HomeMy WebLinkAboutSUP 09-06; Tu Casa Revetment; Special Use Permit (SUP)The City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.1
P.C. AGENDA OF: February 3, 2010
Application complete date: November 11, 2009
Project Planner: Van Lynch
Project Engineer: Tecla Levy
SUBJECT: SUP 09-06- TU CASA REVETMENT - Request for approval of a Floodplain
Special Use Permit to perform maintenance on a wave and tide rock revetment
along the north shore of the Agua Hedionda Lagoon for the Tu Casa Homeowners
Association on property located at 4747 Marina Drive, in the Agua Hedionda
Lagoon Segment of the Local Coastal Program and in Local Facilities
Management Zone 1.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6664
ADOPTING a Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program and addendum, and ADOPT Planning Commission Resolution No. 6665,
APPROVING a Special Use Permit (SUP 09-06) based on the findings and subject to the
conditions contained therein.
II.INTRODUCTION
The applicant, Tu Casa Homeowners Association, is requesting approval of a Floodplain Special
Use Permit to perform maintenance on the rock revetment which protects their property from
tidal and small wave action of the Agua Hedionda Lagoon. The property is located on the
southerly terminus of Marina Drive, on the north shore of the Agua Hedionda Lagoon in the
Agua Hedionda Lagoon Segment of the Local Coastal Program and in Local Facilities
Management Zone 1.
The City does not have coastal development permit authority within the Agua Hedionda
Segment of the LCP, and therefore, the California Coastal Commission (CCC) has permit
authority of the Coastal Development Permit (CDP). The CDP will be acted upon by the CCC
subsequent to the City's action on this permit.
III. PROJECT DESCRIPTION AND BACKGROUND
The Tu Casa Condominium project fronts onto the Agua Hedionda Lagoon, adjacent and easterly
of the Bristol Cove inlet. A rock revetment protects the property from tidal and small wave
action on the westerly and southerly sides of the project site. The project involves maintenance
work to repair the southerly shoreline armoring (rock revetment) by removal of rock that has
migrated vertically down the shore slope into the Agua Hedionda Lagoon and replacement of the
rock on a steepened shore face. On average, the work would change the rock slope from an
approximately 2.8:1 slope to a slightly steeper 2-2.5:1 slope through moving the toe of the
existing armoring back towards the shore face. The maintenance proposed is generally
SUP 09-06 - TU CASA REVETMENT
February 3, 2010
Page 2
considered preventive revetment maintenance since no segment within the work area has so
completely failed as to require shoreline reconstruction beyond rock removals from the lower
intertidal areas and replacement of large rock on the upper shoreline. Some of the rock will be
reused, while some of the material will be upsized to prevent further vertical movement of rock.
The work would also include the import and placement of not more that 25 cubic yards of
quarried armor stone. The area of work totals approximately 0.12 acre and site access will be
from an existing shoreline access point on Bayshore Drive to the east. The revetment is on the
southerly side of the Tu Casa Condominium which faces onto Agua Hedionda Lagoon and on a
roughly three foot scarp of the adjacent property to the east to prevent erosion. The project site
is surrounded by residential multifamily units to the north, Agua Hedionda Lagoon to the south,
open space in the form of a sandy beach at low tide as part of a developed multifamily project to
the east, and a waterway for the Bristol Cove development to the west.
The project requires a Special Use Permit because the project site is located within Zone A (no
base flood elevation determined) of the Special Flood Hazard Area as shown on the Flood
Insurance Rate Map. The "base flood" or "one hundred year flood" means a flood which has a
one percent annual probability of being equaled or exceeded.
The Tu Casa project was approved and built in the early to mid 1970's.
IV. ANALYSIS
The proposed project is subject to the following plans, ordinances and standards as analyzed
within the following section of this staff report:
A. General Plan Land Use Element -Residential High (RH) General Plan Land Use
Designation;
B. Residential Waterway Zone (R-W) (Carlsbad Municipal Code Chapter 21.22);
C. Floodplain Management Regulations (Chapter 21.110 of the Carlsbad Municipal
Code);
D. Agua Hedionda Local Coastal Program Land Use Plan; and Coastal Resource
Protection Overlay Zone (Chapter 21.203 of the Carlsbad Municipal Code);
E. Habitat Preservation and Management Requirements (Chapter 21.210 of the
Carlsbad Municipal Code); and
F. Growth Management Ordinance (Local Facilities Management Plan Zone 1).
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with each of
the above regulations is discussed in detail in the sections below.
