POINT ARENA CITY COUNCIL
AGENDA ITEM SUMMARY
AGENDA ITEM: IX A
MEETING DATE: 2/17/2026
TITLE
Resolution 2025-19 Amending the General Plan/Local Coastal Program to add Chapter
8.40, Sea Level Programs & Policies, to Title 7, Community Health & Safety Element
RECOMMENDED ACTION
Review and adopt Resolution 2025-19
ANALYSIS
In 2022, the City of Point Arena applied for and received a $100,000 Local Coastal Program Local Assistance Grant Program Grant funded by the California Coastal Commission. The grant’s purpose was to provide a technical analysis of Arena Cove, develop a policy memorandum, and prepare an amendment to the Community Health and Safety Element (CHSE) of the City’s General Plan/Local Coastal Program.
Following a formal Request for Proposals (RFP) process, the City contracted with Environmental Science Associates (ESA) to conduct the study. ESA has remained a committed partner throughout the extended duration of the project. The primary cause of the delay was the City’s financial constraints in 2024, which limited staff capacity to advance specific projects.
In May 2025, ESA provided the final version of the Sea-Level Rise Analysis and Vulnerability Assessment for Arena Cove (attached) and the accompanying policy memorandum, Sea-Level Rise Policy Recommendations for Updates to the Community Health and Safety Element of the City of Point Arena’s General Plan/Local Coastal Program (attached). Both documents incorporate extensive input from California Coastal Commission staff and are now complete.
The final phase of the grant involves amending the Community Health and Safety Element (CHSE). The proposed modifications have also been reviewed by Coastal Commission staff.
Given the increasing threats to Arena Cove from sea level rise and climate change, the CHSE—last updated in 1995 and currently lacking any discussion of sea level rise— requires revision. The CHSE provides the policy framework for protecting the community from natural hazards and ensuring public safety.
Local Coastal Program (LCP) Amendment No. 2025-01 proposes to update the CHSE to incorporate sea level rise as a key planning consideration. The amendment will provide policy direction for future projects and adaptation efforts in Arena Cove and related coastal areas. Once approved by City Council, the LCP Amendment will need to be submitted to the CCC for their approval, which may include additional suggested modifications. Once agreement and approval have been reached with CCC, then the LCP Amendment would go back to City Council for certification, after which time it would go into effect.
At the December 16 , 2026, City Council meeting, staff presented the Amendment to the Council for adoption. During the meeting, the City Planner offered additional suggested language revisions, even though the version presented had already been approved by the Coastal Commission. Following the meeting, the City Planner submitted her concerns in writing, and staff engaged the Coastal Commission for a third time to review the matter.
The attached letter explains the issues with the proposed revisions and the reasons they are not included in the final document.
The General Plan/Local Coastal Program Amendment is now ready for adoption.
FISCAL IMPACT
Additional coordination with the Coastal Commission and subsequent revisions to the amendment resulted in approximately $2,500 in additional project costs. These expenses are not reimbursable, as grant funding was fully expended at the time the amendment was initially presented. Funding had been carefully allocated throughout the project, as the grant amount was relatively modest in relation to the scope and complexity of the issues addressed.
ATTACHMENTS
1. Resolution 2025-19 Adopting General Plan Amendment
2. Coastal Commission Letter Dated January 20, 2026
3. Final Redline Version of CHSE Amendment
4. Public Notice
CITY MANAGER SIGNATURE
_________________________________
Paul Andersen, Assistant City Manager
RESOLUTION NO. 2025-19
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POINT ARENA ADDING CHAPTER 8.40, SEA LEVEL RISE AND POLICIES TO TITLE 7, COMMUNITY SAFETY AND HEALTH ELEMENT OF THE CITY’S GENERAL PLAN/LOCAL
COASTAL PROGRAM
WHEREAS, California Constitution Article XI, Section 7, enables the City of Point Arena (the “City”) to enact local planning and land use regulations; and
WHEREAS, the authority to adopt and enforce zoning regulations is an exercise of the City’s police power to protect the public health, safety, and welfare; and
WHEREAS, the City adopted a Coastal General Plan (“Coastal GP”) as the Land Use Plan portion of the Local Coastal Program in 1995, which was subsequently amended in 2001 and 2006, and which established policies for all land within Point Arena; and
WHEREAS, the Coastal General Plan includes policies to: (1) advance the orderly growth and development of the City’s Coastal Zone; (2) protect coastal resources; (3) incorporate sustainability into the development process so that Point Arena’s coastal resources and amenities are preserved for future generations; (4) respond to current environmental and infrastructure constraints; (5) protect the public health, safety and welfare; and (6) promote fiscally responsible development; and
WHEREAS, the City Council has considered all public comments and a staff report dated November 18, 2025 regarding the proposed ordinance; the staff report is incorporated herein by reference and available for review at City Hall during normal business hours; and
WHEREAS, the proposed minor modification to the Coastal Land Use and Development Code is set forth in its entirety in Section 2 below; and
WHEREAS, the “activities and approvals by a local government necessary for the preparation and adoption of a local coastal program or long-range development plan” pursuant to the California Coastal Act are statutorily exempt from compliance with CEQA, and this statutory exemption “shifts the burden of CEQA compliance from the local agency to the California Coastal Commission (CEQA Guidelines § 15265 (c)).
