Supervisors will vote next week on the second half of the Local Coastal Program update, which, if approved, will be sent to the California Coastal Commission for consideration. While supervisors voted last fall on provisions related to agriculture, next week’s hearing focuses on environmental hazard policy, a contentious issue between staffs at the Community Development Agency and the commission. A report released last week said the two teams came to terms on some issues, but that many differences remain. Coastal staffers have insisted on strict regulations for redevelopment that would require a permit and hazard analysis if 50 percent of any major part of a house is altered, if floor area increases by over 50 percent or if development increases the value of the house too much. County staffers worry the rule would “discourage improvements to existing houses to comply with requirements of other agencies,” and that the rules might push owners “to build illegally, which is already prevalent in West Marin.” So the county’s staff nixed the idea of redevelopment. Staffers also proposed to shorten the time frame for analyzing hazards from 100 years in the future to just 50 years, and to create exemptions on height allowances for properties in flood hazard areas, since houses there may be required to be raised. The hearing starts at 1:30 p.m. on Tuesday.