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Planning commission approves stabilization of Terramar stairway after debate over Coastal Commission jurisdiction and sand mitigation
Summary
The commission unanimously approved a permit for a privately funded repair and stabilization of the Terramar stairway that provides the only public beach access for about a mile; the project includes shotcrete walls, erodible concrete backfill, drainage work and either on‑site sand replenishment or payment of a sand‑mitigation fee.
The Carlsbad Planning Commission voted unanimously Dec. 4 to approve a Coastal Development Permit and a special‑use permit for the privately funded Terramar Stairway Stabilization Project, which repairs an eroding public access stairway on a coastal bluff and addresses expanding sea caves that have undercut the structure.
Senior Planner Shannon Harker summarized the project history and jurisdictional background, noting prior permits dating to 1997 and 2009 and a complex administrative history with the Coastal Commission. Harker said three recent land surveys place the base of the stairway east of the mean high tide line and within the city’s permit jurisdiction, but acknowledged Coastal Commission staff believes part of the stairway may fall under state jurisdiction and could appeal the commission’s decision.
The applicant’s geotechnical engineer, Walt Crampton, described corroded reinforcement, growing sea caves, and the safety risk of collapse. The proposal calls for backfilling caves with erodible concrete, constructing textured shotcrete walls (visible heights up to about 17 feet depending on sand levels), installing drainage improvements and tiebacks, and coordinating staging with State Parks for work on state property. Conditioned mitigation requires either depositing about 85.1 cubic yards of imported sand on the beach or paying a sand‑mitigation fee.
Commissioners discussed public access (several noted this is the only public stairway in the immediate Terramar area), liability and safety concerns, Coastal Commission jurisdiction, and whether hard stabilization could lead to long‑term loss of sand. Several commissioners stressed public‑access and safety priorities; one commissioner said the repair “promotes public access” and another emphasized the safety imperative given observed deterioration. Commissioner Lafferty cautioned that shotcreteting the bluff could mask ongoing erosion and questioned long‑term effectiveness.
After extensive questioning of staff and the geotechnical expert, Commissioner Stein moved to approve the staff recommendation; Commissioner Means seconded, and the resolution passed 5–0. Staff noted the Coastal Commission could still appeal the decision.
