1151 South Main Street
Existing
Proposed
Compliance with State and Local Laws
Compliance with Local Law
• Coastal Development Permit: analyze project
impacts on biological resources, coastal
access, arch resources, scenic resources,
availability of public services/infrastructure,
stormwater management, etc.
• Use Permit – Analyze multifamily use
compatibility, request to increase FAR from
0.4 to 0.7, and shared parking between retail
and residential.
• Design Review – State law limits this analyses
to the City’s quantitative design review criteria
only.
• Sign Permit
Compliance with State Law
• Inclusionary Housing Requirements
• 15% of units for very low-income families
• Three Planning Incentives
• Increase Height Limit
• Complete storm drain improvements on Ocean
Drive for partial credit for required Capacity
Fees.
• Reduced scope of required Visitor Serving
component of mixed-use project.
• Density Bonus Law – eligible for 50% density
bonus increase (93 units), but asking for 87.
• Parking Reduction per Density Bonus Law
and ADU Law – 107 spaces.
Process
• Planning Commission’s Role
• Provided a recommendation to City
Council.
• City Council’s Role
• Approve or deny the permits based on
substantiative evidence in the record and
required findings.
• Appealable to the Coastal
Commission, if City Council approves
the project.
• Permits are conditioned so the project
complies with the Coastal General Plan
and Zoning Ordinance.
• Resolution includes 37 special
conditions for compliance.
• Resolution includes 8 standard
conditions.
• City Council may add new additional
special conditions.
• If approved, the project must comply
with all special and standard
conditions.
Architectural Rendering
View from Harbor Drive
Site Plan
The project includes seven buildings which range
in height from 32’ (flat roofs) to 37’ 8’ (shed roofs)
with a total of 87 units.
• Total open space (playgrounds, courtyards,
open space, landscaped areas) is
approximately 55,850 SF (1.3 acres) or 46% of
the site.
• The total building footprint is 28,126 SF or 24%
of the site.
• The remainder of the site, 24,942 SF or 30%, is
composed of the parking lot and sidewalks.
• The proposed project density would be 32 units
per acre.
• 107 parking spaces in an L-shaped parking lot,
landscaping with 25 trees
• 11 bicycle spaces.
• 43 EV-ready parking spaces & eight EV
chargers.
• Improvements to Harbor Ave. & Frontage Rd.
Floor Plans
The project includes
• six studios, ± 500 SF
• 36 one-bedrooms ± 760 SF
• 45 two-bedroom units 1,000
SF each
• Each unit features a private
patio or balcony.
6 studios
36 one-bedroom
45 two-bedroom
Landscaping
Landscaping includes:
• 3,006 SF of bioretention planters,
• 37,000 SF of other landscaped areas
throughout the project.
• 73 trees, multiple plants native to
Northern California’s coast, and four
non-native species.
Special Conditions to replace non-native
with native plants, retain existing trees as
feasible, provide more landscaping at
parking lot entrances, prohibit planting of
invasive non-natives.
Use Permit Request #1 – Shared Parking
Parking
Unit Count
• 87 Units Requested
• 85 Multifamily Units
• 2 Attached ADUs
• 8 Affordable Units for Very Low-Income
Households (15% calculated prior to
density bonus).
• Planning Permit as conditioned:
• 85 Multifamily Units
• 2 Attached ADUs
• 1 Visitor Serving Storefront
• 8 Affordable Units for Very Low-Income
Households
• Building Permit Stage
• 10% of units (9 units) must be ADA
accessible with Universal Design
Features.
1151 South Main Parking Analysis
Revised Project Initial Project
Parking Requirement
Number of
Units
Required
Parking
Spaces
Number
of Units
Required
Parking
Spaces
Density Bonus Law
0 to 1 bedroom: 1 onsite
parking space 42 42 42 42
2-3 bedrooms: 1.5 onsite
parking spaces
42 63 45 67.5
ADU Law
One space per unit 2 2
Mixed Use Component
One Retail/Office Space - No
Parking Required 1,050 SF 0
Total 86 107 87 109.5
Use Permit approval request would authorize
shared parking between the retail and the residential
uses of the site per code section 17.36.080A.1.