A. Carlsbad General Plan Residential High Density (RH) Land Use Designation
The General Plan Land Use designation for the project site is Residential High Density (RH).
The site is developed with a 30 unit condominium project on roughly one acre of land. The
revetment repair does not change the area of property or the density of the project site. The
revetment project does not affect the Land Use, Circulation, Noise, Housing, Parks and
Recreation, or Arts elements of the General Plan.
SUP 09-06 - TU CASA REVETMENT
February 3, 2010
Page3
The project complies with all the remaining applicable elements of the General Plan as illustrated
in Table A below:
TABLE A - GENERAL PLAN COMPLIANCE
ELEMENT
Public Safety
Open Space &
Conservation
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
Require a Special Use permit
for all development within the
1 00 year flood plain. Review
all such proposals to ensure
that all building elevations are
higher than the peak flow of a
1 00 year flood and do not
adversely impact other
properties.
To preserve, protect and
enhance those areas of the City
that provide unique and special
open space functions,
including, but not limited to,
cultural and visual amenities,
active and passive recreational
uses, landmarks, buffers
between incompatible land
uses, wildlife habitats, and
unique and desirable
vegetation.
Utilize Best Management
Practices for control of storm
water and to protect water
quality.
PROPOSED USES &
IMPROVEMENTS
The project applicant is
processing a Floodplain SUP.
The maintenance work does not
change the flood water
elevations or impact other
properties. The revetment is
designed to protect the existing
structures from tidal and wave
action.
The project is protecting the
existing sensitive terrestrial and
aquatic plant species located in
and around Agua Hedionda
Lagoon by reducing erosion and
sedimentation of the lagoon.
Project will conform to all
NPDES requirements.
COMPLY
Yes
Yes
Yes
B. Residential Waterway (R-W) Zone (Chapter 21.22 Carlsbad Municipal Code)
The revetment is located in the rear yard area of the residentially zoned project site. The
revetment does not qualify as a structure and is permitted to be placed within a required rear
yard. Consistent with Section 21.22.110 of the R-W Zone, the revetment does not preclude
waterway access as access is provided elsewhere within the Bristol Cove project.
C. Floodplain Management Regulations (Chapter 21.110 of the Carlsbad Municipal
Code)
The project site is identified as being within Zone A of the Flood Insurance Rate Map
06073C0764F, dated June 18, 1997. Zone A is a special flood hazard area inundated by the 100
year flood with no base flood elevation determined and requires the processing of a Special Use
SUP 09-06 - TU CASA REVETMENT
February 3, 2010
Page 4
Permit. The permit is required to review the project for protection of public health, safety and
welfare and to minimize public and private losses due to flooding.
At this time there are no threats to public improvements, only private improvements. The Tu
Casa Homeowners are proposing this project to perform preventive maintenance to prevent the
loss of soil by erosion from tidal and small wave action. The proposed improvements do not
affect the carrying capacity or alter the floodplain of the Agua Hedionda Lagoon as it simply
replaces the revetment material previously placed. The improvements will not increase the water
surface elevation of the flood height. The placement of rock armor material on the slope will
prevent further erosion and will lessen the erosion potential of the slope. The reduction of
erosion will also prevent further sedimentation and siltation of the Agua Hedionda Lagoon.
D. Agua Hedionda Local Coastal Program Land Use Plan; and Coastal Resource
Protection Overlay Zone (Chapter 21.203 of the Carlsbad Municipal Code).
The project is subject to the Agua Hedionda Local Coastal Program Land Use Plan. However,
the California Coastal Commission (CCC) has original jurisdiction for all Coastal Development
Permits within the Agua Hedionda Segment. The site is also located within and is subject to the
Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Carlsbad Municipal Code).
The project's compliance with each of these programs and ordinances is discussed below:
1. Agua Hedionda Local Coastal Program Land Use Plan
The subject site has an LCP Land Use designation of Residential High (RH) density. The RH
Land Use designation anticipates multi-family development at 15 to 23 dwelling units per acre.
The project is the repair of a revetment and is consistent with the RH General Plan Land Use
designation which allows for flood control structures as accessory uses. The policies of the Agua
Hedionda Segment also emphasize topics such as preservation of agriculture and scenic
resources, protection of environmentally sensitive resources, provision of shoreline access, and
prevention of geologic instability and erosion.