WHEREAS, the City Council held a duly noticed public hearing on November 18, 2025, to consider the LCP Amendment, accept public testimony; and
NOW, THEREFORE, BE IT RESOLVED that the Point Arena City Council, based on the entirety of the record before it, which includes without limitation, CEQA, Public Resources Code §21000, et seq. and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the Point Arena General Plan; the Point Arena Zoning Code; the Project application; all reports and public testimony submitted as part of the City Council meeting of November 18, 2025 and City Council deliberations; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the Point Arena City Council does hereby make the following findings and determinations:
SECTION 1: LCP AMENDMENT FINDINGS: The City Council hereby finds as follows:
1. The foregoing recitals are true and correct and are made a part of this Ordinance.
2. On November 18, 2025 the City Council held a properly noticed public hearing to consider adoption of the amendment to the General Plan Community Health and Safety Element.
3. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City and seeks to be consistent with recently adopted State Laws as codified in California Government Code sections 66310 through 66342; and
4. The proposed amendment is internally consistent with other applicable provisions of the General Plan and Zoning Code and the LCP Amendment is consistent with the California Coastal Act.
5. The project is exempt from CEQA, under State CEQA Guidelines § 15265 (c).the “activities and approvals by a local government necessary for the preparation and adoption of a local coastal program or long-range development plan” pursuant to the California Coastal Act are statutorily exempt from compliance with CEQA, and this statutory exemption “shifts the burden of CEQA compliance from the local agency to the California Coastal Commission.
6. Pursuant to Coastal Act Section 30510(a), the City of Point Arena will carry out the Local Coastal Program as amended in a manner fully in conformity with the California Coastal Act; and
7. The documents and other material constituting the record for these proceedings are located at City Hall; and
8. The amendments to the Local Coastal Program shall take effect automatically upon Coastal Commission approval and certification pursuant to Public Resources Code Section 30512, 30513, and 30519.
Based on the foregoing, the City Council hereby adopts the following changes to the City’s Coastal General Plan:
8.40 Sea Level Rise Policies and Programs
Although the bluffs north and south of Arena Cove may also experience increased erosion due to sea-level rise, sealevel rise hazards for development in the City are focused in Arena Cove and Port Road. Sea-level rise will exacerbate hazards including erosion, wave runup and overtopping, and temporary inundation during large storm events from fluvial, coastal, and/or combined flooding, permanent inundation, groundwater rise, which are anticipated to increase in frequency and severity with sea-level rise.
The following policies and programs shall apply:
1. Siting to Protect Coastal Resources and Minimize Hazards: New development shall be sited to avoid hazards, taking into account predicted sea level rise, including groundwater changes, over the anticipated life of the development. Other hazard minimization policies of this chapter shall be read and implemented as requiring the consideration of sea level rise consistent with this section. If hazards cannot be completely avoided, then development shall be sited and designed to protect coastal resources and minimize risks to life and property to the maximum extent feasible for the anticipated life of the development. New development shall assure stability and structural integrity of the development without reliance on shoreline protective devices that
substantially alter natural landforms along bluffs and cliffs or otherwise harm coastal resources in a manner inconsistent with LCP policies or Coastal Act public access policies, and not contribute significantly to erosion, geologic instability, or destruction of the site or surrounding area.
2. Best Available Science: Planning and development reviews in the City of Point Arena shall use, as applicable, the best available, up-to-date scientific information about projected sea-level rise and other climate change related coastal hazards, including, but not limited to, the City of Point Arena Sea-Level Rise Assessment, CCC’s 2024 Sea Level Rise Policy Guidance, and the State’s 2024 Sea Level Rise Guidance. Coastal hazard mapping, vulnerability assessment, and LCP hazard policies shall be updated as the best available science and guidance (and relevant updates to such documents) becomes available, or as necessary to address significant changes in sea-level rise estimates.
