @,970.6

TABLE 5-7

CAMINTERM VA= BUILD-@OUT UNDER TBE IAND USE PLM

Existing Household Potential Potential Household
Land Use Units size Additional Build- Size Potential
1975 1975 Population Units out 1990 Population
1 unit/7,000 sq. ft. 620 3.2 1, 984 170 790 3.0 2,370
1 unit/10,000 sq. ft. 169 2.9 490.1 60 229 2.6 595.4
1 unit/20,000 sq. ft. 65 2.7 175.5 27 92 2.4 220.8

1 unit/1 acre 90 2.5 225 47 137 2.4 328.8
1 unit/3 acres 88 2.5 220 47 135 2.4 324.0
Ranchettes 5-20 ac. 20 2.5 50 18 38 2.4 91.2
Ag 1 (5) 25 2.5 62.5 44 69 2.4 165.6
Ag 1 (10) 225 2.5 562.5 239 464 2.4 1,113.6
Ag 1 (40) 5 2.5 12.5 20 25 2.4 60.0
Other 10 2.5 25 10 2.4 24.0

1,317 3,807.1 672 1,989 5,293.4

TABLE 5-8

Carpinteria County Sanitary District

1975 1980 1990 2000
1. Population Within District(') 91500 11,750 13,000 13,000.
2. Current Capacity (mgd)(2) 2.0
3. Estimated Wastewater Flow(3) 1.1 1.3 1.4 1.4
4. Proposed Capacity (mgd)(4) 2.0 2.0 2.0
5. GPCD(5) 110

6. Surplus/Deficit (mgd) .9 .7 .6 .6

7. Additional Population Capacity 8,000 6,400 5,500 5,500

FOOTNOTES
MPopulation estimates for the district are based on actual (1975) and
projected population figures (1980-2000) for the City of Carpinteria
and areas outside of the City that have been annexed to the district.
These are estimates which will need to be reviewed by Santa Barbara
County Planning Department.
(.2)Source: Carpinteria Sanitary District.
(3)This is the estimated average daily flow based on information received
from Tony Hamilton at the district sanitation plant and Bill Ghormley,
engineer for the district.
(4)Source: Carpinteria Sanitary District.
(5)110 GPCD is an estimate derived from LCP research on other sanitary
districts on the South Coast.

-193-

5. 3 SUMMERLAND

Water Supply-

The Summerland area is serviced primarily by the Summerland County
Water District. The District's boundaries extend west to Ortega Ridge Road
and to a line some 1,500 feet. east of Greenwell Avenue, north beyond the
coastal zone line, and south to.the Pacific Ocean. The Montecito County
Water District serves a portion of the area east of the Summerland County
Water.District bounds; this area is mostly in agricultural and large lot
residential use.

The District is totally dependent on the Cachuma Project for its water
supply. No groundwater formations underlie the Summerla.nd area with the
exception of a portion of the Carpinteria Groundwater Basin within the area
serviced by the Montecito County Water District. The District's existing
and projected water balance for the.years 1975-2000 are shown in Table 5-9.

Since,October 16, 1974, when water supply and demand reached approxi-
mate equil-ibrium, the Summerlandi,,Qlbunty Water District has had a moratorium
on new water..hookups in effect. '.-The District has placed a'subscription for
some 260 acre feet per year of-sta@ie water for the March 1979 water bond
election.

Under the land use plan, an additional 409 units could be constructed
in the Summerland planning area (Table 5-11), allowing for a 49 percent pop-
ulation expansion in the urban area and an approximate 150 percent population
expansion in the rural area. Existing zoning, by contrast, would permit
a.62 percent population expansion in the urban and more than an eight-fold
expansion in the rural area (Table 5-10). Assuming an adequate water supply
and an annual one percent growth rate, growth could be accommodated for
40 years in the urban area and for 93 years in the ruralarea. Supple-
mental water to accommodate full build-out under the proposed land use plan
would amount to approximately 74 AFY (residential use only). Summerland's
water distribution network is developed to adequately serve future develop-
ment without requiring major service system extensions.

Wastewater Treatment Capacity

The Summerland County Sanitary District boundaries'run from Ortega
Ridge on the west to the Water District boundary on the east, beyond the
coastal zone on the north, and the Pacific Ocean to the south. Existing
wastewater treatment capacity is rated at 150,000 gallons per day (gpd)
against an estimated wastewater flow of 115,000 gpd. Assuming the.plant
can operate at its rated 150,,000 gpd, there is capacity for approximately
318 additional residents (Table 5-12). Sewer lines serve the existing
community of Summerland but do not extend to the surrounding rural areas.

-194-:

TABLE 5-9

KDt4ER1" COUNTY WATER DISTRICT
1975-2000 Water Supply and Demand

1975 1980 1990 2000

1. POPUXATION SERVED
District(l) 1,050 1,150 1,450 1,500

2. DWELLING UNITS

Sq. ft./DU
High 1,425- 3,500 224 227 299 311
Medium 71000-10,000 192 195 252 263
Medium-1,ow 10,000-20,000 11 11 18 18
LOW 20,000-43,560 13 13 19 19
Iavest 1-3 acres, 4 4 6 6

3. ACREAGE

Industrial-Cmyrkercial 14 15 20 20
Public Authority 6 6 6 6
Agricultural 219 219 320 420

4. SUPPLY (AFY)
Groundwater (2)
Surface Water 380 430 350 350
Thtal Known.Supply 380 430 350 350
5. DEMAND (3)

Residential
Highest 29 36 39
High 24 30 31
Medium 62 77 81
Medium-low 5 9 9
low 9 11 11
lowest 8 10 10
Total Residential 119 137 173 181

Industrial
Ccmriercial 30 36 47 47
Public Authority
Subtotal M&I 149 173 220 228
Agricultural (4) 50 241 352 462

Total Demand Without Conservation 199 414 572 690
Total Demand With Conservation (5) .369-395 508-545 625-666

-195-

Sumierland County Water District

1975 1980 1990 2000-

6. ICIT (AFY)

without Conservation 178 16 (222) (340)
With Conservation 61-35 (158)-(195) (275)-(316)

Footnotes: Summerland County Water District

1. Estimates for 1975 and 1980 were made by the Water Agency as reflected in data
received from the SCWD and from other estimates made for the District. The popu-
lation figure derived fran the 1975 Special Census is considered low by the SCWD
because it does not reflect the larger household sizes found in Summerland. The
Water Agency estimated the 1975 and 1980 figures from a population curve representing
the growth since 1965. The SCWD reports a figure of 1,127 for 1976. Figures for
1990 and 2000 are fran projections estimated by Cliff Pauley of the Santa Barbara
County Planning Department.

2. Summerland rests on consolidated rock and, as such, has no groundwater supply.
Cachuma Project water is the District's sole supply source.

3. The Water Agency and SCWD use similar methodologies in determining water demands.
The data presented for 1975 are directly frcxn SCWD data, which represent actual
1975 deliveries. Projections for 1980-2000, by the Water Agency, use unit use factors
for residences and duties in AF/acre for other land uses. An adjustment was made
to the 1980 unit use factors. By raising each unit use value by .01, the increase
in population absorbed primarily in existing residences because of the moratorium re-
flects the additional population's water needs with few additional dwelling units.
The original unit use values provided by SCWD were increased by 10 percent to account
for system losses. The resultant values represent average annual unit demands
for the years 1980, 1990, and 2000:

Lowest Density Residential 1.71/unit
Low Density Residential 0.61/unit
Medium-Low Density Residential 0.47/unit
Medium Density Residential 0.32/unit
High Density Residential 0.24/unit
Highest Density Residential 0.21/unit
Conuercial/Industrial/Institational 1.71/acre
Irrigation 1.10/acre

Data provided by SCWD via letter 7/1/76 requested by Water Agency regarding water
demand. 1976 and 1980 figures are for "dry year" conditions. 1990 and 2000
figures are for "average rainfall" conditions.

4. Water Agency estimtes of future irrigated lands are based upon the availability
of suitable parcels and the plans of land owners who were about to increase their
plantings before the moratorium halted their activity. The figure for the year
2000 represents almost a doubling of the irrigated lands in the hills behind
Summerland.

5. Conservation figures are shown as a range between moderate and high conservation
rates as developed by the Santa Barbara County Water Agency.