Project would result in 40 additional on-street
parking spaces.
Use Permit Request #2 and #3
Multifamily Use Permit
• Project complies with all
Multifamily Requirements
except for the amount of
private open space and front
doors facing Highway 1.
• These are addressed with
special conditions.
Increase FAR – Floor Area Ratio
• Zoning code allows to 24 units/acre.
Density Bonus Law allows 87 units
as proposed (33 units/acre).
• Use Permit is requested to increase
the FAR above 0.4 to accommodate
housing units up to the maximum
allowed.
• Units are of modest size. Without
Use Permit, the applicant would
have to offer smaller or fewer units.
Inclusionary Housing & Density Bonus Law
• Purpose: To require affordable units as part
of a market rate rental project. Balance
project feasibility with public need for more
affordable units. Results in mixed-income
projects.
• Project includes small market-rate
workforce housing units.
• Units are not eligible for sale as condos.
• Units cannot be rented for vacation rentals
as the City prohibits all vacation rentals
except in the downtown.
• City requires 15% of inclusionary units for
multifamily housing projects.
• Applicant will provide eight units (15% of
the original 56-unit project) at rents
affordable to very low-income households
earning $31,060 or less/year.
• Rent would be $647/month.
• Per State Law, project is eligible for 50%
density bonus to allow up to 93 units.
Project includes 86 units.
• Per State Law, project is eligible for three
planning Incentives.
Planning Incentives per Density Bonus Law
Planning Incentives Recommended by Planning
Commission
1. Increase the height limit from 28 feet to 38 feet; and
2. Applicant would undertake the design, engineering
and construction of the stormwater improvements
identified as project 5.5.8.1 in the City’s 2004
Storm Drain Master Plan, and receive a
corresponding capacity fee concession (drainage,
sewer and water) to offset the cost of off-site
improvements.
3. Allow applicant to construct a multifamily project
with a Use Permit and reduce the requirement for a
visitor serving use on the front bottom floor of each
building to apply to just building 3.
Planning Incentives Requested by Applicant
1. Increase the height limit from 28 feet to 38 feet; and
2. The City will allow a minimum balcony size of 42 SF, but the project shall provide the range of balcony
sizes illustrated in the project plans.
3. Allow applicant to construct a multifamily project
with a Use Permit and reduce the requirement for a
visitor serving use on the front bottom floor of each
building to apply to just building 3.
Move former incentive #2 to a special condition as it is not a development standard. It represents an agreement
between the City and the applicant to complete offsite
improvements. See Attachment 14.
State Density Bonus Law (GOV Code 65915e1) requires a City to approve “incentives” to reduce “development standards” to make a project financially feasible so long as those incentives do not have a “specific, adverse impact upon health or safety.” Incentive 1 Reduction
in Height Limits
• Proposed buildings range in
height from 32’ (flat roofs)
to 37’ 8’ (shed roofs).
• Building site is ± 5 feet
below grade of Highway 1.
Reduce perception of
height from Highway 1 to 27
‘ for flat roofs and 32’ feet
for shed roofs.
• Dolphin Inn is 28 feet in
height.
• Outlet Store is 26 feet in
height.
Incentive 2: Reduction
in Balcony Sizes
• All 2nd and 3rd story units would have
private balconies.
• As proposed, balconies range from 39
SF to 73 SF.
• Applicant proposes smaller balconies
to match small unit size and reduce
external clutter on building. Current
requirement is 100 SF balcony (10X10),
but some units are only 500 SF.
• Difficult location for outdoor living
(winds, traffic noise, etc.).
• The project includes significant other
outdoor space and access to the
Coastal Trail.
Incentive 3# Reduce Visitor Serving Requirement
Options:
• Convert bottom floor residential units into
Hotel rooms. Feasible but applicant does not
want this. Sees these as conflicting uses.
• Provide retail throughout all seven buildings.
Not financially feasible and cannot require
under Density Bonus Law. Retail would not
thrive.
• Coastal Commission staff agreed with turning
one unit into a retail store, if this is a density
bonus law incentive.
