• The original plan for a foundation designed to function as a protective seawall for storm wave run-up and tsunami hazards was replaced with a foundation addressing long-term sea level rise and shoreline erosion hazards.
• “Building articulation was also a primary concern,” explained Verbanac. “We worked with the CCC to clarify the project’s consistency with a number of applicable Local Coastal Plan (LCP) policies. Proposed project revisions and supplemental information resolved all of the appeal issues raised.”
• Plans were revised to keep an open space feel. Increased setbacks allowed for a public boardwalk in front of the site with ADA-compliant pedestrian links to the hotel. Additionally, a portion of the third story was eliminated to incorporate a rooftop deck and spa.

“This project’s success can be attributed to early coordination with the CCC to address its concerns,” added Verbanac. “As we moved through the coastal appeal process, we made sure to cover coastal issues and include mitigation plans to secure coastal commission staff support and avoid a lengthy appeals process.”

Verbanac offers the following rules of thumb for approaching mitigation project planning within the coastal zone:

• Coordinate early with CCC staff to address their concerns and identify the appropriate project design elements to avoid appeals.
• Review and monitor CCC actions on similar project proposals to identify potential issues up front for project design consideration.
• Monitor the CCC’s interpretations of LCP and Coastal Act policy statewide to help determine what changes in policy interpretation are occurring and anticipate how it may affect a project.
• Work closely with local government and assist in its LCP/Coastal Act project consistency review process. Often, the local government and CCC address coastal issues in different ways, and this can lead to misunderstanding and misinterpretation later in the process, resulting in an appeal. The more thorough the local government’s review and approval process, particularly relating to findings of project consistency with applicable LCP and Coastal Act policies, the less likely an appeal will be filed.
• Ensure that the appropriate technical studies are conducted for projects to support policy consistency findings.