_196-

TABLE 5-10

SLZ24EIU-AM PLANNING AI;EA-BUIID-OLIT LMM EXISTING ZONING

POTENTIAL
EXISTING HMSEHOID AMMONAL POTENTIAL POTENTIAL H(XJSEH= POTENTIAL
ZONING UNITS SIZE, 1975 POPULATION UNITS CCNVERSIONS BUILD-OUT SIZE, 1990 POPULATION

Within urban limit line:
DR-25 .10 2.1 21 20 30 1.8 54
7-R-3 38 2.1 79.8 33 43 114 1.8 205.2
7-R-1 93 3.2 297.6 105 198 3 594
6t-R-2 161 2.5 402. 5 51 28 240 2 480
10-R-1 7 2.9 20.3 22 29 2.6 75.4
120-R-1 2 2.7 5.4 10 12, 2.4 28.8
c) l-E-1 0 4 4 2.4 9.6
5-E-1 0 1 1 2.4 2.4
Trailer Park 39 1.7 66.3 0 39 1.6 62.4
OTHER 43 2.5 107.5 0 43 2.5 107.5
TOTAL 393 1000.4 246 71 710 1619.3

Rural:
DR-8 148 148 2.4 355.2
D@-3 138 138 1.8 248.4
20-R-1 2 2.7 5.4 64 66 2.4 158.4
l-E-1 72 2.5 180 423 495 2.4 1188
5-E-1 9 2.5 22.5 43 52 2.4 124.8
40-AL 1 1 2.4 2.4
83 207.9 817 900 2077.2

OMMMIMM man

mom

TABLE 5-11

SummERLAND PLANNiNG AITA-BUILD-OLIT UNDER THE LAND USE PLAN

Potential Potential Household
Existing Additional Potential Build- -size Potential
UESM AFFA: Units Units Conversions out 1990 Population

10,000 sq. ft. 9 15.6 0 24.6 2.6 63.96

7,000 sq. ft. 93 75.8 0 168.8 3 506.4

3,500 sq. ft. 200 75 24 299 2 596

1,450 sq. ft. 48 27 58 133 1.6 212.8

Other (CcmTercial) 43 0 43 2.5 107.5

TOTAL UREM 393 .193.4 82 668.4 1,486.66

RURAL AREA:

AG. 1 13 33 46 2.4 110.4

Residential Ranchette 20 28 48 2.4 115.2

1 Unit/1 Acre 50 73 123 2.4 295.2

TOTAL RURAL 83 134 217 520.8

TABLE 5-12

SL14EPJAM COUNTY SANrrAl;nLr DISTRICT
1. Population Served(') 1975 1980 1990 2000
820 812 1438 1500
2. Current Capacity (mgd)(2) .150

3. Estimated Wastewater
Flow (mgd) .115 .115 .158 .165
4. Proposed Capacity (rngd)(3).150 .150 .150 .150
5. Gallons.Per Capita 6
Per Day (GPCD) (4) 110 110 110 110

6. Surplus/Deficit (mgd) .035 .035 -.008 -.015

7. Additional Population
Capacity (5) 318 318 0 0

Source: Local Coastal Program based on information supplied by the
Summerland'Sanitary District.

FOOrNCTES

(1) Santa Barbara County Planning Department est3imte. The decline in population
projected for 1980 assumes continuation of the current mratorium. Some sur-
plus water may become available in Smwerland according to the Suwnerland
County Water District because of a lower water demand for agriculture than
expected. If this proves true, the projected 1980 population will have to
reflect new building potential.

(2) Telephone discussion with Mr. Bill Mieatly, Manager of the Summerland
Sanitary District, October 4, 1977.

(3) Capacity rating obtained frcrn telephone conversation with Mr. Bill Meatly
(October 4, 1977) and the California Regional Mter Quality Control Board.
Mr. Mieatly has indicated that plant capacity can be increased to 2.25 Tngd,
but this figure does not represent a Summerland Sanitary District Board Policy,
nor is it mentioned in any cmmnucations bet@ween the Sanitary District and the
Regional Water Quality Board. The District apparently has no facility treat-
ment expansion plans at this time, although the Regional Water Quality Control
Board is seeking Federal funds to enable the SunTerland Sanitary District to
prepare a tecbnical report m future operations.

(4) Gallons per capita/day based on Summerland Sanitary District estimates. The
serviced populaticn/wastewater flow ratio suggests that a 110 gpod figure may
be high for projection purposes.
(5) Add:@t;tonal popul4t:to,, capac@ty ia determ@d by subtracting tile wastewater flow
(demand) from plant capacity and dividing this nimter by a factor of 11G.

_199-

5.4 MONTECITO

Water Supply

The Montecito County Water District (MCWD) services the Montecito area
with the exception of several private water purveyors. The District's
boundaries are Santa Barbara Cemetery and Ortega Ridge Road to the east and
west, beyond the coastal boundary to the north, and the Pacific Ocean to the,
south. The District draws its water from Jameson and Gi*bralter Reservoirs,.
Doulton Tunnel, and from wells. Estimated supply and demand through the
year 2000 are summarized in Table 5-13.
On January 18, 1973, the MCWD initiated a water moratorium in antici-
pation of a negative water supply/demand situation. The moratorium was -
modified in May 1973 to include a water allocation program and both remain
in effect today. The District has subscribed for 2,700 AFY of State water
as a means of solving its current and projected water supply deficit.
Since the County Health Department began keeping statistical records on
the number of private wells in November 1975, some 229 well permits have
been issued. This increase in permits has been of concern to the District
because it could have potentially adverse impacts on the groundwater basin'
which has an estimated safe yield, of 1,200 AFY. Private well development
is partfcularly critical in areas subject to salt water intrusion (see
Section 4.4).

Under the land use plan, theoretical build-out could reach 2,208
units as compared to 2,433 under existing zoning (Tables 5-14 and 5-15).
The theoretical population increases resulting from build-out would be 90
percent and 103 percent, respectively. Assuming a one percent annual
growth rate, a complete build-out in the coastal zone of Montecito would
take 64 years under the land use plan. Approximately 700 AFY of supple-
mental water would be required to accommodate this build-out. The District's
existing water distribution system would not have to be extended to serve
build-out that could occur under the land use plan.

Wastewater Treatment Capacity

The Montecito County Sanitary District is bounded by Santa Barbara
Cemetery and Ortega Ridge Road to the east and west, the Pacific Ocean to
the south, and extends north.beyond the coastal boundary line. Plant
capacity was rated at .75 (mgd) but has recently been expanded to .85 (mgd)
in light of recent plant improvements. Current wastewater flow is esti-
mated at..70 (mgd). Assuming a .15 (mgd) surplus capacity, the plant can
accommodate an additional 454 new residents (Table 5-16). The collection
system for sewage covers Montecito's coastal zone and thus no new exten-
sions would be required to serve development within the confines of the
land use plan.

-200-

TABLE 5-13

MCNTE)CIM COUNTY WATER DISTRICT
1975-2000 Water Supply and Demand

1975 1980 1990 2000

1. POPULATIM SERVED

(1)
District, 9,711 10,250 11,625 13,000

2* DWELLING UNM

Sq. ft./DU
Multiple family unit 1,425- 3,500 305 315 411 1,108
Duplex & fourplex. 7,000-10,000 694 736 952 494
10,000-20,000
Single family 20,000-43,560 3,018 3,172 3,821 4,331
1-3 acres

Total 4,017 4,223 5,184 5,933

3. AJMM(M

Camiercial & Resort 112 113 132 147
Institutional 220 220 220 220
Recreation 230 230 230 23Q
Agricultural 1,282 745 745 745

4. SUPPLY (AFY)
(2)
GrourAdvater (3) 1,200 1,200 1,200 1,200
Surface Water 3,610 3,786 3,659 3,609
Total Supply 4,821 4,986 4,859 4,809
(including delivery to City of
Santa Barbara)
5. DEMAND (AFY) (4)

Residential
Single Family
Duplex-Fourplex 2,904 3,776 4,609 5,256
Multiple Family

CcmTercial & Resort
Institutional 901 1,250 1,300
Recreational

Total M&I 3,805 5,026 5,885 6,556
Agricultural 592 800 800 800

Total Demand Without Conservation 4,397 5,826 6,685 7,356.

Total Dww-ld With Conservation (5) .4,640- 5,143- 5,514-
5,364 6,085 6,484

-201-

fbnt=ito County Water District

1975 1980 1990 2000
6. SLWUJS/tWICIT (AFY) (6)

Without Conservation 413 (840) (1,826) (2, 547)
With Conservation 346-(378) (284)- (705)-
(1,226) (1,675.)

Footnotes: Montecito County Water District

Population estimates were prepared by the Santa Barbara County Planning DeparbTent
based on the 1975 Special. Census.