3. Hazard Identification and Mapping: The City’s coastal hazard zones have been mapped using the best available science about projected sea-level rise, erosion, flooding, and other coastal hazards in the City of Point Arena Sea-Level Rise Assessment. Using the coastal hazard maps, site-specific hazard mapping and assessment shall be required for proposed development in the area mapped as “Future Coastal Flood Extent (6.7ft SLR)” and any parcels that contain blufftops as part of the individual development review process. Applications for Coastal Development Permits for development potentially subject to hazards from projected sea level rise, shall include a geologic/flood hazards report prepared by a licensed Geotechnical Engineer that evaluates the potential risk from inundation and/or coastal erosion over the economic life of the development. The report shall evaluate hazards in the context of a 6.7-foot sea level rise (or similarly precautionary sea level rise scenario based on best available science at the time of application) and include recommendations on development location, design, and construction to reduce risk from coastal hazards and avoid impacts to coastal natural resources.
4. Sea-Level Rise Adaptation Plan: The City shall develop and implement a Sea-level Rise Adaptation Plan that builds on the City of Point Arena’s Sea-Level Rise Assessment. The Adaptation Plan will use the best available science to analyze and identify adaptation strategies, timelines, implementation projects, and potential funding sources. The Adaptation Plan shall include community outreach to identify community goals and priorities, consider development of a shoreline and sea-level rise monitoring program, and update emergency response and evacuation procedures, as consistent with other sections of the General Plan. The findings of the Adaptation Plan will be incorporated into the City’s LCP as appropriate.
The City shall reassess its Sea-level Rise Adaptation Plan (and any commensurate LCP amendments) every ten years at minimum. The reassessment shall consider the following:
• Efficacy of Adaptation Plan and implemented measures. • Updated sea-level rise projections and risks, using best available science. • Potential need to revise adaptation measures or implement new measures, including review of emerging engineering, science, and technologies.
• Funding needs and potential funding sources.
• Meaningful involvement of the public and environmental justice communities, including community-based organizations, in future adaptation planning.
• Minimization of barriers to public coastal access or consideration of the public access needs of environmental justice communities.
5. Critical Infrastructure: The City will pursue opportunities to preserve, protect and/or adapt as appropriate critical local infrastructure to protect public safety and mitigate against economic loss and reductions in coastal access.
6. Assumption of Risk: As a condition of coastal permit approval for new development in an marea subject to current or future hazards, applicants shall be required to acknowledge and agree that the development is located in a hazardous area or an area that may become hazardous in the future. The applicant shall also acknowledge that sea level rise could render it difficult or impossible to provide services to the site; that new development waives any right to construct shoreline protective devices; that the boundary between public tidelands and private land may shift with rising seas and the development approval does not permit encroachment onto public trust land; that removal or additional adaptation strategies may be required in the future to address sea level rise consistent with the Coastal Act and the certified LCP; and that the applicant waives any future claims of damage or liability against the permitting agency and agrees to indemnify the permitting agency against any liability, claims, damages or expenses arising from any injury or damage due to such hazards.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Point Arena approved Resolution 2025-xx to add Section 8.40 Sea Level Rise CHAPTER 8.40, SEA LEVEL RISE AND POLICIES TO TITLE 7, COMMUNITY SAFETY AND HEALTH ELEMENT OF THE CITY’S GENERAL PLAN/LOCAL COASTAL PROGRAM PASSED AND ADOPTED The foregoing Resolution No. 2025-19 was passed and adopted at a regular meeting of the Point Arena City Council on the 17th day of February 2026 by the following vote: Motion by _______, Seconded by ________.
Ayes:
Noes:
Absent:
Abstain:
Barbara Burkey
Mayor
ATTEST:
Paul Andersen
City Clerk
STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR
CALIFORNIA COASTAL COMMISSION
455 MARKET STREET, SUITE 228
SAN FRANCISCO, CA 94105-2219
VOICE (415) 904-5200
WEB: WWW.COASTAL.CA.GOV
To: Paul Andersen, Assistant City Manager/City Clerk, City of Point Arena CC: Environmental Science Associates (ESA)
Delivered via email to [email protected], [email protected], [email protected] Date: January 20, 2026
Re: CCC Staff Comments on the Proposed Amendment to the Community Health and Safety Element of the City of Point Arena’s Local Coastal Program Dear Mr. Andersen,
Thank you for the opportunity to comment on the proposed amendment to the Community Health and Safety Element (CHSE) of the City of Point Arena’s Local Coastal Program (LCP). The proposed amendment represents the culmination of CCC LCP Local Assistance Grant Programfunded effort to better understand and address sea level rise within the City. Coastal Commission staff have been working with City staff (in coordination with subcontracted consultants from ESA) throughout this effort, including to review initial and revised drafts of the proposed LCP Amendment (LCPA). Commission staff input was carefully considered and incorporated into the version of the proposed LCPA that was agendized for discussion at the December 16, 2025 City Council meeting. Commission staff is supportive of the proposed policies and consider them to be a good initial set of sea level rise policies that can lay a foundation for more detailed policies to be added in the future. This type of phased approach of developing baseline sea level rise policies that are added to and refined as additional adaptation planning is completed (including as required by SB 272) is recommended by the Coastal Commission and Local Government Working Group, and it is Commission staff’s understanding that the City is already considering next steps for adaptation planning.
