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(a) An "aggrieved person" for the purpose of appeals to the California Coastal Commission shall be any person who appears at a public hearing in connection with a decision or action appealed to the California Coastal Commission, or who by other appropriate means informed in writing the Zoning Administrator, Planning Commission, or Board of Appeals.
(b) "Emergency" is defined as a sudden unexpected occurrence demanding immediate action to prevent or mitigate loss or damage to life, health, property, or essential public services.
(c) "Environmentally sensitive habitat" is 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 and which could be easily disturbed or degraded by human activities and developments.
(d) The "Local Coastal Program" shall be the San Francisco Western Shoreline Plan, a part of the City's General Plan, and any of its implementation programs issue papers and any other documents certified by the California Coastal Commission.
(e) A "project" shall be any of the following:
(1) Construction, reconstruction, demolition or alteration of the size of any building, including any facility of any private, public or municipal utility;
(2) Change in the density or intensity of use of land, including but not limited to subdivision(s) and any other division of land, including P lot splits, except where the land is for the purchase of such land by a public agency for public recreational use;
(3) The placement, building or construction of any solid material or structure, including but not limited to, any building, road, pipe, flume, conduit, siphon, aqueduct, telephone line, and electrical power transmission and distribution line;
(4) Grading, removing, dredging, mining or extraction of any material;
(5) Discharge or disposal of any dredged material or of any gaseous, liquid, solid or thermal waste, and the mining or extraction of any material;
(6) Change in the intensity or use of a body of water, or stream, or access thereto;
(7) The removal or harvesting of major trees, rare or endangered species, and permanently established riparian vegetation other than for agricultural purposes.
(Ord. 509-85, App. 11/22/85; amended by Ord. 188-15
, File No. 150871, App. 11/4/2015, Eff. 12/4/2015)
AMENDMENT HISTORY
No Coastal Zone Permit shall be required for the following projects:
(a) Enlargement, alteration or reconstruction of any existing single-family residence;
(b) Enlargement or alteration of any structure other than a single-family residence or a public structure or facility, provided that these improvements do not have an adverse environmental effect, adversely affect public access, or involve a change in use contrary to any policy of the Local Coastal Program;
(c) Repair or maintenance activities that do not result in an addition to, or enlargement or expansion of a structure or use, provided that it does not fall within the requirement in Section 330.4(e), (h), and (i);
(d) The replacement of any structure, other than a public structure or facility, destroyed by natural disaster. Such replacement structure shall (1) Conform to applicable Building Code, other standards of this Code and zoning requirements, and other applicable Municipal Code, (2) shall be for the same use as the destroyed structure, (3) shall not exceed either the floor area, height, or bulk of the destroyed structure by more than 10 percent, and (4) shall be sited in the same location on the affected property as the destroyed structure;
(e) The conversion of any existing multiple-unit residential structure to a time-share project, resort club, vacation club, estate, or other short-term use;
(f) The installation, testing and placement in service, or the replacement of any necessary utility connection between an existing service facility and any development approved pursuant to this code.
(g) Recreation and park tree trimming, reforestation and support services, landscaping improvements, vegetation removal and seasonal planting, replacement planting, maintenance, and other park landscaping and planting improvements, provided that this activity does not involve a change contrary to any policy of the Coastal Program;
(h) Recreation and Park Department road maintenance, repairs, facilities and street lighting, and road and circulation improvements as proposed in the Golden Gate Park Transportation Management Plan;
(i) Recreation and Park Department play structures, maintenance, and any other Park and Recreation activity that requires no building permit or is subject to Section 330.4 (a) through (h) of this code;
(j) Maintenance dredging of existing navigation channels or moving dredged materials from such channels to a disposal area outside the coastal zone, pursuant to a permit from the United States Army Corps of Engineers;
(k) Maintenance improvements, and any other projects within the United States Federal lands in designated Golden Gate National Recreation Areas.
(Ord. 509-85, App. 11/22/85)
A Coastal project as defined in Section 330.2(d).
(a) Construction of any residential or commercial building, structure, or project as defined in Section 330.2(e).
(b) Any alteration, enlargement or reconstruction of a structure or building which increases the intensity of use of the structure or building.
(c) Any alteration, enlargement or reconstruction made pursuant to a conversion of an existing structure from a multiple unit rental use or visitor-serving commercial use to a use involving a fee ownership or long-term leasehold including but not limited to a condominium conversion, stock cooperative conversion, motel/hotel or time-sharing conversion.