The project is consistent with the LCP Land Use policies as follows: a) there is no present or
historic evidence of agricultural use of the property; b) all portions of the revetment structure are
below the elevation of the existing building, and therefore the revetment does not obstruct views
of the lagoon as seen from public lands or public rights-of-way; c) the project is consistent with
the City of Carlsbad HMP, which has been developed so as to implement and be consistent with
all provisions of the LCP; d) the revetment is being improved to reduce the amount of erosion
and siltation of the lagoon and has been conditioned to implement the National Pollution
Discharge Elimination System (NPDES) standards; e) the site is geologically stable and the
proposed revetment maintenance project is the most environmentally sensitive option for the site;
and f) the existing residential project has previously recorded a 15-foot wide public trail
easement, in accordance with the LCP Policy 7 - Shoreline Access, to provide lateral public
access along the Agua Hedionda Lagoon shoreline.
The California Coastal Commission (CCC) has permit authority within the Agua Hedionda
Segment of the LCP, and will issue the Coastal Development Permit.
SUP 09-06 - TU CASA REVETMENT
Februarys, 2010
PageS
2. Coastal Resource Protection Overlay Zone
The development is subject to the Coastal Resource Protection Overlay Zone (Chapter 21.203 of
the Carlsbad Municipal Code). The Coastal Resource Protection Overlay Zone identifies five
areas of protection: a) preservation of steep slopes and vegetation; b) drainage, erosion,
sedimentation, and habitat; c) landslides and slope instability; d) seismic hazards, and e)
floodplain development. The project's compliance with each of these areas of concern is
discussed below:
a. Preservation of Steep Slopes and Vegetation. Natural slopes equal to or greater than 25%
gradient and possessing endangered plant/animal species and/or coastal sage scrub and
chaparral plant communities are considered "dual criteria" slopes and are protected in the
coastal zone. Additionally, natural slopes > 25% without sensitive vegetation are also
protected in the coastal zone. The project site does not contain any natural "dual criteria"
slopes or natural slopes > 25%. The revetment contains a very short (less than 10 feet in
height) manufactured slope of 36% which does not contain any sensitive vegetation.
b. Drainage, Erosion, Sedimentation, Habitat. The revetment project does not cause any
increase in drainage into an environmentally sensitive area, i.e. the Agua Hedionda
Lagoon. The revetment project is to perform maintenance of the existing revetment to
replace rock armoring which has migrated down slope and to add additional rock
armoring to add stability and protection to the existing revetment. The replaced and
additional rock armoring will help prevent erosion and sedimentation of the Agua
Hedionda Lagoon. The project has been conditioned to comply with the City's Storm
water Regulations, latest version, and shall implement best management practices at all
times. Best management practices include but are not limited to pollution treatment
practices or devices, erosion control to prevent silt runoff during construction, general
housekeeping practices, pollution prevention and educational practices, maintenance
procedures, and other management practices or devices to prevent or reduce the discharge
of pollutants to storm water, receiving water or storm water conveyance system to the
maximum extent practicable. The project will employ construction Best Management
Practices (BMP) which will reduce temporary impacts on water quality. Through
implementation of the recommended site design and source control BMPs, post
construction impacts to water quality will be mitigated to an acceptable level.
Vegetation mapping and analysis was prepared as part of the project. According to the
Biological Resources Assessment for the Tu Casa HOA Revetment Maintenance Project,
Carlsbad CA, Merkel and Associates, October 2009, the project site does not contain any
species identified as a candidate, sensitive, or special status species in local or regional
plans, policies, or regulations, or by California Department of Fish and Game or U.S.
Fish and Wildlife Service. Potential significant impacts have been identified to intertidal
Parish's glasswort (Salicornia Subterminalis) and eelgrass bed. The upland glasswort is
located adjacent to the project site. Mitigation measures in the form of flagging the
glasswort for identification and hand placement of rock armor in a manner that does not
result in the impact to the existing plants will reduce the potential impacts to less than
significant. The eelgrass beds are located outside and immediately adjacent to the
shoreline area on which the work is anticipated to occur. There is no reason the eelgrass
should be impacted directly from the proposed work. Potential for impacts does exist as
SUP 09-06 - TU CASA REVETMENT
February 3, 2010
Page 6
a result of equipment maneuvering on the low beach, excessive displacement of shoreline
sands and sediments and resultant burial of adjacent eelgrass beds. Mitigation in the
form of staking a 10-foot buffer from existing eelgrass beds, control of sediments,
precluding the stockpiling of sediments, and the staging of all work at an approved
upland location will reduce the potential impacts to the eelgrass beds to less than
significant. Monitoring of the eelgrass beds shall be preformed to ensure they are not
disturbed. A post construction report shall be provided. If disturbed, mitigation in the
form of restoration at a 1.2:1 ratio of eelgrass habitat shall be provided. According to the
Biological Resources Assessment, the area is not defined as a wetland habitat. The
glasswort plants are too sparsely distributed and lack a suitable scale to function as
wetland habitat. Impacts have been determined to be potentially significant and
avoidable through implementation of construction period mitigation measures as
identified in the Biological Resources Assessment and restated in the Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program.