2. Groundwater estimates for the Montecito County Water District are based on the
4ydro @eologic Investigation of biontecito Groundwater Basins, Geotechnical Con-
sultants, Inc.,,1974. This investigation ii- 11TTshed a 1 200-acre feet per year
safe yield figure for the groundwater basin.

3. The decline in surface water is due to projected declines in the capacity of
Jameson and Gibralter Reservoirs resulting from siltation.

4.- Demand is based on the following water use unit factors developed by the Santa
Barbara County Water Agency:

Multiple family .5.0 AFY
Duplex-fourplex .75 AFY
Single' family 1.00 AFY
Comkercial & Resort 2.8 AFY
Institutional 1.2 AFY
Recreational 2.1 AFY

5. Conservation figures are shown@as a range.between moderate and high conservation
rates as developed by the Santa BarbaraCounty Water Agency.

6. Montecito shows a surplus, but facilities do not exist with which to extract the
water. Also, currently claimed water rights limit allowable extractions. Recent
studies have also indicated that the safe yield may be less than shown here.

-202-

TABLE"5-14

bUNTE'=TO--BUILD-0UT UNDER EXISTJNG ZONING

Existing Household Current Potential Potential Potential Household Potential-
Zoning Units Size, 1975 Population Addnt. Units Conversions Buildout Size, 1990 Population-
DR-12 177 1.9 336.3 262 0 439 2.0 878

6-R-2 316 1.9 600.4 503.7 148 967.7 1.8 1,741.8-

20-R-1 438 2.7 1,182.6 176 0 614 2.4 1,473.6

l-E-1 100 2.5 250 204 0 304 2.4 729.6

PRV 50 2.7 135 58 0 108 2.4 259.2

1,203.7 148 2,432.7 5,082.2
1,081 2,504.3
CD
w

TABLE 5-15

MNTBCIM--BUILD-OUT UNDER THE LAND USE PUN
3,500 sq. ft. 524 693.7 139 1,356.7 2.0 2,713.4
20,000 sq. ft. 455 170 0 625 2.4. 1,500.0
1 Unit/ 1 Ac 92 122 0 214 2.4 513.6
1 Unit/ 3 Ac 4 0 0 4 2.4 9.6
AG 1 (10) 5 2 0 7 2.4 16.8
RBC 0 0 0 0 0 0
SCHOOL 1 0 0 1 2.4 2.4

1,081 987.7 139 2,207.7 4,755.8

TABLE 5-16

MONTECITO SANITARY DISTRICT@

1975 1980 1990 2000
1. Population Within District 8,442. 8,969 10,408 11,470
Population Served 7,000 7,527 8,966 10,028

2
2. Current Capacity (mgd.) .75

3. Estimated Wastewate r (MOO'Flowi. .70 .90 1.07 1.23

3
4. Proposed Capacity (mgd.). .85 1.7 1.7
5. GPCD 4 120. 120 120 120

6. Surplus/Deficit (mgd.) ..05 .05. .63 .47
7. Add 5 454 5,250 3,916
itional Population Capacity

Source: Local.Coas,tal Program figures compiled from district information

The difference between the,District Population and the Service Population is.
due to.the fact that many Montecito residence's utilize septic systems. For
projection purposes it is assumed that all future residential growth.will be
sewered. District estimates are.those of the Santa Barbara County Planning
Department based on the 1975 Special Census. Serviced population projections
:are those of-the Nofitecito Sanitary District*,.

2
Demand is based-on wastewater flow- estimates provided by the Montecito
Sanitary District and on GAllon-Per Capita Per Day (GPCD) figures supplied
by Brown & Caldwell, 11972. According to the District (Jerry Smith, October 4,
1977), wastewater flows have stabilized since implementation of the Montecito
water moratorium. This has.remained the case despite the fact that about 50
@new connections have been made each year since the moratorium as a result of
private well drillings.' This apparent conservation factor could result in
lower projected wastewater demand.

A two-stage expansion is propos ed'for the Montecito wastewater treatment
facility. The first stage, now-90% complete involves a .1 mgd. increase.
The second and ultimate expansion is proposed to serve a saturation popula-
tion beyond the year 2000 of 15,690, based on the Wastewater Management Study
by Brown & Caldwell, July 1972.

4
A wastewater projection figure of 120 gpqd is developed in the Wastewater
Management Study by Brown & Caldwell, July 1972.
5Additional populaE`ion capacity is b ased on the difference between current
dem?and and capacity divided by the 120 GPCD developed in the 'Wastewater
Management Study @y Brown & Caldwell, July 1972.

_204-

5.5 GOLETA

Water Supply

The Goleta County Water District and the La Cumbre Mutual Water Company
are the principal water purveyors in the Goleta area. The Goleta County
Water District boundaries generally extend westerly to the Embarcadero Sub-
division, though an outlying area i.n the vicinity of El Capitan is also in-
cluded in the District. The District's eastern terminus is near Las Positas
Road, while its northern boundary lies beyond the coastal zone and the
Pacific Ocean marks its southern boundary line. The La Cumbre Mutual Water
Company boundaries cover the Hope Ranch area.

Lake Cachuma is the District's primary water source, although ground-
water is pumped from District wells. La Cumbre Mutual Water Company buys
water wholesale from the Goleta County Water District and also draws-ground-
water from its four wells. Table 5-17 shows the District's projected.water
supply/demand balance through the year 2000.

In December 1972, the Goleta.County Water District imposed a water
moratorium on new hookups on the basis that its water supply was less than
demand'* The moratorium has remained.in effect and strong conservation
measures have been imposed by the District in recent years. The La Cumbre
Mutual Water Company is not in a moratorium condition.

The Goleta County Water District has adopted Resolution 900, which
states that the Board of Directors of the Goleta County Water District will
attempt to acquire, subject to receiving any prior favorable vote of the
Goleta Water District electorate, additional water supplies to allow for
reasonable agricultural and urban expansion over a twenty year period. The
District defines "reasonable expansion" to be either at the rate of .5% per
annum, requiring 1,500 acre feet per year by the twentieth year or at 1%
per annum necessitating an additional 3,000 acre feet per year within the
District in the twentieth year.

Under the land use plan, theoretical residential build-out within.the
coastal zone would be 3,052 units, a 79 percent increase over existing units
(Table 5-19). This does not include additional units that would result
from development of More Mesa or Santa Barbara Shores, since alternatives
with varying densities are being proposed for these areas under the land use
plan. If the higher density alternative (Planned Residential Development)
was selected for both of these areas, total build-out would be 4,057 units,
a 139 percent increase, compared to an additional 5,333 units under. exist-
ing zoning (Table 5-18). At a one percent annual growth rate, some 34 years*
would be required to reach the maximum population possible in the land use
plan. Approximately 1,220 AFY* of supplemental water would be needed to
accommodate this theoretical build-out.

In Isla Vista, the land use plan would allow an additional 1,541 units
compared to 2,372 units allowable under existing zoning (Tables 5-20 and 5-21).

*These cal-culations do not include projected b uild-out for More Mesa and
Santa Barbara Shores.

-205-

The land use plan figure is lower than existing zoning because recent Isla
Vista Park and Recreational District park acquisitions have been accounted
for. Also, the plan's lower allowable build-out reflects General Plan Ad-
visory Committee recommendations which would replace the special "SR"
(Student) zone, which is only applicable in Isla Vista, with the County's
regular multiple zoning standards. The "SR" zone permits a considerably
higher density than the latter.

The Goleta County Water District's existing distribution system is
designed to accommodate the level of build-out possible in the proposed
land use plan.

Wastewater Treatment Capacity

The Goleta and Isla Vista Sanitary Districts service the Goleta area.
The Goleta Sanitary District's boundaries are Fairview Avenue and the Hope
Ranch boundary to the east and west, and the Pacific Ocean to the south.
The Isla Vista Sanitary District's boundaries extend west to approximately
Winchester Canyon Road, east to Fairview Avenue, north beyond the coastal
boundary, and south to the Pacific Ocean.

The Goleta Sanitary District's wastewater treatment plant serves both
sanitary districts. Current plant capacity is rated at 8 mgd against an
estimated.wastewater flow of 6.23 mgd. There is sufficient excess capacity
to serve an additional 16,090 people (Table 5-22).

The Goleta and Isla Vista Sanitary Districts' sewer network can serve
the levels of growth possible in the land use plan although some improve-
ments within the system will be required according to a study by Brown and
Caldwell Engineers (March 1976).

