§ 23.05.090. Shoreline Structures.

Seawalls, cliff retaining walls, revetments, breakwaters and groins and other shoreline protective devices are subject to the following requirements.

a.

Where allowed: Construction of shoreline structures that would substantially alter existing landforms shall be designed by a registered civil engineer or other qualified professional and shall be limited to projects necessary for:

(1)

Protection of existing coastal development, consisting only of the principal structure and not including accessory structures such as garages, decks, steps, eaves, landscaping, etc. No shoreline protection device shall be allowed for the sole purpose of protecting accessory structure(s); or

(2)

Protection of public beaches and recreation areas in danger of erosion;

(3)

Coastal dependent uses; or

(4)

Existing public roadway facilities to public beaches and recreation areas where no alternative routes are feasible.

b.

Permit requirement. Minor Use Permit, unless a Development Plan is otherwise required by Chapters 23.03 or 23.08 of this title or planning area standards of the Land Use Element for the proposed use of the site. Structures located below mean high tide line or within the Coastal Commission's original permit authority may also require a permit from the California Coastal Commission.

c.

Required findings. In order to approve a land use permit for a shoreline structure, the Planning Director or other applicable review body shall first find that the structure is designed and sited to:

(1)

Eliminate or mitigate adverse impacts on the local shoreline sand supply as determined by a registered civil engineer or other qualified professional; and

(2)

Not preclude public access to and along the coast where an accessway is consistent with the provisions of Section 23.04.420 (Coastal Access Required); and

(3)

Be visually compatible with adjacent structures and natural features to the maximum extent feasible; and

(4)

Minimize erosion impacts on adjacent properties that may be caused by the structure; and

(5)

Not adversely impact fish and wildlife; and

(6)

That non-structural methods of protection (artificial sand nourishment or replacement) have been proven to be impractical or infeasible.

[Amended 2004, Ord. 2999]