Commission staff now understand that there are additional recommended changes to the proposed LCPA from the City’s planning staff. Although some of the proposed changes are acceptable, a variety of the changes raise concerns ranging from a lack of clarity to more significant Coastal Act inconsistencies. Some of these key concerns are summarized below.
Commission staff have also provided more detailed comments in the attached draft of the Community Health and Safety Element, including noting where changes would better align with the Coastal Act.
• A variety of references to sea level rise have been added to Section 3.3. While these additions are generally acceptable, language should instead spell out specific coastal hazards (e.g. erosion, flooding) that will be exacerbated by SLR over time. 2 • In Section 3.6, several of the policies related to the hazards maps, best available science, and geotechnical report requirements have been moved around and/or have new edits.
Commission staff is open to some of these changes, though in all cases it should be clear that the best available and most up-to-date science should be used in technical analyses, and the specific details regarding SLR scenarios should be retained in some form. More specific recommendations are included in the attached draft. • In Section 3.6, policies one and two were initially a combined policy, and as previously written, better reflected the language of 30253 of the Coastal Act. As written now, the two policies lose key details pertaining to limits on shoreline armoring for new development and introduce confusion that would result in Coastal Act inconsistencies. • Policy three in section 3.6 (shoreline protection for existing development) is new, and, as written, inconsistent with Coastal Act section 30235 which has strict limits on shoreline protection. Coastal Commission staff recommend that this policy be removed or rewritten.
Again, thank you for the opportunity to review the proposed LCPA. We look forward to continuing our work with the City of Point Arena. Please let us know if you have questions or would like to discuss our comments.
Sincerely,
Melissa B. Kraemer, Coastal Program Manager
California Coastal Commission
North Coast District
Att. CHSE_12-17-2025_with_CCC_comments
CC:
Amber Leavitt, North Coast Coastal Resiliency Supervisor Kelsey Ducklow, Statewide Coastal Resilience Coordinator Brandon Quintana, Coastal Program Analyst
Bente Jansen, Coastal Program Analyst
VII. Health & Safety, Page 1
CHSE_12-17-2025_with_CCC_comments
3.3. Slope Stability Policies and Programs
1. Applications for new development, where applicable and as required in the Sections 5.20 and
5.21 of the City’s ordinance, shall include a geologic/soils/geotechnical study that identifies any geologic hazards affecting the proposed project site including impacts from coastal hazards including but not limited to erosion, flooding, and wave runup, including as exacerbated by sea level rise, any necessary mitigation measures, and contains a statement that the project site is suitable for the proposed development and that the development will be safe from geologic and coastal hazards. Such reports shall be conducted by a licensed Certified Engineering Geologist (CEG) or Geotechnical Engineer (GE). Both on-site and off-site hazardous impacts shall be considered. See Section 3.6 of this element for more detail.
11. New development in the cove or on an oceanfront bluff shall be sited outside areas subject to inundation or wave up-rush, including as exacerbated by sea level rise, at any time during the full projected 75-year economic life of the development. If complete avoidance of hazard areas is not feasible, all new cove or oceanfront bluff development shall be elevated above the base Flood Elevation (as defined by FEMA) and setback as far landward as possible. All development shall be setback a minimum of 10 feet landward of the most landward surveyed mean high tide line. Whichever setback method is most restrictive shall apply. Development plans shall consider hazards currently affecting the property as well as hazards that can be anticipated over the life of the structure.
13. All new ocean-front and bluff top development shall be sized, sited and designed to minimize risk from wave run-up, flooding and beach and bluff erosion hazards, including as exacerbated by sea level rise, without requiring a shoreline protection structure at any time during the life of the development.
18. Siting and design of new shoreline development and shoreline protective devices shall take into account anticipated future changes in sea level. In particular, an acceleration of the historic rate of sea level rise shall be considered. Development shall be set back a sufficient distance landward and elevated to a sufficient foundation height to eliminate or minimize to the maximum extent feasible hazards associated with anticipated sea level rise over the expected 75-year economic life of the structure. See Section 3.6 of this element.