206-

M%WZ 5-17

GO= WUNW WATER DISTRICT
1975-2000 Water Supply and Denkind

1975 1980 1990 2000

1. POPUIATION SERVED
GCWD District (1) 70,500 70,500 78,490 87,800
3,600 3,830 4,100 4,350
2. UAEUjM UMS (2)

Sq. ft./DU
High 11425- 3y5OO 10,482 10,482 12,100 14,370
Medium 7,000-10,000 8,032 8,032 8,800 9,650
Mediun-low 10,000-20,000 3,273 3,273 3,460 3,750
LOW 20,000-43,560 584 584 650 740
iower 1- 3 acres 1,795 1,795 2,000 2,200
lowest 3+ acres 50 50 55 66
3 ACREAGE (3)

Industrial 410 415 490 570
Cmynercial 400 420 520 620
Public Authority 720 720 720 120
Recreation 400 400 440 440
Agricultural 5,049 5,200 6,200 7,300

4. SUPPLY

14) 4,200 4,100 4,100 4,000
= Mfa ter (5) (6) 9,310 9,520 10,080 100080
Total Known Supply 13,510 13,620 14,180 14,080
5. DEMAM (AFy) (7)

Residential
High. 2,730 3,150 3,740
Medium. 3,290 3,600 3,960
MediuxTr-Low 1,770 1,870
low 390 440 500
lower 1,650 1,700 1,750
I"dest -- 50 60 60
Tbtal Residential' 8,515 9,880 10,820 12,040
Industrial(8)
Comriercial 2,685 2,720 3,030 3,340
Public Authority - - - -
Thtal M&I 11,200 12,600 13,900 15,400

-207-

Goleta County Water,District

1975 198,0, 1990 2000

5. D0*20 (AFY) (Continued)
Agricultural(q) 4,570 5,120 9,770 12,380
(incl. private pumpage)
Sales to La Cumbre Mutual Water Co. 300 350 350 350
La Cwbre Mutual Water Co. Demand 1,470 1,530 1,670 1,830
Sunset-Las Posita& MC's* 60 --

Total Demand w/6 Conservation 17,600 19,600 25,690 29,960
Total Demand w/Conservation(10) - 16,220- 21,500- 24,990--
18,350 23,660 27,470

6. SLJRPLUS/DEFICIT (AFY) (4,090) (5,980) (11,510) (.15,880)
WI=UT CONSERVATION

SURPLUS/DEFICIT WITH CONSERVATION (4,090) (2,600)- (7,320)- (10,910)-
(4,730) (9,480) (13,390)

Footnotes: Goleta County Water District

1. Data for 1975 is from the Special County Census as adjusted by the SBCPD, the GCWD,
and the SBCWA to reflect the service population within the GCWD. Included in the
total is the service population of the La Cumbre Mutual Water Company and tuv smaller
private mutual water companies, Sunset and Las Positas. Excluded from the total is
the population of the areas served by the City of Santa Barbara. The projected
population schedule was prepared by the SBCPD and adjusted by the Water Agency to
reflect the GCWD service-population.

Santa Barbara County Water Agency-

3. Santa Barbara County Water Agency.

Groundwater estimates have been revis *ed downward since 1975 to reflect the findings
off a safe yield study by John Mann, consultant for the.Goleta County Water District.

5. The actual surface deliveries to the GCWD in 1975 were greater than the volume shown,
due to the availability of surplus water. Additional New Release Schedule (NRS)
t.water from Cachuma was taken in advance to fulfill the demand. Otherwise, the
,figures are based on Cachuma Entitlement Obligations.
6. Data' for 1975 represents sales by the GCWD and an estimate of 485 AF supplied pr@vatela
for agriculture during the water year 1975-76. Sales by the District to cmynercial,
industrial, and institutional accounts were determined through District records to
be 2,685 AF. Residential sales were determined as 8,515 AF, or the remainder of
11,200 AF of domestic sales within the GCWD and including residents in the City.
Four areas within the District are served by the-District yet billed and maintained
by the City. Likewise, one area within the City is served by City yet billed and
maintained by the GCWD. Each of the entities receive compensation for their respecti
deliveries through a bi-monthly exchange. For planning purposes, these small
are excluded in the projections.

-208-

Goleta County Water District

7. Projected residential needs are based upon future dwelling units and average unit
use values determined fram a GCWD survey. The survey revealed unit water uses for
different lot sizes as defined on the General Plan Maps., This survey was taken in
1975 and may reflect a certain amount of conservation. The Water Agency assumes
these values are average water needs for the projected dwdling units and are
presented as follows:

Lot Size AFY/D.U.

3+ acres 1.07
1-3 acres .92
20,000 sq. ft. .67
.10,000 sq. ft. .54
7,000 sq. ft. .41
1,450-3,500 sq. ft. .26

8. Projected water needs of commercial, industrial, and institutional uses are deter-
mined by applying a water use duty of 1.75 AFY/acre. This is considered an average
value and is determined as such:

2,685 AF (sales) = 1.75
1,530 (acreage)

9. Agricultural water demands are presented,for the area east of El Capitan. Agri-
cultural demands west of that point are discussed under Misc. Areas. Value for 1975
represents 4,080 AF sold by the District to irrigated agriculture, and recreation,
plus an estimate of private puapage at 485 AF fran the Goleta basin, 900 AF within
the western section of the District, and 600 in the Goleta area, east of El Capitan.
Values for 1980 represent 4,1480 AF sold by the District to irrigated agriculture
and recreation, representing an increase of 400 AF in District deliveries to
existing acreage to allow for the maturing of groves. The 1980 figure also represents
an increase in private punTpage to 2,220 AF inside and outside the District east of
El Capitan. Demands for the year 1990 and 2000 are based upon acreage projections.
A water duty of 1.5 AFY/acre was applied to the acreages, assuming the maturity of
groves during the planning period. Recreational water demands are 800 AF for 1990
and 2000, bringing the totals to 10,100 and 11,750 for those respective years.
Private pumpage could possibly meet 2,000 AF of this demand with the remainder
supplied by the District, assuming the availability of water.

10. Water conservation estimates are those of the Santa Barbara County Wa ter Agency.

-2og-

TABLE 5-18

GOLETA -,--BUILD-OIJT UNDER EXISTING ZONING
(EXCLUDING ISLA VISTA AND UCSB)

Household Potential Household
,Existing Size Additional Potential Potential size Potential
Zoning units' 1975 Population Units Conversions Buildout 1990 ation
6-R-1 0 2.9 0 8o8 308 2.6 800.8
7-R-1 439 3.8 1,668.2 394. 833 3.4 2,832.2
10-R-1 205 3.6 738 47 252 3.2 806.4
20-R-1 86 3.4 292.4 224 310 3.2 992.0
1.5-EX-1 114 3.2 364.8 89 203 3.0 609.0
2.5-EX-1 31 3.2 99.2 14 45 3.0 135.0
3.5-EX-1 36 3.2 115.2 29 65 3.0 195.0
DR-2 7 3.4 23.8 592 5 604 3.2 1,932.8
DR-10 129 2.9 374.1 1,680 1,809 2.6 4,703.4
7-R-3 418 2.9 1,212.2 160 578 2.6 1,502.8
40-AL 1 3.2 3.2 1 2 3.0 6.0
A-14 1 3.2 3.2 89 90 3.0 180.0
Other 234 3.1 725.4 0 234 2.9 678.6
1,701 5,619.7 3,627 5 5,333 15,322.8

TABLE 5-19

UMER THE LAM UM
'ISLA VISTA AND UM)

Ebcisting Household Potential Potential Household
Units size Additional Build- Size Potential
Izu-id Use 1975 1975 Population Units out 1990 ation

1,450 sq. ft. 577 2.1 1@211,7 326 903 1.8 Iv625.4
3,500 sq..ft. 258 2.9 748.2 67 2 2.6 2,418.0
7,000 sq. ft., 439 3.8 1,668.2 30 469 3.4 1,594.6
20,000 sq. ft. 86 3.4 292.4
62 148 3.2 473.6

Iac. or. more 143 3.2 457.6 .195 338 3.0 1,014.0
3ac. or more 36 3.2 115.2 29 .65 3.0 )95.0
AG 24 3.2 76.8 37 61 3.0, 183.0
.OTHER 138 3.1 427.8 0 138 2.9 400.0
1,761 T,-997-.9- 1,351 3,052* 7,903.6*

*This total does not include More Mesa or Santa Barbara Shores. Alternative land uses for these areas are as follows:
Land Use Potential Additional Units
More Mesa: AG 25
Visitor Serving 0
PRD 420

