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 City of Solana Beach
Section 3
Shoreline and Coastal Bluff Management Strategies Draft MEIR
Environmental Impact Analyses
Cal.App.4th 826), reductions in property values do not constitute "environmental impacts,"
and thus are in no way protected by CEQA (Hecton v. People of the State of California
(1976) 58 Cal.App.3d 653, 656).
3.5.2.2 Impact Assessment
Alternative 1 No Project - Continuation of Existing Policy
The City's population has remained continuous with a growth of only 17 people since 1990. The
existing Shoreline and Coastal Bluff Protection Ordinance was implemented in 1994 and has
since had no effect on population. Therefore, under the No Project Alternative, the existing
policy would remain and no impacts to population, such as directly inducing growth, would
occur.
With regard to housing, the No Project Alternative would entail the continuation of allowing
permitting shoreline structures under appropriate conditions specified in the Shoreline and
Coastal Bluff Protection Ordinance. The existing Shoreline and Coastal Bluff Protection
Ordinance will allow permits for the construction of seawalls, and other shoreline structures,
when necessary to protect existing legally built structures if they are threatened with imminent
danger (SBMC 17.62.020.A.1). Imminent danger is defined within the policy as "an occurrence
that is reasonably foreseeable within 12 months from the time the determination of imminence is
made." The Shoreline and Coastal Bluff Protection Ordinance also allows for shoreline
protection structures in order to preserve the economically viable use of property if there are no
other means of protecting it; and to abate a public nuisance when other methods of abatement,
such as removing a structure, would result in severe economic effects to the property owner.
Therefore, protection of residences using shoreline protection structures is allowed when bluff
erosion causes a significant threat to housing, and the economic viability of the property.
Change in property value due to threatened structures would not be a consequence of the
existing Shoreline and Coastal Bluff Protection Ordinance because it allows for protection of
such structures. There would be no impacts to vacancy rates under this alternative and no
significant impacts to housing.
Impacts to population and housing would be less than significant under this alternative;
therefore, no mitigation is necessary.
Alternative 2 Repeal of the Shoreline and Coastal Bluff Protection Ordinance
Under Alternative 2, the existing Shoreline and Coastal Bluff Protection Ordinance would be
repealed and the California Coastal Commission would be solely responsible for approving any
shoreline structures within the City in accordance with the California Coastal Act. Impacts under
this alternative would be similar to the No Project Alternative because the California Coastal
Commission has been the final permitting authority with the Shoreline and Coastal Bluff
Protection Ordinance in place. The Coastal Act requires the California Coastal Commission to
Project No. 323530000
Page 3-60
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