3.6 Sea-Level Rise Policies and Programs
The City’s primary sea-level rise vulnerabilities for development are in Arena Cove and on Port Road.
Arena Cove serves many Coastal Act priority uses including: 1) Preservation and protection of natural resources, including environmentally sensitive habitats, 2) Commercial fishing; 3) Coastal and water dependent public recreation; and 4) Visitor serving facilities. These Coastal Act priority uses cannot be easily relocated. Point Arena offers the only pier over a significant stretch of the Mendocino Coast, and Arena Cove offers the only beach and ocean access in Point Arena. However, these priority Coastal Act uses may be impacted by sea level rise as follows:
x Sea-level rise will exacerbate existing ocean related hazards in Arena Cove which include coastal
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7 Summary of Comments on CHSE_12-17-2025_CCC_comments
- ESA_track_changes FINAL.pdf
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Number: 1 Author: Marie Jones Date: 12/17/2025 1:20:00 PM This section adds new language regarding sea level rise to relevant existing hazard policies.
Number: 2 Author: Ducklow, Kelsey@Coastal Date: 1/15/2026 11:24:00 AM Also mentioned below, it is acceptable to us to add SLR references to these policies, but as a global comment throughout this section, recommend language such as “coastal hazards including but not limited to erosion, flooding, and wave runup, including as exacerbated by sea level rise” [SLR itself is not a hazard, rather it will worsen impacts from coastal hazards] Number: 3 Author: Shannon Fiala Date: 1/23/2026 3:38:00 PM Revised accordingly
Number: 4 Author: Ducklow, Kelsey@Coastal Date: 1/13/2026 4:28:00 PM Instead of saying “impacts from SLR” would be better to spell out the hazards, e.g. “coastal hazards including erosion, flooding, wave runup, including as exacerbated by SLR over the anticipated lifetime…”
Number: 5 Author: Shannon Fiala Date: 1/23/2026 3:38:00 PM Revised accordingly
Number: 6 Author: Shannon Fiala Date: 1/23/2026 3:51:00 PM added
Number: 7 Author: Ducklow, Kelsey@Coastal Date: 1/15/2026 11:28:00 AM Minor change similar to the above – SLR is not itself a hazard, rather it will worsen coastal hazards; those coastal hazards will be exacerbated along the whole coast, but SLR vulnerabilities are primarily in the referenced areas.
VII. Health & Safety, Page 2
erosion, wave runup and overtopping, and temporary inundation during large storm events from fluvial, coastal, and/or combined flooding.
x Additionally, permanent inundation, groundwater rise are also anticipated to increase over the long term.
x To a lesser extent sea level rise will increase the rate of erosion on the coastal bluffs in town.
The following policies and programs shall apply to development subject to coastal hazards impacts:
1. Siting to Protect Coastal Resources and Minimize Hazards: New development shall be sited
1. to avoid hazards, taking into account predicted sea level rise, including groundwater changes,
1. over the anticipated life of the development. Other hazard minimization policies of this
1. chapter shall be read and implemented as requiring the consideration of sea level rise consistent with
1. this section. If hazards cannot be completely avoided, then development shall be sited and designed to
1. protect coastal resources and minimize risks to life and property to the maximum extent feasible for
1. the anticipated life of the development. New development proposals shall assure include an analysis that demonstrates: 1) the stability and structural integrity of the development without reliance on using shoreline protective devices that substantially alter natural landforms along bluffs and cliffs or otherwise harm coastal resources in a manner inconsistent with LCP policies or Coastal Act public access policies; and 2) the project shall not contribute significantly to erosion, geologic instability, or destruction of the site or surrounding area.
2. Best Available Science: Planning and development reviews for projects proposed in areas susceptible to sea level rise as illustrated in Existing and Future Coastal Flood Extent (6.7ft SLR) Map in the City of Point Arena shall use, as applicable, the best available, up-to-date scientific information about projected sea-level rise and other climate change related coastal hazards, including, but not limited to, the City of Point Arena Sea-Level Rise Assessment, CCC’s 2024 Sea Level Rise Policy Guidance, and the State’s 2024 Sea Level Rise Guidance.
3. Hazard Identification and Mapping: The City’s coastal hazard zones have been mapped using the best available science about projected sea-level rise, erosion, flooding, and other coastal hazards in the City of Point Arena Sea-Level Rise Assessment. Using the coastal hazard maps, site-specific hazard mapping and assessment shall be required for proposed development in the area mapped as “Existing and Future Coastal Flood Extent (6ft SLR)” and any parcels that contain blufftops as part of the individual development review process.