Santa Barbara
Shores: Residential Ranchette 20
PRD 585

'TAEM 5-20
ISLA VISTA BUILD-OUT UNDER EXISTING ZONING

Household Potential Household
Existing size Additional Potential Potential Size Potential
Zoning Units 1975* Population, units Conversions -Buildout 1990_ Population
10-R-1 92 3.6 331.2 123 0 215 3.2 688.0

SR-2-D 1,458 2.9 4,228.2 633 236 2,327 2.6 6,050.2
SR-4-D 3,720 2.1 7,812.0 769 611 5,100 1.8 9,180.0
Other 156 3.1 -483.6 - 0 156 2.9 452.4
Thtals 5,426 12,855.0 1,525 847 7,798 16,370.6

TABm 5-21
ISLA VISTA BUILD-OUT UNDER THE LAND USE PLAN

Household Potential Household
Existing Size Additional Potential Potential Size Potential
Land Use Units 1975* Population Units Conversions Buildout 1990 Population

10,000 sq. ft. 99 3.6 356.4 135 0 234 3.2 .748.8

1,450 sq. ft. 1,587 2.9 4,602.3 .493 270 2,350 2.6 6,110.0

2,180 Sq. ft. 3,539 2.1 7,431.9 542 101 4,182 1.8 7,527.6

Other 201 3.1 623.1 0 0 201 2.9 582.9

Thtals 5,426 13,013.7 1,170 371 6,967 14,969.3

based on household size for Goleta
m m m m m m m m m m m m m m M m m M@

TABLE 5-22

GOLETA AND, ISLA VISTA, SANTTAM DISTRICTS
PROPOSED SECONDARY TREATHMU

1975 1980 1590 2000
1. Population Served (1) 65,970 64,719 74,938 83,438
(Both Districts)

2. Current Capacity (nv3d) 8.0
3. Estirrated Wastewater (2)
Flows (mgd) 6.23 7.33 8.49 9.45
'4. Proposed Capacity (mga) 8.0 8.0. 8.0
5. GpCD (3) 110 110 ilo no

6. Surplus/Deficit 1.77 .67 (.49) (1.85)

7. Additional Population
Capacity 16,090 6,090 (4,454) (13,181)

Source: Local Coastal Program, 1978

FOOTNOTES

1. Population figures are for the corrbinea Goleta County and the Isla Vista
Sanitary Districts as both these Districts feed into the Goleta Wastewater
Treatment Facility. Figures are based on the 1975 Special Census. The
projections assume the continuation of moratorium conditions through 1980.

2. Current wastewater flow is based on a ca@ilatiqn of flow estimates from
Tables 4-2, 4-3, 4-4, and 4-5 (P. 82-86) Of @p@- @ Wastewater Treatment
and Ocean Disposal Facilities, Brown and Cal(@vmll, March 1976. These figures
are subject to change when accurate metering is implemented.

3. 110 gallons per capita per day is derived from R. E. Blanton, Goleta Sanitary
District Manager. A straight division of current wastewater flow divided by
the existing population will yield a figure of about 94 gpod. Brown and
Cal&ell indicate that current metering of wastewater flaws is unreliable and
this may explain the discrepancy.

-213-

5.6 RURAL AREAS

Gaviota Coast

Between Ellwood and Gaviota there are two service system.extensions of
Goleta County Water District. A ten-inch water line serves existing resi-
dences in the Embarcadero subdivision, and a 33-inch pipeline extends west
of Goleta to the El Capitan area. The remaining area which is largely in
agriculture depends, upon private wells. Both of these serviced areas are
under the constraints of the Goleta Water District's moratorium.

The area between Ellwood Canyon and Gavio ta was investigated by the
USGS (1968) which concluded that the average annual recharge was 6,000 acre
feet per year. Actual safe yield would be less because some subsurface
?utflow would be necessary to prevent seawater intrusion. Present pumpage
in the Ellwood-Gaviota area is reported to be 1,720 acre feet-per year.

The land use plan would allow for 120 new units compared to 1,559
potential additional units under existing zoning (Tables 5-23 and 5-24).
The proposed minimum parcel sizes for the area reflect its agricultural
use and are not sufficient to warrant service system extensions.

Point Conception

There are no public services provided in the Point Conception area..
Residential and agricultural development depend on private wells and on-
site waste systems. The Santa Barbara County Water Agency has indicated
safe yield for this area to be something less than 2,000 acre feet per
year.

Under the land use plan, a theoretical build-out of 387 residential
units is possible compared to 584 units permitted under present zoning
(Tables 5-25 and 5-26). Both of these build-out possibilities represent
a substantial increase over the estimated 30 existing units in the Point
Conception area.

The proposed mini mum parcel sizes for the Point Conception area would
not warrant service system extensions.

Point Sal

The Point Sal area is almost uninhabited and has no.service system
facilities. Under the land use plan, 49 new residential units could be
added compared to the 329 units that could be built under existing zoning
(Tables 5-27 and 5-28).

The proposed mi nimum parce 'I sizes for the Point Salarea would not
warrant service system extensions.

-214-

TABLE 5-23

GAVIOTA COAST BUILD-OUT UNDER EXISTING ZONING

Household Potential
Existing Size Additional Potential
Zoning. Units 1975* Population Units Build-out

8-R-1 0 3.2 0 101 101

10-R-1 4 @.2 12.8 954 958

30-R-1 0 3.2. 0 45 45

l-E-1 34 3.2 108.8 42 76

Ln U 96 3.2 307.2 398 494

100 AL (AG) 14 3.2 44.8 19 33

148 473.6 1,559 1,707

Household size multipliers are average single family household multipliers for census areas 5 and 6
of Santa Barbara County.

TABLE 5-24

GAVIOTA MAST BUILD-OUT UNDER THE IAND USE PIAN

Existing Household Potential Potential
units Size Additional Build-
Land Use 1975 1975 RRE21ation Units- out

1 Ac or More
34 3.2 108.8 42 76

Rural Residential 46 3.2 97.2 32

AG 11 25 3.2 79.0 46 71

Other 43 3.2 137.6 0 43

148 422.6 120 268

Household size multipliers are average family multipliers for census areas 5 and 6 of Santa Barbara
County.

UM31B 5-25

POINT CONCEPITON BUILD-OUT UNDER EXISTING ZONING

Potential
Existing Additional Potential
Zoning Units Units Buildout

100 AL (AG) 30 336 366

U 0 218 218

TOTALS 30 554 584

TABLE 5-26

POINT CONCEPTION BUILD-OUT UNDER THE LAND USE PLAN

Potential Potential
Existing Additional Build-
land Use Units Units out

AII 30 357 387

Totals 30 357 387

m mm m man m m m m m m m M'M

TABLE 5-27

POINT sAL - BUILD-OUT UNDER EXISTING znNING

Potential
Existing Additional Potential
Zoning units Units Build-out
100 AG (AL) 4 38 42
U 1 273. 274
40 AG 0 18 -18

11 A
TOTALS 5 329

TABLE 5-28

POINT SAL BUILD-0TjT UNDER THE LAND USE PIAN

Potential
Existing Additional Potential
Land Use units Units Build-out

AG 11 5 49 54

TOMES 5 49 54

5. 7 PRIORITIES AND PHASING

The problem of establishing priorities and phasing with in the land use
plan is obviously complicated by the uncertainty surrounding future water
availability. Since the imposition of the Goleta County Water , District-
moratorium in 1972, the various water districts and, more recently, the
Santa Barbara County Water Agency, have conducted extensive studies to
determine the feasibility of supplemental water options. The Santa Barbara.
County Water Agency has identified some 11 supplemental water options and
evaluated each with respect to their economic and technical feasibility.

The Water Agency has completed a special report (Environmental and
Water Resources Reconnaissance Study for State Water Proj_ec_F-a-ncT -Alter-
natives) in preparation for a forthcoming bond election on March 6, 1979,
which will determine whether or not.the County will exercise its option
for importing State water. The outcome of this election will have an
enormous impact on the prospects for urban growth and agricultural ex-
pansion within the coastal zone.

If the County elects,to import State water, there appears to be,
based on the calculations set forth for each of the study areas, enough
water to provide fo.r the build-out that is possible in the land use
plan. If State water importation-is rejected, then each of the Water
Districts, either individually or in concert,with the Water Agency, will
pursue whatever options are open to them. Just how much development is
feasible under a non-importation alternative wi.11 hinge on specific
feasibility studies and actions taken by the Districts.

