The Crummer Bluff Mansions Presentation to the California Coastal Commission August 12, 2015 LCP-4-MAL-14-0408-1 (W 12b) By Sherman L. Stacey, Esq. Gaines & Stacey LLP For Green Acres, LLC 08-12-15 Slide 1

Why? 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? 08-12-15 Slide 2

Project Inconsistent with Coastal Act 30213 – 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. 08-12-15 Slide 3

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

Crummer Bluff Mansions View Blockage Impacts “Unavoidably visible” -Staff Report p.39 08-12-15 Slide 5

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. PCH View Impacts – Scenic views will be impacted on both up coast and down coast sides of Pacific Coast Highway. 08-12-15 Slide 6

Pepperdine University Crummer Bluff Mansions Scenic Vistas Perspective Map PCH South Pepperdine University Bluffs Park Malibu Memorial Park Crummer Bluff Mansions PCH North 08-12-15 Slide 7

Sample View Blockage From Malibu Bluffs Park Photos from Crummer own EIR Fig 5.1-18. 08-12-15 Slide 8

Crummer Bluff Mansions Failure to Consider Visitor Serving Alternatives “Lower cost visitor serving and recreational facilities shall be protected, encouraged, and where feasible provided. - Malibu LCP 08-12-15 Slide 9

Equestrian Center Alternative A feasible all “Visitor Serving” use. Reduced Visual Impacts: Changing from Residential to a low building profile Visitor Serving Use will also reduce Blue-Water view blockage. 08-12-15 Slide 10

Crummer Bluff Mansions Failure to Address Commissioner Concerns raised at February 2015 hearing Fewer Homes Eliminate Lots 1 - 2 Smaller Homes 5,000-6,000 sq.ft. Cluster the homes Limit Landscape Height $2M must be Justified 08-12-15 Slide 11

08-12-15 Slide 12

So Why? 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? 08-12-15 Slide 13