1. California Coastal Commission Appeal A-1-MEN-09-023 (Wernette) De Novo Hearing

2. California Coastal Commission Appeal A-1-MEN-09-023 (Wernette) Geology Drainage Neighborhood Conformance ESHA

3. Wernette Project Geological, Drainage, and Erosion Issues Slide 1 Protect our neighbors’ properties Our geologists concluded that the Proposed Project will: Ensure geologic stability Ensure a 75-year lifespan Dr. Johnsson supported the approach, analyses, and conclusions

4. Wernette Project Geological Issues 40’ Geological Set Back Slide 2 Top of Bluff Retaining Walls Geological Setback Concrete piers drilled into competent bedrock Engineered retaining walls

5. Wernette Project Drainage and Erosion Issues Slide 3 Drainage Grid Permeable Concrete Retaining Walls Drainage Grid Permeable Concrete Retaining Walls Alternative Reviewed by Commission’s Geologist

6. Wernette Project Drainage Issues Drainage Grid Cross Section Mimics Existing Drainage Patterns Existing Ground Level Avoids Ponding Water Under Home Slide 4

7. Slide 5 Two Alternatives Would Increase Erosion Wernette Project Geological, Drainage, and Erosion Issues Existing 12” Culvert Erosion

8. Wernette Project Neighborhood Conformance Issues Bulk Slide 6 Wernette Project Conforms with Zoning Code Height Public Coastal Views

9. Wernette Project Proposed Home Similar to average of 16 bluff lot homes; 2,300 sq. ft. vs 2,267 sq. ft. Lot coverage 14% of 31,500 sq. ft. lot Slide 7 1,200 sq. ft. ground coverage vs 1,700 sq. ft. average for subdivision.

10. Wernette Elevations 25-foot± height complies with height limit in CZC Average roof height is 21’ Lowest elevation is 18’ Slide 8

11. Invasive Species Management CBMG Mitigation Measures Construction Avoidance Measures Monitoring and Reporting Landscaping Slide 9 Natural Resource Protection Plan Wernette Project Natural Resource Issues

12. Natural Resource Protection Plan > 95% of MG Conserves > 85% 100% of MCIP & CTP Dedicated Open Space Conservation Area Slide 10 Wernette Project Natural Resource Issues Open Space Conservation Area

13. Wernette Project ESHA Issues Impact Avoidance Slide 11 Non-native vegetation - 85 % of Project Sited on Non-native Vegetation - Avoids Direct Impacts to Most Morning Glory Plants

14. Wernette Project ESHA Issues Construction Zone Restoration Slide 12 Temporary Construction Zone - Plant Native Plants - Restore Coastal Scrub

15. Wernette Project ESHA Issues Slide 13 CBMG, MCIP, and CTP and 50-foot buffers No feasible building site would remain

16. California Coastal Commission Appeal A-1-MEN-09-023 (Wernette) In Conclusion Adopt a Motion in Support of Staff’s Recommendations We respectfully request that you grant us a Coastal Development Permit Consistent with Section 30010 of the Coastal Act

17. California Coastal Commission Appeal A-1-MEN-09-023 (Wernette) END of De Novo Hearing Presentation

18. California Coastal Commission Appeal A-1-MEN-09-023 (Wernette) END of De Novo Hearing Presentation

19. Wernette View Impacts Current View Down Easement With Project View