(d) An enlargement or alteration that would result in an increase of 10 percent or more of internal floor area of the existing structure, or increase in height by more than 10 percent of an existing structure on property located 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 of the sea where there is no beach, whichever is the greater distance, or in significant scenic resource areas as designated by the California Coastal Commission.
(e) Any repair or maintenance to facilities, structures or public works located in an environmentally sensitive habitat area, any sand area within 50 feet of the edge of a coastal waters or streams that include the placement or removal, whether temporary or permanent, of rip-rap, rocks, sand or other beach materials or any other forms of solid materials.
(f) Alteration or reconstruction of any structure on a beach, wetland, stream, or lake seaward of the mean high tide line; where the structure or proposed improvement would encroach within 50 feet of the edge of a coastal bluff.
(g) Any significant alteration of land forms including removal or placement of vegetation, on a beach, wetland or sand dune, or within 100 feet of the edge of a coastal bluff, or stream or in areas of natural vegetation.
(h) Any method of routine maintenance dredging that involves:
(1) The dredging of 100,000 cubic yards or more within a 12-month period.
(2) The placement of dredged spoils of any quantity within an environmentally sensitive habitat area, or a sand area, within 50 feet of the edge of a coastal bluff or environmentally sensitive habitat area, or within 20 feet of coastal waters or streams.
(3) The removal, sale, or disposal of dredged spoils of any quantity that would be suitable for beach nourishment in an area the California Coastal Commission has declared by resolution to have a critically short sand supply that must be maintained for protection of structures, coastal access or public recreational use.
(i) Any repair or maintenance of a seawall revetment, bluff retaining wall, breakwater, groin, culvert, outfall, or similar shoreline work that involves:
(1) Repair or maintenance involving substantial alteration of the protective work including pilings and other surface or subsurface structures.
(2) The placement, whether temporary or permanent, of rip-rap, artificial berms of sand or other beach materials, or any other form of solid materials, on a beach or in coastal waters, streams, wetlands, estuaries and lakes or on a shoreline protective work except for agricultural dikes within enclosed bays or estuaries.
(3) The replacement of 20 percent or more of the structural materials of an existing structure with materials of a different kind.
(Added by Ord. 509-85, App. 11/22/85)
The California Coastal Commission shall retain coastal permit review jurisdiction over all tidelands, submerged lands below the mean high tide, and any other area so designated on Sectional Maps CZ4, CZ5, and CZ13 of the Zoning Map, including the Olympic Country Club, Lake Merced, and the Pacific Ocean shore extending 3 miles out to sea from the mean high tide.
(Added by Ord. 509-85, App. 11/22/85)
A Coastal Zone Permit shall be applied for at the Planning Department concurrent with other necessary project permit(s).
(a) An application for a Coastal Zone Permit where a Conditional Use authorization is required shall be reviewed subject to the procedures for reviewing conditional use applications in Section 303 of the Planning Code.
(b) An application for a Coastal Zone Permit where a variance application is required shall be reviewed subject to the procedures for variances in Section 305 of the Planning Code.
(c) An application for a Coastal Zone Permit where a building permit authorization is required shall be reviewed subject to the procedures set forth in the Planning Code, Building Code and Business and Tax Regulations Code.
(d) Planning Code amendments and changes to the Zoning Map shall be conducted according to Section 302 of the Planning Code.
(1) Amendments to the Local Coastal Program, include, but are not limited to, any action by the Planning Commission, or Board of Supervisors which authorizes a use of a parcel of land other than that designated in the certified Local Coastal Program as a permitted use of such parcel.
(2) Any proposed amendments, set-back proceedings, zoning map changes or interim zoning controls which may alter the Local Coastal Program shall be submitted as a request for an amendment of the Local Coastal Program for review by the California Coastal Commission. No more than three submittals may be made per calendar year. Such amendment shall take effect only after it has been certified by the California Coastal Commission.
(Added by Ord. 509-85, App. 11/22/85; amended by Ord. 188-15
, File No. 150871, App. 11/4/2015, Eff. 12/4/2015)
AMENDMENT HISTORY
(a) The City Planning Department shall review all Coastal Zone Permit Applications, Building Permit Applications, Conditional Use Applications, Variances, City Planning Code Amendments, and Zoning Map changes within the Coastal Zone for consistency with the requirements and objectives of the San Francisco Local Coastal Program.
(b) The Board of Permit Appeals shall review all appeals of coastal zone permit applications. Any appeals shall be reviewed by the Board of Permit Appeals for consistency with the requirements and objectives of the San Francisco Local Coastal Program.
(Added by Ord. 509-85, App. 11/22/85)
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