Proposed Bluff Top Development At Hidden Beach Located between Seascape and Rio del Mar By Bill Comfort

Three huge two-story structures are proposed to be built atop bluffs overlooking Hidden Beach Proposed structures are adjacent to ocean- and arroyo- bluffs All proposed structures are near maximum possible floor area and height with near minimum bluff setbacks [approximately 25 feet] If these applications are approved, there will likely be five huge two-story structures on these bluffs—two have been withdrawn, for now. Hidden Beach Ocean bluffs Arroyo Bluffs Arroyo Hidden Beach Arroyo Proposed bluff-top development

Major Issues: Damage to beach view shed and to fragile bluffs Views of the ocean and arroyo bluffs from Hidden Beach would be dominated by: –two huge leering two-story structures with minimum setbacks –The third huge two-story structure would impair the ocean- and bluff- views from the public path linking Hidden Beach Park and Hidden Beach Fragile bluffs (both ocean and arroyo) would be compromised –Significant sloughing on bluffs of adjacent property has occurred simply from overwatering –Wave-, creek-, run off- erosion and drainage are important –Waves impact the ocean- and arroyo- bluff bases now, future sea level rise will increase bluff erosion rates –Major slippages on nearby parcels occurred during the 1989 Loma Prieta earthquake

Views of bluffs from Hidden Beach View from ocean View along ocean bluff including arroyo bluff Arroyo Sloughing simply from overwatering Failing Retaining wall

Mitigation of the damage to beach and arroyo bluffs and view sheds Increase set-backs from the bluffs –Reduce the overbearing dominance of the proposed structures –Reduce the probability of bluff damage –Account for sea-level rise in keeping with Governor’s Executive Order S Decrease view shed impacts by reducing structure heights –Single-story and low-profile houses line the arroyo and ocean bluffs near the beach on the Seascape side of the arroyo –Two single-story houses are adjacent to the proposed development. Carefully control runoff and surface water to minimize erosion Disallow future retaining walls for these parcels: if bluff retreat threatens structures, move or remove the structures.