Coastal Commission approves golf course riprap removal plan

Thursday, the Coastal Commission approved consent agreement with the Ocean Colony partners, owners of the Half Moon Bay Golf Links, to remove illegal riprap that was put in the public beach below the course in 1998 and 1999. The owners will have to construct a public beach access path and stairway at Redondo Beach road as partial mitigation.

The plans include removal of all unpermitted riprap, removal of concrete slabs underneath the 18th Hole and tee box, restorative grading, installation of subsurface drainage piping to control runoff and help prevent future bluff edge erosion, and native plantings along the bluff edge to protect restored areas. The concrete slab dangerously hangs over a public beach. The project will begin by April 15 and must be done in about four months.

You can download the complete 68-page staff report from Coastsider. The photos below are from the report.

A small portion of permitted riprap is located at the right-hand side of the photo. The Consent Order requires the majority othe riprap visible in this photo, and the concrete slab (the edge can be seen in the white circle), to be removed in summer 2006. October 2005 photo.

Click "read more" to see more photos read the excutive summary of the report.

The consent order requires Ocean Colony to remove the remaining unpermitted riprap and concrete slab in summer 2006. February 2005 photo.

The view looking north from the concrete slab under the tee box.  The slab shown by the arrow is overhanging the public beach below. October 2005 photo.

Looking south of the overhanging concrete slab under the tee box, the remaining riprap at the arrow will be removed in summer 2006. October 2005 photo.

On October 10, 2002, the Commission approved Consent Agreement and Cease and Desist Order No. CCC-02-CD-02 (“Consent Order”), regarding the unpermitted construction of a rock revetment located on the bluff top, bluff face, and on the beach below the 18th Hole at Half Moon Bay Golf Links The adopted findings for the 2002 staff report and Consent Order are attached in Exhibit 1, and are incorporated by reference to this staff report. The unpermitted rock revetment was constructed during the winter of 1998/1999. The Consent Order required the property owners, Ocean Colony Partners, L.L.P. (Ocean Colony), to 1) remove approximately half of the unpermitted rock revetment to restore public access along the sandy beach consistent with an approved plan, and 2) authorized interim retention of the remainder of the revetment, conditioned on Ocean Colony’s timely submission of a complete CDP application for a proposed replacement shoreline/bluff protective structure.

 To mitigate in part the adverse impacts on public access that have occurred because of the rock revetment, the Consent Order also requires Ocean Colony to construct a public beach access path and stairway at the end of Redondo Beach Road and to contribute funds for the maintenance of the stairway.

As of the date of this staff report, Ocean Colony has completed the partial removal of the revetment and has applied to the City of Half Moon Bay for a Coastal Development Permit (“CDP”) for the path and stairway mitigation project. The CDP application is pending and Ocean Colony is working with Commission staff and the City of Half Moon Bay to complete the requirement to construct the path and stairway.

Ocean Colony applied for a CDP for a proposed permanent shoreline protection below the 18th Hole, but on June 2, 2005 Commission staff met with Ocean Colony representatives to discuss Ocean Colony’s stated desire to resolve the outstanding violation regarding the revetment through the complete removal of the remaining unpermitted riprap that was placed in 1998 (Exhibit 2).

On July 13, 2005, the Commission approved Amendment CCC-02-CD-02-A to the Consent Order, requiring the complete removal of all unpermitted riprap that was placed in 1998 and the removal of the concrete slab under the 18th green. The adopted findings for the 2005 staff report and amendment to the Consent Order are incorporated by reference in this staff report.

Under the amended Consent Order, Ocean Colony withdrew a pending application for a proposed replacement shoreline/bluff protective structure below the 18th Hole. To comply with the amended Consent Order, Ocean Colony then submitted for review and approval of the Executive Director, plans for complete removal of the remaining riprap placed in 1998 and relocations and repairs and modifications to the 18th green within the footprint of the existing golf course.

The plans propose a comprehensive managed retreat effort, including removal of all unpermitted riprap, removal of concrete slabs underneath the 18th Hole and tee box, restorative grading, installation of subsurface drainage piping to control runoff and help prevent future bluff edge erosion, and native plantings along the bluff edge to protect restored areas.

This second amendment to the Consent Order has been proposed in order to ensure that all parties, including the public, are informed of the proposed clarification and so that the Commission can have the opportunity to consider and authorize the amendment. The amendment would clarify the language of the existing and previously amended Consent Order, to make clear that Ocean Colony’s compliance with the Consent Order, including all of the proposed “work repairs and modifications to the 18th green and its surroundings within the existing golf footprint,” includes and encompasses the proposed removal and restoration work in the tee box area.

This removal and restoration work is described in further detail in Section IV.D of the Findings for this staff report. The additional proposed work, including removal of the concrete slab under the tee box, is consistent with the existing requirements of the Consent Order and with the Coastal Act.

For example, the concrete slab under the tee box currently overhangs the public beach by several feet (Exhibit 3) and poses a potential public hazard if the concrete were to crack and fall to the beach below.

The restorative grading a drainage controls will minimize potential adverse impacts along the bluff, consistent with the requirements of Section 30253 of the Coastal Act. Under the existing Consent Order, Ocean Colony shall commence removal work no later than April 15, 2006, unless otherwise agreed. Within 120 days of commencement of approved work, Ocean Colony shall complete the removal of the riprap.