Commission approves reduced shore‑armoring fix after geotechnical findings show bluff instability

Staff presented an after‑the‑fact coastal development permit for shoreline armoring constructed in 1998 following El Niño storms. Geotechnical analyses concluded the bluff remains unstable and that removing the wall could undermine the primary dwelling in the near term; staff recommended Alternative 7 — removing non‑structural decking and lower landings while retaining the structural armoring and drainage — as the least‑impact path to compliance.

Tim Erskine, representing the property owners, said the family discovered permit gaps only after they sought to regularize work and that they immediately filed for after‑the‑fact approval. "The retaining wall remains necessary to protect the home," he said, paraphrasing the geotechnical firm’s conclusion that the residence is at risk without the structure. The owners agreed to remove nonessential decking, to terminate access to the shoreline by permanent guardrail, and to accept a sand‑supply mitigation fee after County staff consulted with Coastal Commission staff about the correct fee baseline.

Commissioners directed a condition package that requires removal of nonessential decking and railings, preservation of core drainage systems, archeological monitoring and a sand‑supply mitigation deposit. The motion to approve Alternative 7 passed.