Capistrano Shores Mobile Home Park - Vote


May 1, 2021

On Wednesday, the Coastal Commission considered the application for construction of a new mobile home at Capistrano Shores Mobile Home Park, which was pulled from February’s consent agenda at the Surfrider Foundation’s request. Recent home sales records show the mobile homes are valued at the $2 - $7 million range despite already being at water’s edge. The new home would rely on an existing seawall and be subject to sea level rise hazards both present and future. While the Coastal Commission staff recommendation does include a condition that states that the new development does not have a future automatic right to a shoreline protective device; this new development will still rely on shoreline armoring, which is prohibited in the Coastal Act. Commissioners agreed the location and coastal hazards were concerning but approved the application due to the “mobile” nature of the proposed development in a 7-2 vote.

Why You Should Care

San Clemente’s visitors and residents not fortunate enough to live directly on the beach deserve to have the beach in San Clemente preserved and restored as much as possible. Homes, mobile or not, should not have been placed directly on the beach in San Clemente. It’s time to phase out this pattern of development that has eroded much of California’s beaches over the past decades and threatens to completely drown them as sea levels rise. While similar permits have been issued at this location for new homes, it’s time to stop this problematic pattern of development that perpetuates erosion and disappearances of our beaches.


Pro-Coast Vote

Anti-Coast Vote

Commissioners Effie Turnbull-Sanders and Sara Aminzadeh expressed concerns over the potential for wave overtopping and coastal hazard impacts of the proposed development. Much of the discussion focused on the potential for removal and transportability of the mobile home. Commissioner Carole Groom motioned to approve the application and Commissioner Mike Wilson seconded the motion, and staff agreed to incorporate his suggestion to add in a removal plan as part of the permit’s special conditions to ensure the structure will be readily removable.

Organizations Opposed

Surfrider Foundation

Decision Type

Coastal Development Permit

Staff Recommendation

Approval with conditions

Coastal Act Policy