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2-story agricultural Angeles Superior Court apartment building appeal APPLICANT Approve with conditions bluff Blvd California Coastal Zone Canyon Caspers City claim of exemption Coast Regional Commission Coastal Act COASTAL COMMISSION Coastal Plan COASTAL ZONE CONSERVATION COASTLINE LETTER commis Commission Meeting commission's condominium construction Dana Point density DU/ac duplex energy environmental granted Harbor Harris Hayes Hermosa Beach Holmes Huntington Beach impact Laguna Beach Laguna Niguel land Laufer Long Beach lots Malibu Mandate action challenging Manhattan Beach Marina del Rey ment Newport Beach Nowell open space Orange County Osenbaugh parcels permit thus denied Phillips Playa del Rey pollution public hearing recreational Redondo Beach residential Rooney Rosener Rubley San Clemente San Diego Santa Monica single-family dwelling sion SOUTH COAST COMMISSION South Coast Regional STAFF REC staff recommendation staff report state-wide structure substantial issue tion Unanimously approved units Venice vested rights vote Warschaw water quality Wilson