08-12-15 Slide 1

The Crummer Bluff Mansions

Presentation to theCalifornia Coastal Commission

August 12, 2015LCP-4-MAL-14-0408-1 (W 12b)

BySherman L. Stacey, Esq.

Gaines & Stacey LLPFor

Green Acres, LLC

Why?

08-12-15 Slide 2

Why Five Mansions (subdivision)?Why 10,000 square feet?Why 40’ tall trees? Why only 1.7 acres of park (on top of leach field)? Why $2 Million? Why no visitor serving alternatives?

Project Inconsistent with Coastal Act30213 – Visitor serving and recreation shall be protected.

30222 – Visitor serving shall have priority over private residential.

30223 – Upland areas necessary to support coastal recreation shall be reserved.

30250(a) – Limits land divisions.

30252 – New development should enhance public access.

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Project Inconsistent with Malibu LUP 2.33 – Priority shall be given to visitor-serving and commercial recreation.

2.34 – New visitor-serving shall be encouraged.

2.36 – Coastal recreation and visitor-serving shall be protected.

2.37 – Priority shall be given to recreational uses not currently available.

2.78 – Property to be Commercial Visitor-Serving (CV-2).

5.35 – Land divisions to be minimized.

5.36 – Land divisions to minimize impacts to public access.

6.1 – Scenic and visual qualities shall be protected.

6.2 – Scenic vistas from parks are public viewing areas.

6.4 – Vistas of the ocean are scenic.

6.5 – New development shall minimize impacts on scenic views.08-12-15 Slide 4

View Blockage Impacts

“Unavoidably visible”-Staff Report p.39

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Crummer Bluff Mansions

View Effects from Scenic Vistas -Green Acres View Impacts –Visitors, pedestrians and hikers traversing the site trails will have their panoramic scenic vistas altered extensively.

Malibu Canyon View Impacts –Travelers heading West on Malibu Canyon Road will have their scenic vistas altered from multiple vantage points.

Bluffs Park View Impacts –Visitors and users of Malibu Bluffs Park will have their scenic vista of the Bay almost totally obscured.

08-12-15 Slide 6

PCH View Impacts –Scenic views will be impacted on both up coast and down coast sides of Pacific Coast Highway.

08-12-15 Slide 7

Scenic Vistas Perspective Map

Malibu M

emorial

Park

Bluffs Park

Crummer Bluff Mansions

PCH South

Pepperdine

University

PCH North

Sample View Blockage From Malibu Bluffs ParkPhotos from Crummer own EIR Fig 5.1-18.

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Failure to Consider Visitor Serving Alternatives

“Lower cost visitor serving and recreational facilities shall be protected, encouraged, and where

feasible provided.- Malibu LCP

Crummer Bluff Mansions

Equestrian Center AlternativeA feasible all “Visitor Serving” use.

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Reduced Visual Impacts:Changing from Residential to a low building profile Visitor Serving Use will also reduce Blue-Water view blockage.

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Crummer Bluff Mansions

Fewer Homes Eliminate Lots 1 - 2

Smaller Homes 5,000-6,000 sq.ft.

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Cluster the homes Limit Landscape

Height $2M must be

Justified

Failure to Address Commissioner Concerns raised at

February 2015 hearing

Slide 1208-12-15

So Why?

08-12-15 Slide 13

Why Five Mansions?Why 10,000 square feet?Why 40’ tall trees? Why only 1.7 acres of park? Why $2 Million? Why no visitor serving alternatives?