The Coastal General Plan includes the following
Land Use Designation definition
Highway Commercial. This land use
designation applies to land uses serving
residents and visitors on sites which are located
along Highway One and arterials at the entry
points to the community. Typical uses allowed in
this designation include motels and other
lodging enterprises, restaurants, and retail
outlets. Residential uses are permitted above
the ground floor or on the ground floor at the
rear of buildings at a maximum density of up to
24 units per acre with a conditional use permit.
Other Permit Issues
• Views
• Environmentally Sensitive
Habitat
• Water and Public Services
• Circulation & Coastal Access
• Stormwater Management
• Ground Water Recharge
Views
• This area is not mapped for view
protections in the Coastal General
Plan.
• Area does not require a visual analysis
per the Coastal General Plan.
• Views to the ocean are constrained and
blocked by trees, bushes and
development located west of the
parcel.
Figure 7: View without Development.
Figure 8: View with Development.
Project site has no
Environmentally Sensitive Habitat Area.
• Special Conditions
• CDFW requested Tree
Retention, as feasible.
• Pre-construction bird surveys.
Water Availability
• Has been a significant
issue for large
development projects.
• The City has invested in
many new water projects
to address this issue.
• Per Public Works, the
proposed project can be
served by the City with
existing water
infrastructure.
Fort Bragg - Completed/Ongoing Water Projects
Project
Annual
Water
(gallons)
Daily Water
(Gallons)
Package Desalination Plant (2022) 52,560,000 144,000
Raw Water Line Replacement (2024/2025) 1,000,000 2,740
Water Meter Conservation Project (2021-25) 20,000,000 54,795 Subtotal 73,560,000 201,534
Proposed Project Projected Water Use (2026)
(2,540,400) (6,960)
Net Available Water Post Project 71,019,600 194,574
Circulation &
Coastal Access • Coastal Access is available
by vehicle on Ocean Drive.
(green)
• Coastal Access is available
by walking and bicycle
directly via Harbor Ave and
via Frontage Road and
through a dedicated
easement at the Cliff House
Restaurant. (purple)
• Vehicles can leave the site
and drive south or north on
Highway 1 from the
intersection of Ocean and
Main Street (blues)
• Vehicles can drive south on
highway 1 via intersection of
Frontage Road with Main
Street (yellow)
Vehicular Access
Circulation & Traffic
Key Special Conditions
• Install “Keep Clear” signage at
intersection of Ocean View Drive and
Frontage Road.
• Extend lane striping by approximately
100 feet on Ocean View drive to
increase separation for vehicles
turning left and right at Highway 1.
• Install “no left turn” sign for eastbound
traffic existing Frontage Rd onto
Highway 1.
Level of Service (LOS)
• Project Population 2.3*86 = 197 people
• 406 trips/day
• Five intersections
• Caltrans did not require a traffic study
• Trip level similar to Autozone project.
• Project will not exceed LOS limits.
Stormwater System
• System of drains from project to bioswale
treatment system: water is pretreated and
infiltrated.
• Peak stormwater discharge is less post
construction than for existing conditions. It
would fall to 0.352 cubic feet per second
from 6.12 cubic feet per second for a 100-
year storm.
• Excess water conveyed to Ocean View Drive
through Strom Darin system where it will
continue to infiltrate.
• Many special conditions.
• Require rainwater capture tanks that recharge
aquifer.
• Require a trash capture devise.
• Stenciling for all storm drain inlets.
• Required annual maintenance and inspection
of system.
• Water Quality Management Plan and SWIPP.
• Design and construct stormwater
improvements on Ocean Drive
Ground Water Recharge
Hydrologic study of Todd Point
Policy OS-2.2: Protect Aquifers: Protect
groundwater aquifers.
• 46% of the project site would consist of
open space and landscaped areas.
• The building footprint is 28,126 SF or
24% of the site.
• four buildings (buildings 3, 4, 5 & 7) will
include stormwater catchment tanks
for stormwater infiltration on site
during non-storm conditions.
