The Planning & Zoning Commission voted to deny a coastal site plan application to retain riprap slope stabilization and a two‑foot fill placed at 281 East Avenue without prior approvals.

Engineer Tessa Utrayta and other project representatives presented photographs and engineering cross sections showing steep existing slopes and damaged piles; they argued the riprap was necessary and unavoidable to protect a pre‑1995 structure and to stabilize slopes disturbed during construction of an approved addition. Staff and DEEP reviewers said riprap stabilization can be permitted when three criteria are met: it is necessary, it protects a qualifying structure, and no less‑damaging feasible alternative exists.

Commissioners and neighbors questioned why the change was not identified or permitted during the original 2024 coastal site plan review, whether vegetative stabilization or gabion alternatives could have been used, and whether the contractor or project manager should have notified the city when construction methods changed. Several commissioners said they were reluctant to approve a post‑construction shoreline modification without independent technical review.

After deliberation the commission voted to deny the request but clarified denial would be recorded without prejudice and noted the applicant could return with a peer review from an outside engineer or a revised plan demonstrating feasible, permitted alternatives or mitigation. Staff said denial could require removal of the unauthorized work if no acceptable remedy is presented; commissioners asked staff to work with the applicant and to return the matter after a peer review or resubmittal.

The commission also added conditions requiring landscape mitigation and restoration where feasible, and recommended the applicant coordinate any further proposals with DEEP and city staff.