If supplemental water becomes available, an allocation system that
reflects Coastal Act policy, i.e., the priority uses specified in
Section 30254, will need to be developed. With the exception of the
Carpinteria Valley, the coastal zone boundary bisects water districts
in the South Coast urban area, thus presenting the initial problem of
deciding what proportion of supplemental water to allocate to the coastal
zone. Moreover, the priority uses spelled out in Section 30254 do not
necessarily reflect local needs. The existing housing problem could
be worsened unless new housing opportunities are provided which offset
new housing demands generated by visitor-serving facilities and other
priority land uses prescribed in the Coastal Act.

In the event that the electorate selects the State water importation.
alternative, it will be imperative to institute a groundwater management
program which will protect the groundwater basins from possible overdraft
in the interim between a positive State water importation vote and the
actual arrival of State water. Lacking a water management program, a
large number of permits could be issued with the knowledge that water
will be forthcoming within the time frame estimated to construct the
Intra-County Distribution System. Without any regulatory mechanisms such
as growth or water management, the Water-Districts' commitment to serve
could be increased to a level which would exceed the long-term supply,
leading to overdrafts and rapid depletion of excess wastewater treatment
capacity.

-219-

If supplemental water.becomes available, the following actions shall
be taken:

1. A priority list of uses for each planning area (which includes housing)
shall be prepared along with general estimates of the water required
to serve these uses. A sufficient amount of water shall be "reserved"
for the-identified priority uses.

2. A specifi-c allocation shall be reserved for the recreational proposals
set forthAn the land use*plan.

3. It is recommended that water required to alleviate any existing water
deficits be allocated prior to water allocations for priority land
,uses.

-220-

APPENDIX A

DEFINITIONS

CHAPTER 3

3.2 DEVELOPMENT

30106. Develoement" means, on land, in or under water, the
placement or erection of any solid material or structure; dis-
charge or disposal of any dredged material or of any gaseous, liq-
uid, solid, or thermal waste; grading, removing, dredging, mining,
or extraction of any materials; change in the 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 con-
nection with the purchase of such land by a public agency for
public recreational use;.change in the intensity of use of water,
or of access thereto; construction, reconstruction, demolition,
or alteration of the size of any structure, including any facility
of any private, 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, tele-
phone line, and electrical power transmission and distribution line.

3.5 HOUSING

Definition of Low and Moderate Income

In accordance with the regulations of the California Housing Finance
Agency, "persons of low and moderate income" are defined to include all the
following:

(1) A "very low income family" is a family whose income does not
exceed 50 perceQt of the median income for the area, as de-
tormined by HUD' with adjustments2 for smaller and larger
families.

(2) A "low income family" is a famfly whose income does not exceed
80 7ercent of the median income for the area, as determined by
HUD with adjustments2 for smaller or larger families, except
that income limits higher or lower than 80 percent may be es-
tablished on the basis of its findings that such variations are
necessary because of the prevailing levels of construction costs,
usually high or 1 ow incomes, or other factors.

lGenerally defined by HUD as county; 2adju'stments as made by HUD.

A-1

(3) A moderate income family" is a family whose incomes does not
exceed 120 percrt of the median income for the area, as de-
termined by HUD with adjustments2 for smaller and larger
families.

(4) For purposes of this section "family" includes an elderly, hand-
icapped, disabled, or displaced person and the remaining member
of a tenant family as defined in Section 201 (a) of the Housing
and Community Development Act of 1974.

A generally accepted definition of affordable housing is that for which
costs do not exceed 25 percent of the family gross income. 'Housing costs
include-rent or mortgage payment, property taxes, insurance, heat and util-
ities, and maintenance and repairs.

Definition of Housing Condition*

Condition A - New, near new, housing under construction and older housing
which has been exceptionally well maintained.

Condition B - Housing where minor deficiencies are apparent, where roofs
need repair work, buildings need painting and other weather
protection, garage doors sagging or ino erable. Housing
where an expenditure of from $1,000 to M000 and good on-
going maintenance will extend the useful life of the building
beyond a 40-year period.

Condition C Housing where major deficiencies are apparent, often without
foundations, roofs sagging, paint and weather protection work
needed, some structural failures in porches and steps. These
are usually older buildings (pre-building code) whose original
construction was fnadequate or buildings which have had little
or inadequate maintenance. Buildings in this condition, un-
less rehabilitated, could be beyond reasonable economic repair
within a three- to ten-year period. "C" condition housing
would likely require a $5,000 to $20,000 expenditure and a
program of sound maintenance to provide the building with an
additional 40-year life.

Condition D Dilapidated housing which had deteriorated beyond reasonable
economic repair. The term "reasonable economic repair" is '
meant to.mean that a sum of money in excess of 50 percent of
the as-is value of the building would be required to rehabil-
itate the dwelling to livable standards.

*Source: -Santa Barbara County Housing
Condition Inventory, June 1977.

lGenerally" defined by HUD as county; 2adjustments as made by HUD.

A-2

3.6 -INDUSTRIAL AND ENERGY DEVELOPMENT

30107 Energy facility 11 means any public or private processing,
producing, generating, storing, transmitting, or recovering facility
for electricity, natural gas, petroleum, coal, or other source of
energy.

3.8 AGRICULTURE,

Definition of Prime Agricultural Lands

Section 51201 of the California Government Code:

-(l) All land which qualifies.for rating as class I or class II in
the Soil Conservation Service land use capability classifications.
(2) Land which qualifies for rating 80 through 100 in the Storie
Index Rating.
(3) Land which supports livestock used for the production of food
and fiber and which has an annual carrying capacity equivalent
to at least one animal unit per acre as defined by the United
States Department of Agriculture.

(4) Land planted with fruit- or nut-bearing trees, vines, bushes, or
crops which have a nonbearing period of less than.five years and
which will normally return during the commercial bearing period
on an a nnual basis from the production of unprocessed agricultural
plant production not less than two hundred dollars per acre.
(5) Land which has returned from the production of unprocessed agri-
cultural plant products an annual gross value of not less than two
hundred dollars ($200) per acre for three of the previous five
years.

3.9 ENVIRONMENTALLY SENSITIVE HABITAT AREAS

30121. "Wetland" means lands within the coastal zone which may
be covere&p_qriodically or permanently with shallow water and include
saltwater marshes, freshwater marshes, open or closed brackish water
marshes, swamps, mudflats, and fens.

Definitions of other commonly used terms include:

Biota: all plants and animals occurring within a certain region.

Coastal Strand: 'a plant community found in sandy beaches and dunes scattered
along the entire coast. The vegetation is low or prostrate, often suc-
culent and late flowering.

Coastal Sage Scrub: a plant community found on dry rocky or gravelly slopes
below 3,000 feet composed of half shrubs, one to five feet tall.

Community: an assemblage of plant and animal populations occupying a given
area.

A-3

Chaparral: a dense, sometimes impenetrable plant community found on dry
slopes and ridges: Chamise, toyon, scrub oak, ceonothus, and manzanita
,are dominant species.

Disjunct: a p lant or animal species found in an area outside of its usual
range.

Ecosystem: a system formed by the interaction of a community of organisms
with their environment.

Estuary: that part of the mouth or lower course of a river in which the
river's current meets the sea's tide.

Hybrid: an offspring of two animals or plants of different variety or species.

Intertidal: of or pertaining to the seashore region that is above the low-
water mark and below the high-water mark.

Invertebrate Fauna: animals lacking a backbone and internal skeleton such
as a sea anemone.

Marsh: a tract of low, wet land, often treeless and periodically inundated,
characterized by grasses, sedges, cattails, and rushes.

Mudflat: a mud-covered, gently sloping tract of land, alternately covered or
left bare by tidal waters.

Reef: a ridge of rocks or sand at or near the surface of the water.

Relict: a persistent remnant of an otherwise extinct flora or fauna.

Salt Marsh: a marshy tract that is wet with salt water or flooded by the
sea.

Salicornia Marsh: a wetland or marsh area in which the dominant vegetation
is pi,ckleweed (Salicornia spp.).

Sloughs: an area of soft, muddy ground, swamp, or swamplike region; a marshy
or reedy pool, pond inlet, backwater, or the like.

Subtidal: the area just beyond the intertidalzone not subject to tidal
fluctuation below the low tide line.

Tideflats: a marshy, sandy, or muddy nearly horizontal coastal flatland
which is alternately covered and exposed as the tide rises and falls.

Tidepool: an accumulation of sea water remaining in a depression on a
,beach or reef after the'tide recedes, occupied by a variety of plant
and animal species.

