CDP APPLICATION NO 2 17 0438 APPLICANTS AMJT

CDP APPLICATION NO. 2 -17 -0438 APPLICANTS: AMJT CAPITAL, LLC & BOLINAS COMMUNITY PUBLIC UTILITIES DISTRICT (BCPUD) CCC HEARING JULY 9, 2020 ITEM # Th 8 a

2 Staff Recommendation – AMJT Capital’s Issues Staff is recommending approval with sixteen (16) special conditions. Applicants are generally in agreement with staff recommendation, with certain exceptions, including: � Reduction in seawall walkway width � Removal of groin/piles on beach on neighbor’s property � Removal of minor encroachments – fence and shed – on BCPUD property � Relocation of perimeter fencing at the rear of the seawall � Residential redevelopment (Jan. 1, 1977 threshold) Ø AMJT Capital requesting changes to Special Conditions 1 and 6

Seawall and Walkway – Spring/Summer 3 Looking inland/downcoast at seawall and public walkway when existing riprap is buried (typ. Spring/Summer) Public Walkway

be Bri ac gh h a ton cc A es ve sr. am p 4 Seawall and Public Walkway (Winter)

Proposed Project Description 5 Reconstruct existing “pre-coastal” seawall Improve existing public walkway on top of seawall by resurfacing and realigning it slightly landward at a width of 7’ at the downcoast end and 15’ 8” at the upcoast end Construct wider and ADA accessible public access ramp (downcoast) and new public staircase (upcoast) and safety railing Colorize and contour to blend with natural bluff environment Replace wall and perimeter fencing on inland side of seawall in same location Remove ~1000 tons of previously approved rock riprap in front of seawall Regain ~2200 sf of beach area in front of seawall and ~300 sf of beach area on upcoast side

Footprint Reduction and Riprap Removal 6 Area of concrete to be removed Area of existing riprap to be removed Ø Footprint of seawall to be reduced by approximately 300+ sf (inc. removal of concrete veneer and triangular outcrop) Ø Removal of ~1000 tons of previously approved riprap in front of seawall Ø 2200 sf of beach (seaward) and 300 sf of sandy beach (upcoast) regained

Historic Walkway Usage 7

Fishing and Beach Access 8

9 Walking and Socializing

Ocean Viewing 10

Existing vs. Proposed 11 Looking upcoast: seawall to be raised to address sea level rise Existing Rendering (For illustrative purposes only)

12 Removal of Groin/Piles on Neighbor’s Property Ø Staff recommends that AMJT remove remnant wooden groin on next-door neighbor’s beach Ø Groin is unrelated to the seawall project Ø Upcoast neighbor opposes its removal because it serves to slow beach erosion and community actively uses the groin for local beach activities

Minor Encroachments on BCPUD Property 13 Shed Fenc e Aerial photo courtesy of Michael Light June 2010 Ø Staff recommends removal of existing storage shed and fence Ø Minor improvements located partially on AMJT’s property and partially on BCPUD’s property -unrelated to seawall project Ø BCPUD does not object to continued placement on its property Ø No public view obstruction

Existing vs. Proposed 14 Looking seaward: staircase to be replaced with new ADA accessible ramp Existing Rendering (For illustrative purposes only)

15 Fencing Relocation Ø Homeowner proposes to replace perimeter fencing in current alignment Ø Staff conditions require fencing to be relocated to within 5’ of house to provide landscaping behind the seawall Ø Materially impairs usability of homeowner’s outdoor living space with little or no public benefit Ø Eliminates clear visual and physical line of demarcation between public walkway and homeowner’s patio Staff proposed fencing Existing fencing to be replaced

Seawall Duration - Future Redevelopment 16 Special Condition 6(b) � Staff recommends removal of the seawall if the AMJT residence is redeveloped in the future, measured from January 1, 1977. � Applicable date from which a “redevelopment” determination is made should be, going forward, “the date of approval of the application, ” not “January 1, 1977”

Project Benefits 17 Proposed repair and reconstruction of existing seawall and public walkway will provide communitywide benefits to beachgoers, including: � Enhanced public access and recreational opportunities for beach visitors � Improved public safety to allow rescues occurring upcoast of subject site, including resurfacing of walkway and removal of central stairway obstructing access

Conclusion 18 AMJT (homeowner) and the Bolinas Community Public Utilities District respectfully request Commission approval of the seawall and public walkway repair and enhancement project with revisions to the special conditions, as proposed by the applicants. Ø Proposed project is consistent with the Coastal Act for the following reasons: • • • Seawall is required to protect an existing structure; Serves coastal dependent uses (lateral public accessway for recreation and rescues on seawall); and Reduces existing footprint on sandy beach