Surfrider Foundation: MAKING WAVES, 3/98, Private Property Rights vs. Public Beach Access in Santa Barbara County article

Private Property Rights vs. Public Beach Access in Santa Barbara County article

by Lex Palmer
MAKING WAVES, March 1998

Houses on the coastal cliffs where they shouldn't be

Houses on the coastal cliffs where they shouldn't be

Houses in Santa Barbara County perched on the coastal cliffs where they shouldn't be

Exposed by erosion, a row of house foundations are clearly visible in the receding bluffs. Perched on 30-foot cliffs, the homes loom over beach users, threatening to engulf them at the slightest provocation.
    The bluff setback for these structures has melted into the ocean and the rooms which rent in this bedroom community of UC Santa Barbara for over $800 each, are threatened. The scene of student seaside beer bashes for decades is now a hotpoint over two opposing philosophies--utilitarian rights versus property rights advocates. The current property rights philosophy has brought three players together in this environmental drama, the Del Playa Seawall Owners' Association (Owners' Association), Isla Vista Recreation and Parks District (IVRPD), and the Surfrider Foundation's Santa Barbara Chapter and Isla Vista Club. In an effort to protect their investment, the Owners' Association has proposed constructing what would be the longest seawall in California (over 2,200 feet) at the tow of the bluffs. Should the seawall be constructed, a minimum of 50% beach loss is expected, and in some portions, the beach will no longer exist at high tide.
    Isla Vista (IV) has long suffered from the indirect impacts of its neighbor University of California at Santa Barbara. IV became a bedroom community for UCSB students in the 1960s. Despite a mellow reputation, UCSB students have had an impact on IV. Students rioted and burned the Bank of America building in 1970, an incident the Beach Boys sang about in "There's a Riot Going On." The student community has created (through doubling up of roommates) the most densely populated square mile west of the Mississippi, allowing property owners to charge a premium for rents. With a scenario like this, it is only natural the Owners' Association members want to preserve their threatened income properties.
    In 1992 the Owners' Association proposed construction of a 10-foot seawall at an approximate cost of $1.5 million. A Santa Barbara County Board of Supervisors rejected the seawall plan, and the Owners' Association immediately brought a $17 million lawsuit against the Board for not allowing them to protect their property. The Owners' Association has indicated they will drop the lawsuit if the seawall is approved.
    Concerns over potential bluff loss to one of its park units from the proposed seawall led the IVRPD to join the Surfrider Foundation in their opposition to block construction of the structure. Santa Barbara Chapter Chair Keith Zandona holds that "It's a violation of the public trust. You are taking the beach the public owns and giving it to the private land owners for financial gain." Although alternatives (drainage improvements, moving structures back from the bluff) have been suggested by the seawall opponents, failure by the proponents and Santa Barbara County planners to address alternatives adequately is a glaring inconsistency with the County Coastal Plan. Owners' Association representatives failed to attend a scheduled meeting with County planners and seawall opponents to explore seawall alternatives. As of this writing, the conceptual plan for the seawall has been approved.
    The seawall issue is largely one of economic responsibility and reflects a national trend. The property owners made a bad investment and are asking that the public interest be set aside for their benefit. Taxpayers will, at the minimum, gain no benefit for construction of the seawall. Ironically, property rights advocates tend to be conservatives who demand that individuals be held responsible for their actions. Yet they shirk accountability when faced by a dilemma brought on their own poor land management practices. This trend of placing homes in inappropriate locations is a familiar problem, and takes place in the Mississippi River Delta, fire-prone areas of California, and the East Coast's barrier islands.
    While the seawall issue is unfortunate, Surfrider Foundation's cooperation with IVRPD in this legal action is encouraging. Joint ventures such as this will aid Surfrider Foundation to bring the greatest good for the greatest number, and most importantly, preserve and protect our coastline.
    This article is based on a videotape production "Behind the Wall" by the Associated Students of UCSB.

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