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RARE AND ENDANGERED SPECIES

Animals (California Department of Fish and Game)

An animal whose existence is threatened by one or more conditions as
listed below is considered rare and endangered.

1. The mortality rate exceeds the birth rate.

2. The species is not capable of adapting to environmental change.

3. The species' habitat is threatened by destruction or serious
disturbance.

4. Survival is threatened by the unwanted introduction of other species
through predation, competition, or disease.

5. Environmental pollution threatens the species' survival.

Plants (California Native Plant Society)

A plant is rare if:

1. It exists in only one or a very few restricted localities.

2. It occurs in such small numbers that it is seldom seen or collected
regardless of its total area.

3. It exists only on a type of habitat that is likely to disappear or
change for any reason.

A plant is endangered if:

1. It is actively threatened with extinction and not likely to survive
unless some protective measures are taken.

CHAPTER 5

30114. "Public works" means the following:
(a) All production ' storage, transmission, and recovery facilities
for water, sewerage, telephone, and other similar utilities owned or
operated by any public agency or by any utility subject to the juris-
diction of the Public Utilities Commission except for energy facilities.
(b) All public transportation facilities, including streets, roads,
highways, public parking lots and structures, ports, harbors, airports,
railroads, and mass transit facilities and stations, bridges, trolley
wires, and other related facilities. For purposes of this division,
neither the Ports of Hueneme, Long Beach, Los Angeles, nor San Diego
Unified Port District nor any of the developments within these ports
shall be considered public works
(c) All publicly financed re@reational facilities and any develop-
ment by a special district.
(d) All community college facilities.

A-5

APPENDIX. B

LAND,USE DEFINITIONS

AGRICULTURE

The purpose of an agriculture designation is to preserve agricultural
land for the cultivation of plant crops and the raising of animals. Lands
eligible for this designation include,.but are not limited to, lands with
prime soils, prime agricultural land,* land in existing agricultural use,
1and with agricultural potential, and lands under Williamson Act contracts.
Plant;crops include food and fiber crops, orchards, field crops, nurseries,
@land greenhouses. Animal raising inctudes grazing and stock raising activ-
ities. In addition to such uses, agricultural lands may be utilized for
a limited number of other uses, including related or incidental residential
uses, buildings and structures related to-the agricultural use of the site,.
and uses of a public works, public service, or public utility nature. Oil
Arilling outside the coastal zone,is*permitted in certain agricultural zones
as specified in the Santa Barbara County Zoning Ordinance.@ In the coastal
zone, oil drilling and related activities are permitted in AG II.,
Agriculture 1 (5 to-40 acres minimum arcel size)
This designation applie's to acreag es of prime or non-prime farmlands
'agricultural uses which are located within or adjacent to the generally
urbanized.areas.. Agriculture I uses include, but are not limited to, food,
fiber, orchards such.as citrus, avocado, and walnuts, flower and vegetable

*Prime 'agricultural land (California Government -Code Section 51201 (c)) means:
(1). all land which qualifies for rating.as Class I or Class II in the Soil
Conservation Service land use capability classifications.
(2) land which qualifies' for rating qO through 100 in the Storie index
Rating.

(3) land which supports.livestock used for the production of food and fiber
and which has an annual.,carrying capacity equivalent to at least one
animal unit per acre as defined by the U.S.D.A.

(4) land planted with fruit or nut bearing trees vines,-bushes or crops
which have a non-mbearing period of less than five years and which will
normally return during.the commercial bearing.period on an annual basis
from the production of unprocessed agricultural plant production not
less than $200 per acre.
(5), land which has returned from the production of unprocessed agricultural
plant products on an annual gross value of not less.than $200 per acre
for thr6e'bf the five previous years.

NOTE: Only the.definiti,ons for classifications used in the coastal zone
are included here. For other designations, refer to the Comprehensive Plan.

B-1

growing, berries, vineyards, field flowers, nurseries, and greenhouse oper-
ations. Only structures related to these activities and single family resi-
dential uses are permitted. Raising of animals for commercial purposes, the
boarding of animals, riding stables, and animal husbandry services are per-
mitted as secondary uses.
Agriculture 11 (40, 100, 320 acres minimum parcel size)

This designation applies to agricultural uses which include, but are
not limited to, field crops, orchards, vineyards, truck crops, apiculture,
aviculture, cattle, horse and animal raising, and pasture and forage crops.
Only structures related to these activities and single family residences
are permitted under this designation. Greenhouses are permitted if they
can conform to all other policies as specified in the LCP.

PARK AND RECREATION AREAS

Existing Public or Private Recreation and/or Open Space

The purpose of this designation is to provide opportunities for various
forms of outdoor recreation, of a public or private nature, which require
access to open spaces and natural settings for their realization. These
open space recreational uses include, but are not limited to, the following:
public parks containing facilities for picnicking, camping, riding, hiking,
walking, biking, on a day or longer use basis; flood control easements pro-
viding access to and along stream-channels and other drainage areas; and
golf courses. Structures or other facilities shall be limited to those re-
quired to support the recreational activities. These may include parking
areas, corrals and stabling areas, picnic and camping areas, trails, water
and sanitary facilities, safety and first aid stations, ranger stations,
and limited concession facilities. Other recreational structures and fa-
cilities of a more intensive nature, such as swimming and tennis clubs,
may be permitted. More intense commercial recreational development shall
be limited to areas classified As commercial. For example, fairgrounds,
amusement parks, and large indoor recreational complexes shall be classif-
ied as commercial uses.

Proposed Public or Private Park/Recreational Facility Overlay

This designation identifies by an overlay those lands suitable for
future inclusion within the recreational designation defined above. These
lands include the following: lands selected by the County Park Department
from those sites designated as having the highest suitability for recrea-
tional use; areas designated by advisory committees; shoreline areas desig-
nated within the County coastal zone; and additional access areas along
creeks and drainage ways.

OTHER OPEN LANDS (100 acres minimum parcel size)

These areas are lands subject to environmental constraints on develop-
ment, or have no agricultural potential. These include some lands shown in
Categories A, B;, and C on the Open Space Preservation Categories maps of the
Environmental Resources Management Element. One residence per 100 acres is
permitted in this category.

B-2

Within the coastal zone, the Other Open Lands designation has been
reserved for specific areas that have extensive or outstanding natural re-
source values. Some examples include the Carpinteria Slough, Devereaux
Dunes, Guadalupe,.Dunes, and Point Sal.

RESIDENTIAL LAND USES

Density is the primary parameter within which residential land uses are
defined. Density is used to describe the number of dwelling units permitted
on an acre of land or, in later translation into zoning, the number of dwell-
ing units permitte.d on a lot of a given size. Within urban areas, resident-
ial uses permitted may include child day care, fraternities, sororities,
dormitories, boarding and lodging houses, in addition to single and multiple
family dwelling units. Family care homes and Special care homes may be per-
-mitted with a conditional use permit as specified in the County Zoning.Or-
dinance. The following two designations merit special attention.
Rural Residential (40 - 100 acres minimum parcel size)

The intent of this designation is to provide for low density-residential
development that will preserve the rural character of an area. While the
emphasis of this designation is on residential development, other limited
non-residential development 'is allowed if compatible with-a rural residential,
setting. Rural residential lands are generally of marginal agricultural value.
However, light agricultural uses are permitted and encouraged as long as ap-
propriate performance standards regarding noise, traffic, dust, etc., can be
met. Uses permitted within rural residential areas include single family
residences, home livestock, buildings incidental to and supportive of light
agriculture and agricultural hobbiest activities; keeping of horses for use
by owner; and hobby activities. Secondary uses which will have to meet ad-.
ditional performance standards include livestock for commercial sale, kennels,
and market gardens.

Residential Ranchette (5 - 20 acres minimum parcel size)

The designation, Residential Ranchette, is intended for use within
Coast Rural and Inner Rural areas. -These are areas outside of but adjacent
to urban areas. While the use of such parcels is residential, the intent
of the designation is to preserve the character of rural areas and to min-
imize the services required by smaller lot development. The residential
ranchette'designation permits all forms of agriculture and related activit-
ies which would be allowed under an Agriculture I designation. Intensive
commercial, animal husbandry would not be permitted.