• These four buildings have a footprint of
20,300 SF, leaving just 8,000 SF of
building footprint for stormwater flows
directly into the storm drain system.
• 24,942 SF of site (30%), is parking lot
and sidewalks, which connect directly
to the bioswale system to pretreat and
infiltrate stormwater.
Total Groundwater
Storage on Todds Point
348.00 acrefeet
Current Ground Water Use 9.22 acre-feet
Proposed Project Ground
Water Impact
1.21 acre-feet
Total available unutilized
ground water
337.57 acre-feet
• 98.7% of Todds Point is undeveloped pervious
surfaces.
• 1.31% of Todds Point is developed impervious
surfaces.
• The project would add 0.08% of impervious surface
to Todds Point
Fire Safety
• Safe and effective firefighting access.
• Installation of two fire hydrants.
• Installation of sidewalks, curbs, and
gutter on Harbor Avenue and Frontage
Road. North Harbor Drive would be
paved to City standards along the
parcel.
Special Conditions
• Tribal monitoring during earth
moving activities.
• Procedures for addressing any
found cultural resources or human
remains.
• Pre-construction bird survey.
• Retain as feasible four trees.
• Resubmit landscaping plan with no
non-native species.
• Refrain from planting any non-native
invasive species.
• Utility hook up configuration must
be approved by Public Works
• Add two motorcycle spaces
• Add 50 SF of shrubs at parking lot
entrance.
• 150 SF of private outside open
space for bottom floor units. 100 SF
for upstairs units or not?
• Add pedestrian entries on east side
of Buildings 3 & 7.
• Construct sound wall between
parking lot and Harbor Ave.
• Enter into regulatory agreement with
City ensuring affordability of
affordable units.
• Establish visitor serving use in one
unit.
More Special Conditions
• Install traffic control signage.
• Install bus stop for MTA and
school buses.
• Install road and sidewalk
improvements to Harbor Ave
and Frontage Road and
dedicate to the City.
• Don’t improve parking lane on
west side of Harbor, except as
bioswale.
• Install water catchment tanks
for Buildings 3, 4, 5 and 7.
• No use of inorganic
landscaping chemicals.
• Install full trash capture
devises in storm drain system.
• Install stenciling on all storm
drain inlets.
• Annual inspection of all storm
drain systems.
More Special Conditions
• Storm water management plan
and SWIPP.
• Complete storm drain
improvements for Ocean Drive
with $ for $ exchange for
Capacity Fee reduction.
• Submit and follow project
specific geotechnical study.
• Make a fancy fence.
• Submit plan for seating area
and play equipment for
playground.
• Include directory and
individual lighted unit
numbers.
• Visually screen all outdoor
equipment.
Community Concerns
• Height – 3 stories
• Compatibility
• Construction noise
• Traffic congestion
• Traffic access through Harbor
RV Park
• Traffic safety
• Cross Walks and Sidewalks
• Dumpster runoff
• Groundwater safety
• Solar
• School bus route
• Construction & stormwater
• Grading
• Fire safety
• Calculation of affordable unit
percentage
• Visitor serving requirements
• Variance vs. Inclusionary
Housing Incentives
The Housing Accountability Act (HAA)
(Government Code Section 65589.5),
• A local government may not
deny, reduce the density of, or
make infeasible housing
development projects,
emergency shelters, or
farmworker housing that are
consistent with objective local
development standards.
A City can only deny a housing
project if:
• There is a specific, adverse
impact upon the public health
or safety.
&
• There is no feasible method to
satisfactorily mitigate or avoid
the adverse impact.
Housing Accountability Act (HAA)
• “reasonable person” standard for
determining consistency with
zoning regulations.
• The receipt of a density bonus
pursuant to Density Bonus Law
(Government Code § 65915)
(density bonus, incentives,
concessions) is not a valid basis
to find a project is inconsistent
with zoning laws.
• local government must provide written
notification and documentation of the
inconsistency, noncompliance, or
inconformity within 30 days of
complete application.
• If the local government fails to provide
the written documentation within the
required timeframe, the housing
development project is deemed
consistent.
• Court imposed fine of up to $10K/unit.