I TEM W16 B – C ALIFORNIA C OASTAL C OMMISSION S OUTH C OAST D ISTRICT S LIDE 1 C ITY OF SAN CLEMENTE PUBLIC WORKS Project Location

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 2 P ROJECT LOCATION Metro Station North Beach Parking Lot Project Site Item W16b

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 3 C ONCEPTUAL LANDSCAPE PLAN Trees to be replaced in the proposed landscape plan to preserve public views to the ocean Item W16b

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 4 P UBLIC C OASTAL VIEWS FROM MARBLEHEAD Item W16b

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 5 P UBLIC COASTAL VIEWS FROM E L C AMINO R EAL Item W16b

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 6 P UBLIC COASTAL VIEWS FROM PROJECT LOCATION View of the existing structure (with story poles showing new roof line) looking inland from the blufftop CCT Item W16b

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 7 O PPOSITION TO C ITY ’ S P LAN During the January, 2015 CCC Hearing, several members of the public expressed opposition to the City’s proposed project and raised issues concerning: 1) 2) 1) visual impacts 3) 2) the use of impermeable pavement; and 4) 3) public safety. Item W16b

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 8 S IDE VIEW CROSS SECTION Item W16b

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 9 C HANGE IN DIRECTION OF TRAFFIC View of the existing structure (with story poles showing new roof line) looking inland from the blufftop CC Item W16b

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 10 P ROPOSED P LAN AND O PPONENT ’ S A LTERNATE P LAN Item W16b

I TEM XXX – CDP A PPLICATION N UMBER XXX S LIDE 11 R ECOMMENDATION The Commission staff recommends APPROVAL of the project with revised plans to increase the number of bike racks to 10 and to include installation of an electric vehicle charging station. The conditions are: 1) Final Revised Plans; 2) Agreement Regarding Future Fee Changes; 3) Future Improvements; 4) Compliance with Proposed Construction Staging Plan; 5) Water Quality - Maintenance of Structural and/or Treatment Control BMPs; 6) Construction Best Management Practices; and 7) Landscaping. Commission staff recommends approval of coastal development permit application , as conditioned. Item W16b