Applications for Coastal Development Permits for development potentially subject to hazards from projected sea level rise, shall include a geologic/flood hazards report prepared by a licensed Geotechnical Engineer that evaluates the potential risk from inundation and/or coastal erosion over the economic life of the development. The report shall evaluate hazards in the context of a 6.7-foot sea level rise (or similarly precautionary sea level rise scenario based on best available science at the time of application) and include recommendations on development location, design, and construction to reduce risk from coastal hazards and avoid impacts to coastal natural resources.
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Number: 1 Author: Shannon Fiala Date: 1/23/2026 4:13:00 PM Changed to coastal hazards
Number: 2 Author: Ducklow, Kelsey@Coastal Date: 1/15/2026 11:29:00 AM As mentioned above, okay to remove this and add SLR references to the above (with the recommended edits to the specific language), but, per some comments below, need to ensure the level of detail is clear, and that all relevant policies then include SLR references.
Number: 3 Author: Marie Jones Date: 12/17/2025 12:13:00 PM This is overly broad and difficult to analyze in a staff report. Please see selected sea level rise language which has been added to relevant policies above.
Number: 4 Author: Shannon Fiala Date: 1/27/2026 12:29:06 PM Deleted this policy.
Number: 5 Author: Ducklow, Kelsey@Coastal Date: 1/15/2026 12:45:00 PM This policy was initially included in the above, and as previously written, better reflected the language of 30253 of the Coastal Act, including in particular that new development must be sited and designed to not need shoreline protection over its anticipated lifetime. As written now, the policy both loses that detail (that new development, except for coastal-dependent structures, cannot get shoreline armoring in the future), and, with the specific title suggests that new development actually is eligible for armoring. Recommend retaining the previous language. If there is a preference to have two policies, add detail that new development, except for coastal-dependent development, must demonstrate […] over it’s anticipated lifetime, and add “No” to the title or otherwise rename to avoid confusion.
Number: 6 Author: Shannon Fiala Date: 1/23/2026 3:41:00 PM Merging this policy back into #1; deleting new title, but retaining edits to the text.
Number: 7 Author: Ducklow, Kelsey@Coastal Date: 1/15/2026 12:50:00 PM This is a new policy that was not included in the previous draft that CCC staff reviewed and as written is inconsistent with section 30235 of the Coastal Act, which only allows for shoreline protection for existing structures (where existing is defined as structures that were existing at the time the Coastal Act was enacted in 1977) and coastal-dependent development in danger from erosion. Staff recommendation is to remove this new language. If language pertaining to shoreline protection is desired, it must better refelct the language of 30235.
Number: 8 Author: Marie Jones Date: 12/17/2025 1:11:00 PM This new policy will allow Point Arena to continue to maintain and operate Coastal Act priority uses in the cove, while balancing ongoing investments with the potential for destruction and damage from sea level rise.
Number: 9 Author: Ducklow, Kelsey@Coastal Date: 1/13/2026 4:24:00 PM Not sure why “up to date” is struck here. Analyses should use up to date information, and including this detail is critical for ensure that future scientific updates are appropriately assessed even if this LCP isn’t updated. Additionally, earlier language clarified that development in areas included in this map AND blufftop parcels would need to complete SLR analyses (specifically bc this map only includes flood vulnerabilities, not vulnerabilities from erosion exacerbated by SLR)
Number: 10 Author: Marie Jones Date: 12/17/2025 1:39:00 PM Only projects at risk of sea level rise should need to complete this analysis.
Number: 11 Author: Shannon Fiala Date: 1/23/2026 3:50:00 PM Unstruck “up to date;” blufftop parcels are mentioned in the hazard identification and mapping program below.
Number: 12 Author: Ducklow, Kelsey@Coastal Date: 1/14/2026 9:45:00 AM This seems like more of a policy than a program, and includes key information for what areas would need to SLR analyses, specifically including the detail about blufftop parcels that was missing as referenced above Number: 13 Author: Shannon Fiala Date: 1/23/2026 3:53:00 PM Moved to policies.
Number: 14 Author: Marie Jones Date: 12/17/2025 1:40:00 PM Use correct title of map.
Number: 15 Author: Ducklow, Kelsey@Coastal Date: 1/13/2026 4:26:00 PM Agree that the policies could be combined but right now but this includes a level of detail about what SLR scenario(s) to evaluate that is not included in
3.3.1. If you want to combine the policies, please ensure that all relevant details are covered, otherwise we recommend keeping this policy.
