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 City of Solana Beach
Section 3
Shoreline and Coastal Bluff Management Strategies Draft MEIR
Environmental Impact Analyses
3.2 Land Use
3.2.1 Environmental Setting
This section describes existing land use in the project area. The area includes mostly
residential land use atop the entire length of the City of Solana Beach shoreline, and the public
beach at the base of the bluffs, which is utilized largely for recreational purposes.
Existing Conditions
The City is located on the northern coast of San Diego County, between the cities of Encinitas
(to the north) and Del Mar (to the south). The study area includes properties situated on the top
of the coastal bluffs, west of Pacific Avenue and South Sierra Avenue, and down to the beach
below (Figure 3.2-1). Solana Beach includes a stretch of approximately 1.7 miles of shoreline.
Land use categories consist of primarily residential and recreational/open space uses. The
zoning districts within the study area include High Residential (HR), Medium Residential (MR),
Public/Institutional (PI), and Open Space/Recreation (OSR). HR development is described in
the Land Use Plan of the City's General Plan (City of Solana Beach, 1986), as "multi-family
residential development within a density range of 13 to 20 units per acre." MR development is
described as "single and multi-family residential development within a density range of five to
seven units per acre." Detached single-family homes exist along the bluff tops north of Fletcher
Cove, and apartments and condominiums exist along the bluff tops south of the cove. PI land
use areas include the Marine Safety Center, public restrooms, and the park area situated on the
bluff top above Fletcher Cove. Designated OSR land use includes Fletcher Cove Park.
Land use policies applicable to the alternatives include the Land Use Element, Open Space
Element, and Safety Element within the City's General Plan. A draft Local Coastal Program
(LCP) has been prepared and was submitted to the California Coastal Commission in 2000.
The draft LCP is anticipated to be further reviewed in 2002. Coastal Commission staff have
indicated that they will take up the LCP again after this MEIR has been certified and the City
Council has decided whether to take any action addressing coastal erosion issues.
3.2.2 Environmental Impacts
3.2.2.1 Significance Criteria and Methodology
This section focuses on potential impacts to residential land uses and consistencies with City
plans and policies, whereas impacts to recreational land uses are discussed in detail in Section
3.4. For the purpose of this MEIR, land use impacts are considered significant if the proposed
alternative will result in:
conflict with the City's applicable land use plans or policies;
creation of incompatible land uses within the project area; and
conflict with existing land uses adjacent to the project area.
Project No. 323530000
Page 3-33
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