1. 1 MEEHAN RESIDENCE City of Laguna Beach Appeal # A-5-LGB-13-0223 March 12, 2015 CCC Hearing Item Th12A

2. Site 2 Laguna Royale

3. PHOTO OF BEACH FACING NORTH site 3

4. Approved Home 4,821 SF Gross Living Area 4 VISUAL SIMULATION OF MEEHAN RESIDENCE

5. APPROVED HOME CROSS SECTION 5

6. 6 CCC Staff Bluff Edge CCC Staff 1,200 SF. single level structure Or 2,200 SF. 2 story home CCC 25 FT. setback STAFF’S BUILDING FOOTPRINT

7. Cross Section illustrating the approx. location and height of a 2 story home with the CCC staff bluff edge and setback 7 Proposed sidewalk 2 nd story in blue

8. Pedestrian & Vehicle View From PCH With Approved Home Pedestrian & Vehicle View From PCH of Two Story Redesigned Home Images from Proposed Public Sidewalk 8 23 ft 10 ft

9. 9 CERTIFIED ZONING CODE SECTION 25.50.004(B)(4)(a) (“BUILDING SETBACK LINES”): (a) an “oceanfront bluff” is an oceanfront landform having a slope of forty- five degrees or greater from horizontal whose top is ten or more feet above mean sea level.”

10. 10 “BLUFF TOP” DETERMINATION BY THE CITY COMMUNITY DEVELOPMENT DIRECTOR (3/20/12): “It has been determined (through legal advice) that there will be no change to the present method of the 45-degree provisions of Municipal Code Section 25.50.004 to determine the bluff top. The Director of Community Development reviewed a property survey provided by the applicant and determined that the 25-foot bluff top setback will be measured from the top of the most ocean ward vertical cliff edge.”

11. Certified LCP Zoning Code Section 25.50.004 (B) (4) (a) Bluff Edge 86 FT CCC Staff Bluff Edge CCC 25 FT. Set Back 11 Seaward edge of proposed residence CERTIFIED ZONING “BLUFF EDGE” VS. STAFF’S “BLUFF EDGE”/SETBACK

12. CCC 25 FT. Setback 12 Approx. 154 FT. from seaward edge of Laguna Royale & CCC Staff 25 FT. setback DISTANCE TO SEAWARD EDGE OF LAGUNA ROYALE

13. Different String Lines - City identifies string line as the line that extends to the seaward edge of Laguna Royale 13 DIFFERENT STRING LINES

14. Certified Zoning Code Section 25.50.004(B)(4)(a): The proposed residence is sited well back from the “bluff edge” – the vertical seacliff. In the limited and unusual circumstances presented, the Commission is estopped to apply the LUE definition of “bluff edge.” Balancing conflicting LUE policies – LUE Ocean View Protection Policies Outweighs Bluff Setback Policies. 14 APPROVAL OF THE RESIDENCE, AS PROPOSED

15. CITY OF MALIBU CERTIFIED LCP LAND USE PLAN (page 9): “Where conflicts occur between the policies contained in the Land Use Plan and those contained in any element of the City’s General Plan, zoning or any other ordinance, the policies of the Land Use Plan shall take precedence.” 15

16. STAFF REPORT TO THE CITY DESIGN REVIEW BOARD (2/7/13): “In this instance, the blufftop setback is more restrictive than the building stringline. Pursuant to LBMC 25.50.004(B)(4)(a), an “oceanfront bluff” is an oceanfront landform having a slope of forty- five degrees or greater from horizontal whose top is ten or more feet above mean sea level. The vertical face steeper than 45 degrees has been identified as the bluff top.” 16

17. Pedestrian & Vehicle View From PCH With Approved Home Pedestrian & Vehicle View From PCH of Two Story Redesigned Home Images from Proposed Public Sidewalk 17 23 ft 10 ft

18. Zoning Code section 25.10.008 only requires a rear yard at least 20 feet deep The City determined the historic structures are “legal nonconforming” buildings Zoning Code section 25.56.012 applies only to nonconforming “uses,” not a nonconforming structure, as here. (“While a nonconforming use exists on any lot, no new building shall be erected or placed thereon even though the new building and its use would otherwise conform to the provisions of this title.”) Expert evidence demonstrates the 9.5 bluff overhang is grossly stable Balancing Conflicting LUE Policies – Historic Preservation Policies Outweigh Oceanfront Bluff Policies 18 APPROVING THE RESIDENCE DOES NOT REQUIRE REMOVAL OF THE HISTORIC STRUCTURES:

19. CCC recently approved tunnel project (in yellow) Will run approx. 5 feet landward of the vertical seacliff 19 Site SOUTH COAST WATER DISTRICT TUNNEL PROJECT

20. Cross Section of CCC approved Tunnel Project located under the site, which runs approx. 5 FT. landward of the vertical seacliff 20 Water District Tunnel

21. TERRA COSTA GEOTECHNICAL STABILITY ANALYSIS “10/22/14” Coastal bluffs comprised of very erosion-resistant San Onofre breccia. “Given the … we ultimately conclude that there has in fact been very little erosion of the sea cliff in the last thousand years, suggesting extremely low annualized historical erosion rates.” “We conclude that this bluff-top property is one of the most stable coastal bluffs in Southern California.” “The proposed improvements are currently located a minimum of 70 feet back from the face of the sea cliff, resulting in a very conservative setback providing several, if not many, centuries of stable coastal bluff seaward of the proposed improvements.” 21

22. Excerpts from Historians’ Reports Ostashay & Associates – Consultant to City (8/3/11): “... the ancillary structure referred to herein as the sunroom, the wood staircase adjacent to the bluff, and the flagstone paved pathway and its siting, should all be retained and reused in place as part of any current or future development of the site. These extant features are intact remnants of the property’s history and character.” GPA Consulting (6/17/14): “It appears that these two structures have been on the subject parcel since at least the first decade of the property’s development and would therefore contribute to the historic significance of the site. I recommend that these features be preserved in place and/or restored as the last remaining structures on the site that date to the area’s earliest development.” 22

23. Cabana & Stairs Remain Un- altered To This Day Circa Late 1930’s Early 1940’s Close up of Cabana & Stairs (same photos)

24. June 13, 1948 Photo source UCSB trellis pathway cabana staircase

25. 25 ORIGINAL HOUSE FLOORINGORIGINAL FLOORING AND ROCK IN CABANA

26. 26 STONE WALLS IN CABANAORIGINAL WALKWAY ADJACENT TO ORIGINAL RESIDENCE

27. HISTORIC PATHWAY AND GARDEN

28. 28 HISTORIC STAIRWAY

29. 29 EXCERPT FROM SANTA ANA REGISTER (5/31/30)”