The residence or proposed improvement would encroach within fifty feet of the edge of a coastal bluff;

On property located between the sea and the first public road paralleling the sea or within three hundred feet of the inland extent of any beach or of the mean high tide line of the sea where there is no beach, whichever is the greater distance, any improvement to an existing single-family residential building that would result in an increase of ten percent or more of internal floor area of an existing structure or an additional improvement of ten percent or less where an improvement to the structure has previously been undertaken pursuant to Public Resources Code Section 30610 (a) or an increase in height by ten percent or more of an existing structure and/or any significant non-attached structure such as garages, fences, shoreline protective works or docks; and

Any significant alteration of land forms including removal or replacement of vegetation on a beach, wetland or sand dune or within fifty feet of the edge of a coastal bluff, except as provided in Subsection C of this section;

The structure or improvement would encroach within fifty feet of the edge of the coastal bluff;

On property located between the sea and the first public road paralleling the sea or within three hundred feet of the inland extent of any beach or of the mean high tide of the sea where there is no beach, whichever is the greater distance, an improvement to an existing structure other than a single-family residence or public works facility that would result in an increase of ten percent or more of an internal floor area of an existing structure, or constitute additional improvement of ten percent or less where an improvement to the structure had previously been undertaken pursuant to Public Resources Code Section 30610 (b), and/or an increase in height by ten percent or more of an existing structure;

All appurtenances and other structures, including decks, directly attached to the structure;

For residential uses, structures on the property normally associated with residences, such as garages, swimming pools, fences and storage sheds; but not including guest houses or self-contained residential units. NOTE: "Guest house" as used in this section means any accessory structure having a floor area of more than four hundred square feet, or any accessory structure which contains plumbing;

Landscaping on the lot;

Additions resulting in an increase of less than ten percent of the internal floor area of an existing structure;

The methodology used to determine the appropriate mitigation fee shall be:

M = V_t x C where

M = Mitigation fee

V_t = Total volume of sand required to replace losses due to the structure, through loss of available beach area (cubic yards). Derived from calculations provided below.

C = Cost, per cubic yard of sand, of purchasing and transporting beach quality material to the project vicinity ($ per cubic yard). Derived from the average of three written estimates from sand supply companies within the project vicinity that would be capable of transporting beach quality material to the subject beach, and placing it on the beach or in the near shore area.

V_t = V_e where

V_e= Volume of sand necessary to replace the area of beach lost due to encroachment by the seawall; based on the seawall design and beach and near shore profiles (cubic yards)

V_e = E x W x v where

E = Encroachment by seawall, measured from the toe of the bluff or back beach (ft.)

W = Wide of property to be armored (ft.)

v = Volume of material required, per unit width of beach; to replace or reestablish one foot of beach seaward of the seawall; based on the vertical distance from the top of the beach berm to the seaward limit of reversible sediment movement (cubic yards/ft of width and ft. of retreat). The value of v is often taken to be 1 cubic yard per square foot of beach. In the report, "Oceanside Littoral Cell Preliminary Sediment Budget Report" (December 1987, part of the Coast of California Storm and Tide Wave Study, Document #87-4), a value for v of 0.9 cubic yards/square foot was suggested. If a vertical distance of 40 feet is used for the range of reversible sediment movement, v would have a value of 1.5 cubic yards/square foot (40 feet x 1 foot x 1 foot / 27 cubic feet per cubic yard). These different approaches yield a range of values for v from 0.9 to 1.5 cubic yards per square foot. The value for v would be valid for a region, and would not vary from one property to the adjoining one. Until further technical information is available for a more exact value of v, any value within the range of 0.9 to 1.5 cubic yards per square foot could be used by the applicant without additional documentation. Values below or above this range would require additional technical support.

The California Coastal Commission and city manager shall be named as joint trustees of this account, with all interest earned payable to the account for the purposes stated below.

The purpose of the account shall be to establish a beach sand replenishment fund to aid SANDAG, the city or a commission-approved alternate entity, in the restoration of the beaches within San Diego County. The funds shall solely be used to implement projects which provide sand to the region's beaches, not to fund operations, maintenance or planning studies. The funds shall be released only upon approval of an appropriate project by the Executive Director of the Coastal Commission and the city manager of the city. The funds shall be released as provided for in a memorandum of agreement (MOA) between SANDAG, the city or a Commission-approved alternate entity, and the Commission, setting forth terms and conditions to assure that the in-lieu fee will be expended in the manner intended by Commission. In the event SANDAG or the city does not enter into a MOA with the commission within one year from deposition of the initial fee, the commission can appoint an alternative entity to administer the fund.

A statement that the development is in the coastal zone;

The date of filing and the name of applicant;

The number assigned to the application;

A description of development and its proposed location;

The date the application will be acted upon by the local governing body or decision maker;

The general procedure of the local government concerning the conduct of hearing and local actions, including advisement that persons wishing to be hearing on such matters may attend and be heard; and

The system for city and coastal commission appeals, including any city fee required.

In accordance with Sections 30624.7 and 30624.9 of the Coastal Act (1996), the public hearing may be waived for certain appealable minor developments which require regular coastal development permits, subject to compliance with all of the following requirements and conditions:

Notice of intent to issue a regular coastal development permit for minor, appealable development, shall be in accordance with the following:

If a regular coastal development permit is approved by staff without a public hearing and the project is appealed by members of the coastal commission, notice of the coastal commissioner's appeal shall be transmitted to the city council for a decision on the merits of the appeal. The final action of the coastal commission appeal shall be suspended until a decision by the city council is provided. If the decision by the city council modifies or reverses the previous staff decision and the coastal commission wishes to review the project, members of the coastal commission shall be required to file a new appeal.