Number: 16 Author: Marie Jones Date: 12/17/2025 12:47:00 PM This now duplicates policy 3.3.1 above. Consider deleting and referring to 3.3.1 in this section instead. Strange to have two different policies that require different things with regard to a geotechnical report. It would be better to just have one policy to reduce confusion.
Number: 17 Author: Shannon Fiala Date: 1/23/2026 3:51:00 PM Added a note to 3.3.1 to see section 3.6 for more detail.
VII. Health & Safety, Page 3
Map: Existing and Future Coastal Flood Extent (6ft SLR)
4. 5. Assumption of Risk: As a condition of coastal permit approval for new development in an area subject to current or future hazards, included those exacerbated by sea level rise, applicants shall be required to acknowledge and agree, and private applicants must also record a deed restriction on the property to acknowledge and agree that the development is located in a hazardous area or an area that may become hazardous in the future. The applicant shall also acknowledge that sea level rise could render it difficult or impossible to provide services to the site; that, except for coastal-dependent structures, new development the applicant waives any right that may exist under applicable law to construct shoreline protective devices; that the boundary between public tidelands and private land may shift with rising seas and the development approval does not permit encroachment onto public trust land; that removal or additional adaptation strategies may be required in the future to address sea level rise consistent with the Coastal Act and the certified LCP; and that the applicant waives any future claims of damage or liability against the permitting agency and agrees to indemnify the permitting agency against any liability, claims, damages or expenses arising from any injury or damage due to such hazards.
The City shall implement the following programs:
Critical Infrastructure: The City will pursue opportunities work to preserve, protect and/or adapt as appropriate critical local infrastructure, as feasible, to protect public safety and mitigate against economic loss and reductions in coastal resources, which include coastal access, coastal dependent recreation, commercial fishing, visitor serving facilities, and environmentally new
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Number: 1 Author: Ducklow, Kelsey@Coastal Date: 1/13/2026 4:26:00 PM Agree that the policies could be combined but right now but this includes a level of detail about what SLR scenario(s) to evaluate that is not included in
3.3.1. If you want to combine the policies, please ensure that all relevant details are covered, otherwise we recommend keeping this policy.
Number: 2 Author: Marie Jones Date: 12/17/2025 12:47:00 PM This now duplicates policy 3.3.1 above. Consider deleting and referring to 3.3.1 in this section instead. Strange to have two different policies that require different things with regard to a geotechnical report. It would be better to just have one policy to reduce confusion.
Number: 3 Author: Shannon Fiala Date: 1/23/2026 3:51:00 PM Added a note to 3.3.1 to see section 3.6 for more detail.
Number: 4 Author: Ducklow, Kelsey@Coastal Date: 1/15/2026 4:03:00 PM Ok to change to applicant; recommending a few additional tweaks based on some newer recommended language, but would be acceptable to leave as is Number: 5 Author: Marie Jones Date: 12/17/2025 1:40:00 PM This clarifies that new development cannot waive anything, only the applicant can do that.
Number: 6 Author: Shannon Fiala Date: 1/23/2026 3:52:00 PM Changes accepted.
VII. Health & Safety, Page 4
sensitive habitat areas.
Best Available Science. Coastal hazard mapping, vulnerability assessment, and LCP hazard policies shall be updated as the best available science and guidance (and relevant updates to such documents) becomes available, or as necessary to address significant changes in sea-level rise estimates. Applications for Coastal Development Permits for development potentially subject to hazards from projected sea level rise, shall include a geologic/flood hazards report prepared by a licensed Geotechnical Engineer that evaluates the potential risk from inundation and/or coastal erosion over the economic life of the development. The report shall evaluate hazards in the context of a 6.7-foot sea level rise (or similarly precautionary sea level rise scenario based on best available science at the time of application) and include recommendations on development location, design, and construction to reduce risk from coastal hazards and avoid impacts to coastal natural resources.
Sea-Level Rise Adaptation Plan: The City shall develop and implement a Sea-level Rise Adaptation Plan that builds on the City of Point Arena’s Sea-Level Rise Assessment, as funding allows. The Adaptation Plan will use the best available science to analyze and identify adaptation strategies, timelines, implementation projects, and potential funding sources. The Adaptation Plan shall include community outreach to identify community goals and priorities, consider development of a shoreline and sea-level rise monitoring program, and update emergency response and evacuation procedures, as consistent with other sections of the General Plan. The findings of the Adaptation Plan will be incorporated into the City’s LCP as appropriate.