c. Landslides and Slope Instability. The purpose of the revetment is to protect the fill that
has been placed for the development of the existing Tu Casa condominium project. The
rock armoring prevents tidal washing and wave action from scouring the earth away. The
revetment maintenance involves moving some of the rock material upslope to reestablish
and improve the stability of the revetment. The City of Carlsbad Geotechnical Hazard
Analysis and Mapping Study, Carlsbad, CA, Leighton and Associates, November 1992
indicates that landslides and slope stability are not significant.
d. Seismic Hazards. The City of Carlsbad Geotechnical Hazard Analysis and Mapping
Study. Carlsbad, CA, Leighton and Associates, November 1992 indicates that no active
or potentially active faults are known to exist on or in the vicinity of the project site. The
report found that the site has a moderate to high risk of exposure to seismic hazards and a
high risk of liquefaction. The rock revetment would not be significantly affected by
seismic hazards.
e. Flood Plain Development. The revetment is located within the floodplain. The
revetment maintenance work will not alter the flood elevations or velocities of the
floodplain. The revetment work is merely the replacement and addition of rock armoring
on an existing revetment. No existing structures are impacted by the floodplain.
E. Habitat Preservation and Management Requirements (Chapter 21.210 of the
Carlsbad Municipal Code)
The project site is located along the north shore of the Agua Hedionda Lagoon and is identified
in the City of Carlsbad's HMP as developable.
According to the City of Carlsbad's Habitat Management Plan, the project is in Core area 4. The
project site is fully developed with structures and exotic landscapes with much disassociated
salicornia plants and the revetment is subject to inundation by tidal action. There is no native
habitat existing onsite. Overall, the project site does not support any high-quality biological
resources, nor does it conflict with any local policies or ordinances protecting biological
resources, or any provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or State habitat conservation plan.
SUP 09-06 - TU CASA REVETMENT
February 3, 2010
Page?
The biological assessment that was prepared for the project indicated that no sensitive plant
species listed by the United States Fish & Wildlife Service (USFWS), California Department of
Fish & Game (CDFG), or the HMP were observed on the site.
With respect to sensitive wildlife species, the preliminary biological assessment indicated that no
species listed as threatened or endangered by the state and federal resource agencies were
observed or are expected to exist onsite.
F. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code)
and Zone 1 Local Facilities Management Plan
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the City. The revetment maintenance project does not have any impacts on public
facilities.
V. ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection
Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental
impact assessment to determine if the project could have any potentially significant impact on
the environment. The environmental impact assessment identified potentially significant impacts
to biological resources. Mitigation measures have been incorporated into the design of the
project or have been placed as conditions of approval for the project such that all potentially
significant impacts have been mitigated to below a level of significance. Consequently, a Notice
of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and
Reporting Program (MMRP) was published in the newspaper and sent to the State Clearinghouse
for public agency review. A public comment letter was received during the 30-day public review
period from December 23, 2009 to January 25, 2010. The US Fish and Wildlife Service
requested that the work be completed during the avian non-breeding season to reduce potential
indirect impacts to a number of sensitive bird species. A mitigation measure and project
condition has been added which allows construction from August through mid February.
ATTACHMENTS:
1. Planning Commission Resolution No. 6664 (MND)
2. Planning Commission Resolution No. 6665 (SUP)
3. Location Map
4. Background Data Sheet
5. Disclosure Statement
6. Exhibit "A - D" dated February 3, 2010
Agua Hedionda
Lagoon
NOT TO SCALE
SITE MAP
Tu Casa Revetment
SUP 09-06
BACKGROUND DATA SHEET
CASE NO:SUP 09-06
CASE NAME: TU CASA REVETMENT
APPLICANT: TU CASA Homeowners Association
REQUEST AND LOCATION: Request for approval of a Floodplain Special Use Permit to
perform maintenance on a wave and tide rock revetment along the north shore of the Agua
Hedionda LaRoon for the Tu Casa Homeowners Association on property located at 4747 Marina
Drive, in the Agua Hedionda Lagoon Segment of the Local Coastal Program and in Local
Facilities Management Zone 1.