The city official who made the determination shall contact the executive director (or his designee) of the California Coastal Commission of the application and the dispute and request a review and opinion orally or in writing within three days.

The applicant shall be notified by the city of the name and telephone number of the Coastal Commission Official who is reviewing the application. The applicant may contact the official orally or in writing to submit his comments.

If a challenge is filed, the city shall suspend processing of the application for ten working days or may suspend processing at the city's discretion for up to twenty working days to enable the city to receive an opinion or determination from the coastal commission. After the city reviews the coastal commission recommendation, the city may reconsider its first determination. In any event, the applicant and interested parties shall be notified of the city's determination.

Within five working days the applicant or interested party may appeal the city determination to the coastal commission. The city will request an immediate hearing by the coastal commission. The city shall suspend processing of the application until the coastal commission concludes its review or makes a determination and forwards same to the city.

Upon notice from the coastal commission of its action, the city shall proceed accordingly in processing the application.

A written appeal is filed with the city clerk requesting a public hearing before the city council; or

A public hearing is requested by the city council. Such application for an appeal, or city council request for a public hearing, shall be set for a public hearing before the city council not less than twelve days nor more than forty days from the receipt of such appeal, or city council request by the city clerk.

An appeal is filed in accordance with the California Coastal Commission Local Coastal Program Regulations, Chapter 14 of the California Administrative Code; or

The notice of final City action is not received in the Coastal Commission office and/or distributed to interested parties in time to allow for the ten working days appeal period within the twenty-one days after the local decision.

Upon completion of permit review by the City and prior to the issuance of the permit, the City shall forward a copy of the permit conditions and findings of approval of the legal adequacy and consistency with the requirements of potential accepting agencies.

The Executive Director of the Coastal Commission has fifteen working days from receipt of the documents in which to complete the review and notify the applicant of recommended revisions, if any.

The City may issue the permit upon expiration of the fifteen-working-day period if notification of inadequacy has not been received by the local government within that period of time.

If the Executive Director has recommended revisions to the application, the permits shall not be issued until the deficiencies have been resolved to the satisfaction of the Executive Director.

A Coastal Development Permit shall be revoked or subjected to additional conditions for the following reasons:

Any person who did not have an opportunity to fully participate in the original permit proceedings by reason of the permit applicant's intentional inclusion of inaccurate information or failure to provide adequate public notice as required herein may request revocation of a permit by application to the Community Development Department specifying, with particularity, the grounds of revocation. The Community Development Department shall review the stated grounds for revocation and, unless the request is patently frivolous and without merit, shall initiate revocation proceedings.

The Community Development Department may initiate revocation proceedings on their own motion when the grounds for revocation have been established pursuant to the provisions of this subsection.

Upon determination that a hearing should be held to determine whether a Coastal Development Permit should be revoked, the Community Development Department shall set a date for hearing before the Planning Commission at the earliest Planning Commission meeting which will enable adequate notice hereunder.

Notice shall be mailed by registered mail to the permittee at the address shown on his application or his last recorded address. The notice shall contain a statement of the charges for which the revocation will be considered.

Notice to the permittee and interested parties shall be mailed not less than ten days prior to the hearing. The permittee shall have the right to one continuance.

At the time of the hearing, the Community Development Department shall report the results of his or her investigation and provide the Planning Commission with relevant exhibits and reports which shall be available for examination by the permittee and by interested persons before the hearing.

The permittee, any interested person, and witnesses may present testimony and other evidence at the hearing. The Planning Commission may limit the presentation or exclude repetitive or irrelevant matter.

The Planning Commission shall ordinarily vote on the request at the same meeting unless the Planning Commission wishes the City staff to perform further investigation.

A permit may not be revoked unless a majority of the total members of the Planning Commission find that any of the grounds specified in Subsection A of this Section exist. If the request for revocation was not filed with due diligence, the request shall be denied. Failure of a majority to vote for revocation shall constitute a dismissal of the request to revoke.

Any method of repair or maintenance of a seawall revetment, bluff retaining wall, breakwater, groin, culvert, outfall or similar shoreline work that involves:

Any method of routine maintenance dredging that involves:

Any repair or maintenance to facilities or structures or work located in an environmentally sensitive habitat area, any sand area, within fifty feet of the edge of a coastal bluff, or environmentally sensitive habitat area, or within twenty feet of coastal waters or streams that include:

Nature of emergency;

Cause of the emergency; insofar as this can be established;

Location of emergency;

The remedial, protective, or preventive work required to deal with the emergency; and

The circumstances during the emergency that appeared to justify the cause(s) of action taken including the probably consequences of failing to take action.

There is an emergency that requires action more quickly than permitted by the procedures for administrative permits or for regular permits and the work can and will be completed within thirty days unless otherwise specified by terms of the permit;

Public comment on the proposed emergency action has been reviewed, if time allows; and

The work proposed would be consistent with the requirements of the Certified Land Use Plan.

The Community Development Department shall not issue an emergency permit for any work that falls within the provisions of Public Resources Code Sections 30159 (B) and 30601 since a Coastal Development Permit application must be reviewed by the Coastal Commission pursuant to Public Resources Code Section 30600.5.

There is an emergency that requires action more quickly than permitted by the procedures for administrative permits or for regular permits and the work can and will be completed within thirty days unless otherwise specified by terms of the permit;

Public comment on the proposed emergency action has been reviewed, if time allows; and

The work proposed would be consistent with the requirements of the Certified Land use Plan.