The City shall reassess revise its Sea-level Rise Adaptation Plan (and any commensurate related LCP amendments) every ten years at minimum or as feasible given funding constraints. The revision shall consider the following:
x Review of efficacy of implemented projects and development of a new schedule for new and un-implemented projects of the Adaptation Plan.
x Efficacy of Adaptation Plan and implemented measures. x Updated sea-level rise projections and risks, using best available science. x Potential need to revise adaptation measures or implement new measures, including review of emerging engineering, science, and technologies. x Funding needs, potential funding sources, and benefit cost analysis. x Meaningful involvement of the public and environmental justice communities, including community-based organizations, in future adaptation planning. x Minimization of barriers to public coastal access and commercial fishing or and x Consideration of the public access needs of environmental justice communities.
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Number: 1 Author: Ducklow, Kelsey@Coastal Date: 1/14/2026 9:45:00 AM This seems like more of a policy than a program, and includes key information for what areas would need to SLR analyses, specifically including the detail about blufftop parcels that was missing as referenced above Number: 2 Author: Marie Jones Date: 12/17/2025 1:40:00 PM Use correct title of map.
Number: 3 Author: Shannon Fiala Date: 1/23/2026 3:53:00 PM Moved to policies.
Number: 4 Author: Ducklow, Kelsey@Coastal Date: 1/16/2026 3:18:00 PM Unclear how this was moved around as none of these were listed as “programs” previously, but this seems fine Number: 5 Author: Marie Jones Date: 12/17/2025 12:46:00 PM This is not a program,. It has been moved to the policy section. Under Geotechnical Report Required.
Number: 6 Author: Shannon Fiala Date: 1/23/2026 3:57:00 PM The second part which is struck was originally part of hazard identification and mapping above and has been restored in the policy section above.
Number: 7 Author: Ducklow, Kelsey@Coastal Date: 1/13/2026 4:42:00 PM The “as funding allows” pieces that have been added here are probably fine, but as a reminder, SB 272 requires development of an adaptation plan (among other pieces) by 2034 to be prioritized for funding opportunities. Relatedly, may also want to include an economic analysis and assessment of EJ considerations in here (both of which are required components of SB 272 that I don’t believe have been completed by the City) Number: 8 Author: Shannon Fiala Date: 1/23/2026 3:59:00 PM EJ is mentioned in the last bullet; added BCA.
Number: 9 Author: Marie Jones Date: 12/17/2025 1:40:00 PM Important to emphasis all Coastal Act priority uses not just coastal access.
Number: 10 Author: Shannon Fiala Date: 1/23/2026 4:13:00 PM Spelled out ESHA
NOTICE IS HEREBY GIVEN that the Point Arena City Council will conduct a public hearing in-person and via teleconference (https://zoom.us/j/92924523393) on February 17, at 6:00 p.m., or as soon thereafter as possible, on the following:
General Plan/Local Coastal Program Amendment
Public Hearing will be held Approving/Denying the Following Project:
CASE GP # 2025-01
DATE FILED October 16, 2025
APPLICANT City of Point Arena
REQUEST: Review and consider a recommendation to the City Council of an amendment of the City of Point Arena Local Coastal Program General Plan.
GP #2025-01 proposes to incorporate sea level rise into the Community Safety & Health Element.
LOCATION: Within the City of Point Arena boundaries. The entirety of the City of Point Arena is within the Coastal Zone.
PUBLIC HEARING DATE: February 17, 2026
ENVIRONMENTAL DETERMINATION: Statutory Exemption pursuant to Public Resources Code §15061.b.3 the common sense categorical exemption.
The Point Arena City Council is soliciting your input. All interested parties are invited to attend and be heard at this time. Applicants or their agents must appear for their hearings. If you challenge the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior to, the public hearing. All documents are available for review in the City Clerk’s Office. The City Council’s action regarding the item shall constitute final action by the City unless appealed to the Coastal Commission.
Appeals to the Coastal Commission must be made in writing within 10 working days following Coastal Commission receipt of a Notice of Final Action on this project. Should you desire to request notification of the City Council’s decision you may do so in writing by providing a self-addressed stamped envelope to the City Clerk.
For further information contact the City of Point Arena:
Mailing Address: PO Box 67
Point Arena, California 95468
City Hall Location: 451 School Street
Point Arena, California 95468
Telephone: 707 882-2122
Website: https://pointarena.ca.gov
Email: [email protected]
/Paul Andersen
City Clerk
Date: January 26, 2026
NOTICE OF A PUBLIC HEARING FOR THE
PROPOSED GENERAL PLAN/LOCAL COASTAL
PROGRAM AMENDMENT GP # 2025-01
PRE-PUBLICATION
PROOF
Legal ad to be published in
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Observer
January 30, 2026
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INDEPENDENT COAST
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(8192) January 30, 2026
To: Fax 882-2124
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Public Notice