LEGAL DESCRIPTION: Lot 1 of Carlsbad Tract Map 72-14, in the City of Carlsbad.
County of San Diego, State of California, according to map thereof no. 7930, filed in the Office
of the County Recorder of San Diego, April 26, 1974
APN: 207-150-85-00 Acres: 1.02 Proposed No. of Lots/Units: Q
GENERAL PLAN AND ZONING
Existing Land Use Designation: Residential High (RH)
Proposed Land Use Designation: N/A
Density Allowed: 15 -23 du/ac Density Proposed: N/A
Existing Zone: Residential Waterway (R-W) Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
General Plan
Site
North
South
East
West
R-W
R-W
0-S
P-C
R-W
RH
RH
OS
RMH
OS
LOCAL COASTAL PROGRAM
Current Land Use
Residential
Residential
Open Water
Residential
Open Water
Coastal Zone: IXI Yes | | No Local Coastal Program Segment: Agua Hedionda Lagoon
Within Appeal Jurisdiction: | | Yes IXI No Coastal Development Permit: I I Yes 1X1 No
Local Coastal Program Amendment: I I Yes 1X1 No
Existing LCP Land Use Designation: RH
Existing LCP Zone: R-W
Proposed LCP Land Use Designation: N/A
Proposed LCP Zone: N/A
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): N/A
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption,
Negative Declaration, issued December 1, 2009
I | Certified Environmental Impact Report, dated
D Other,
Revised 01/06
2 2
DISCLOSURE Development Services
RECEIVED STATEMENT Planning Department
CiTY OF p </A\ 1635 Faraday Avenue
CARLSBAD 0-202009
HTY OF CARLSBAD
PLANNING DEPT
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note: " ' ' ...:^~
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraterha!
organization, corporation, estate; trust, receiver, syndicate, in this and any other county, city and Qounty,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership.
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Corp/Part
Title Title
Address Address
2. OWNER (Not the owner's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person ; Corp/Part
Title Title
Address ' Address
P-1(A) Page 1 of 2 Revised 04/09
NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust.
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust TuCasaHOA Non Profit/Trust
Title Title
Address 6126 innovation way
Carlsbad, CA 92009
Address.
Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
Yes Jo If yes, please indicate person(s):_
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Signature of owner/date Signature of applicant/date
Print or type name of owner
UM,
Signature of owner/applicant's agent if applicable/date
Print or type name of applicant
Print or type name of owner/applicant's^agent
P-1(A)Page 2 of 2 Revised 04/09
ITEM #1
February 3, 2010
TO: PLANNING COMMISSION
FROM: SENIOR PLANNER
SUBJECT: ERRATA SHEET FOR SUP 09-06 - TU CASA REVETMENT
The recommendation of the staff report is revised as follows:
That the Planning Commission ADOPT Planning Commission Resolution No. 6664 ADOPTING
a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and
addendum, and ADOPT Planning Commission Resolution No. 6665, APPROVING a Special
Use Permit (SUP 09-06) based on the findings and subject to the conditions contained therein.
Revise Section V, Environmental Review as follows:
A public comment letter was received during the 30-day public review period from
December 23, 2009 to January 25, 2010. The US Fish and Wildlife Service requested that the
work be completed during the avian non-breeding season to reduce potential indirect impacts to
a number of sensitive bird species. A mitigation measure and project condition has been added
which allows construction from August through mid February.
Revise Planning Commission Resolution Number 6664 to revise the title as follows:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD,
CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION
MONITORING AND REPORTING PROGRAM AND ADDENDUM TO PERFORM
MAINTENANCE ON A WAVE AND TIDE ROCK REVETMENT ALONG THE NORTH SHORE
OF THE AGUA HEDIONDA LAGOON FOR THE TU CASA HOMEOWNERS ASSOCIATION
ON PROPERTY LOCATED AT 4747 MARINA DRIVE, IN THE AGUA HEDIONDA LAGOON
SEGMENT OF THE LOCAL COASTAL PROGRAM AND IN LOCAL FACILITIES
MANAGEMENT ZONE 1
Revise Planning Commission Resolution Number 6664 to:
Add "and addendum" after each reference to the Mitigation and Monitoring and Reporting
Program
VAN LYNCH