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Council approves Coastal Commission modifications so HAP 1 can take effect in coastal zones
Summary
Council adopted Coastal Commission changes to Housing Action Package 1, which clarify that ADUs, SB9 units and urban lot splits in the coastal overlay must comply with wetland, bluff and beach protections and add transit‑area transportation-amenity requirements for certain coastal developments.
City planning staff sought council approval of five California Coastal Commission modifications to the Housing Action Package 1 (HAP 1) so the package can be certified and take effect within the coastal overlay zone. Planning staff noted that HAP 1 has been in effect elsewhere in the city since March 2022 but cannot apply within the coastal overlay until the commission certifies the package.
The modifications principally add clarifying language that accessory dwelling units (ADUs), multiple-dwelling units enabled by Senate Bill 9 and urban lot splits within the coastal overlay must comply with wetland, sensitive coastal bluff and beach regulations and the supplemental regulations of the coastal overlay zone. One modification adds a transportation-amenity requirement for development in transit-priority areas and beach-impact areas within the coastal overlay: projects in those subzones would be required to provide transportation amenities per the existing transportation-amenity scoring in the municipal code.
Planning staff said the language largely reiterates protections already embedded in the code but acknowledged the Coastal Commission required these clarifications before certifying changes within the coastal zone. Council members praised staff for reaching a compromise with commission staff. After limited debate about local standards and equity, the council approved the modifications on a 5–1 vote with Council Member Foster opposed.
