the crummer bluff mansions
DESCRIPTION
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 2TRANSCRIPT
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.
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
View Blockage Impacts
“Unavoidably visible”-Staff Report p.39
08-12-15 Slide 5
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.
08-12-15 Slide 8
08-12-15 Slide 9
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.
Slide 10
Reduced Visual Impacts:Changing from Residential to a low building profile Visitor Serving Use will also reduce Blue-Water view blockage.
08-12-15
Crummer Bluff Mansions
Fewer Homes Eliminate Lots 1 - 2
Smaller Homes 5,000-6,000 sq.ft.
08-12-15 Slide 11
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?