B-3

Residential Designations
-Minimum Square Maximum Dwelli, ng Some Zoning
Feet per Lot Units per Acre* Examples

Rural Residential 1 unit/40 acres to 40-E-1, 100-AL
1 unit/100 acres

Residential Ranchette 1 unit/5 acres to A-14, 10-E-1
I unit/20 acres

3 or more acres 0.3 3-E-1, DR-0.33
1 acre or more 1.0 l-E-1, DR-0.5
20,000 or more 1.8 20-R-1, DR-1.5
10.,000 or more 3.3 10-R-1, 15-R-1, DR-3
7,000 or more 4.6 7-R-1, 8-R-1, DR-4
3,500 or more 12.3 R-2, DR-12
2,180 or more 20.0 DR-14, DR-20
1,450 or more 30.0 DR-25, DR-30

*NOTE: The 1.8, 3.3, and 4.6 factors are calculated with the percentage
in streets subtracted, and are multiplied by the gross area to obtain the
number of lots. The maximum permissible number of dwelling units in a
given Comprehensive Plan is calculated by taking the total area available
for residential use, including streets, and multiplying this area by the
applicable "dwelling unit per acre" factor in the above table. (Ref.
Ord. No. 661, Art. V, Sec . 26.8B4)

COMMUNITY FACILITIES

Educational Facilities (Public or Private) - include all proposed and
existing public,schools from elementary through college level.
Institution/Government - is for all major public and quasi-public land
uses not included in the categories already defined, such as-military in-
stallations, State office buildings, County hospitals.

Public Utility - an area designated for the facilities and service of
a public utility or public service entity. Screening, landscaping, and
other design requirements may be prescribed by the Zoning.Ordinance to en-
sure.compatibility with surrounding land uses.

Civic Center - an area designated for public and quasi-public buildings
and services, which may include libraries, public auditoria, post offices,
fire and emergency services, and other public uses.

Cemetery - this category shows existing and proposed cemeteries and
lands currently designated for their expansion.

INDUSTRIAL

Coastal Dependent Industry the intent of this designation is to rec-
ognize that certain industrial uses require a site on, or adjacent to, the

B-4

sea to be able to function at all. Coastal dependent industrial uses in-
clude onshore processing facilities for offshore oil and gas production,
liquefied natural gas fatiliti,es, marine terminals, staging areas, port and
harbor areas, fishing facilities, aquaculture including fish hatcheries, and
areas for deploying oil spill cleanup equipment. Other uses, though not
strictly coastal dependent, may need access to the ocean under special con-
ditions, for example, thermal power plants sited to take advantage of ocean
cooling water. Policies governing these uses are specified in the coastal
land use plan. Within this designation, other industrial uses may Also be
permitted, including production and processing of crude oil and gas from on-
shore wells.,

Industrial Park this category is not limited to a specific list of
uses. It is any industrial use which is housed in well-designed buildings
set in attractively landscaped grounds. This is industry in a park-like at-
mosphere. The uses permitted under and consistent with the Industrial Park
symbol may include commercial, as specified in the Santa Barbara County Zon-
ing Ordinance.

Light Industry - includes industrial plants and warehouses without
nuisance features nut not necessarily in an industrial park.

Service Industry - lumber yards, warehousing, laundri0s,contractors'
service yards, bulk petroleum storage, concrete batching.plants, and other
construction and development activities.

General Industry - all industrial uses.

COWERCIAL

Central Business District - The center of community activities for an
urban area. It may have any type of commercial uses related to community
needs.

District Center - The District Shopping Center usually features one or
more junior department stores and requires a supporting population of 25,000-
50,000 people, or 8,300 to 16,700 dwelling units, within the immediate area.

Neighborhood Center (Convenience C enter) - The Neighborhood Center is
located within the neighborhood and serves such day-to-day needs of residents
in the immediate area as food, drugs, gasoline, and other incidentals. They
usually require 5,000 to 10,000 people, or from 1,700 to 3,300 dwelling units
in the neighborhood for support.

Service Commercial - This category indicates a broad range of commercial
activities, including wholesale business facilities in support of agricultural,
construction, and transportation activities, and associated retail uses.
-Design Commercial - This is limited commercial use which is housed in
well designed buildings set in attractively landscaped grounds. This,is
commercial use.in a park-like atmosphere. Under a conditional use permit,
Timited industrial uses 'may be permitted.

B-5

Highway Related Commercial When shown in small centers along highways
and freeways, this symbol means only those uses which serve the highway
traveler such as hotels, motels, restaurants, garages, and service stations.

Highway Strip Commercial - When shown as a strip along traffic arteries
in urban areas and when shown on the maps with a special symbol, all types
of commercial and office uses may be included in addition to the-above list-
ed uses.

Resort/Visitor Serving Commercial - This designation would apply to
sites having unusual scenic beauty or natural features which can be adapted
to a resort environment. Possible uses would include motels, hotels, vaca-
tion homes, guest ranches, festival grounds, golf courses, and beach clubs.

In the coast al zone, the intent of this designation is to cater to the
needs of visitors to coastal recreational areas. Visitor serving commercial
uses will normally be found adjacent to important recreational resource areas,
at special points of interest, or in special neighborhoods or communities.
The intensity of the commercial development shall be subordinate to the char-
acter of the recreational setting. Uses shall include, but not be limited to,
the following: resort hotels, motels, restaurants, county clubs, guest ran-
ches, riding stables,-and beach clubs. Uses, buildings, and structures cus-
tomarily incidbntal and accessory to such recreational facilities, including
commercial uses and services, are also permitted. Uses not permitted under
this lesignation include other retail services, unrelated office and profess-
ionaliservices, highway related services for transients normally found at.
major highway interchanges or highway exits.

Office and Professional - This category was developed to specifically
-relate to the PI, Professional Institutional Zone, of Ordinance No. 661.
Permitted uses are offices, hospitals, schoolsi churches, etc., as specified
in.the Santa Barbara County Zoning Ordinance.

OVERLAY DESIGNATIONS

The purpose of the overlay designations is to indicate locations where
the presence of hazards or special resources places constraints on develop-
ment. These;@overlay designations carry special policies which are included
in the land use plan text.

Enviro nmentally Sensitive Habitat Areas This designation applies to
sensl'.11ve ecological communities or significant natural habitats.

,Aiew Corridor - The view corridor overlay delineates areas where there
are views from.a principal public road to the ocean and along the coast.

Flood Hazard - The flood hazard overlay maps the 100-year,flood plain,
which is the largest area inundated by the 100-year flood. Development which
occurs within the flood plain may, however,,be inundated more frequently,
depending on the severity of flood conditions-and the ground elevation.

Site Design - Certain areas within the coastal zone, due to unique
coastal resources or development problems, merit special attention when de-
velopment does occur. These areas are generally choice undeveloped parcels

B-6

on the coastal bluffs or terraces which command fine views or themselves
contain unique visual resources. These areas require design treatment
which considers the site as a whole, and'attempts to retain and integrate
the unique coastal resources within the overall design concept. Locations
requiring special treatment include Chevron Bluffs, More Mesa, Santa Bar-
bara Shores, Hammonds Meadow, and other select areas along the coast.

OVERLAY SYMBOLS

Special Area Symbol (S) designates areas of unique geological, arch-
aeological, or historical significance.

BOUNDARY LINES

Urban Area - an area shown on th e land use map within which is permitted
the d-evelopment of residential, commercial, and industrial activity, and
their related uses, buildings and structures, including schools, parks,
utilities, etc. Mineral extraction (including oil) and related uses are
permitted in urban areas outside the coastal zone.. Agriculture, openspaces
and recreational activities, and related uses and preserves are permitted
and encouraged throughout the urban area.

Coast-Rural Area - an area shown on the land use map within which de-
velopment is limited to rural uses such'as agriculture and its related uses,
mineral extraction (including oil) and its related uses, recreation (public
or private), residential development with minimum area of five acres or more,
and uses of a public or quasi-public nature. These areas shall be adjacent
to designated Urban Areas. The minimum permitted lot size shall be five
acres. Residential development denser than one unit per five acres, commer-
cial, industrial, and other intensive urban uses shall be reserved for Urban
Areas and excluded from areas designated Coast-Rural. Agriculture, open
spaces, and related uses and preserves, and recreational activities are en-
couraged in these areas. Existing smaller lot neighborhood developments are
permitted within the Coast-Rural Area.only within designated. neighborhoods.

Rural Area - an area shown on the land use map within which development
is limited to agriculture and relatedus .es, mineral (including oil) extrac-
tion and related uses and activities recreation (public or private), low
density residential and related uses: and uses of a public or-quasi-public
nature. The minimum lot size permitted within this area is 40 acres. Exist-
ing smaller lot neighborhood developments are permitted within the Rural Area
only in designated locations.

@B-7

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