Malibu Municipal Code § 1.6 Appendix—Neighborhood Descriptions

The Trancas Canyon area serves as a dividing line between the higher density neighborhoods of Malibu West and Malibu Park and the more sparsely developed areas of West Malibu. The area is roughly bounded to the north and northeast by National Park Service land, to the southeast by Malibu Park neighborhood and the Trancas Lagoon, to the south by Pacific Coast Highway (PCH), and to the west by the end of Bailard Road. The topography of the area ranges from the steeply mountainous areas of the parklands on the north and east to gently sloping and in places almost flat areas to the south and in the mouth of the canyon. Development in Trancas Canyon is located south of the national park, and consists of a small commercial center and three distinct neighborhoods: Malibu West; upper Trancas Canyon Road and the Trancas Highlands; and the Bailard/Lunita area. There is also a large parcel of undeveloped land, with one-half mile of frontage on the Pacific Coast Highway, separating the Malibu West and Bailard/Lunita neighborhoods. Elevations of the developed areas range from approximately 800 feet (some homes in the Trancas Highlands) to near sea level (some homes in Malibu West). Trancas Creek runs through the canyon, draining a watershed of 6233 acres, much of it outside the city's boundaries. The creek once flowed through the entire canyon bottom in years of heavy rain, but when Malibu West was built, it was lined with concrete and channelized for flood control. The creek culminates in a small disturbed coastal lagoon adjacent to the commercial center, which has been targeted for restoration by the Santa Monica Bay Restoration Project. Another unnamed blueline stream bisects the undeveloped area to the west of Trancas Canyon Road, and there are a number of other arroyos and natural drainage courses in the area. The Malibu Coast fault is shown on the U.S.G.S. map as trending through the Trancas Canyon area, running east to west through Malibu West, and into the Trancas Highlands. There is a debris basin upstream of the creek to retain materials which might impact the flood control channel, and another located above homes in Malibu West which is monitored by the County during times of heavy rainfall. Like much of Malibu, the Trancas Canyon area is in an extreme fire hazard zone, a condition exacerbated by a lack of roads which can be used for evacuation and Fire Department access in case of a wildfire, and by the limited amount of water pressure available to those areas which have water hookups, and the lack of water in those areas which do not.

The Trancas Canyon area is home to a number of species of wildlife, including deer, bobcats, mountain lions, and coyotes; owls, quail, and hawks; and several varieties of snakes and lizards. In winter and early spring, residents near Trancas Creek hear the croaking of frogs into the night. The flora of the undeveloped land in this area consists mostly of that characteristic of mountain chaparral, coastal sage scrub, and grassland habitats, and there are small areas of riparian habitat near the blueline streams. Malibu West is also home to a number of old sycamore trees, and some oak trees.

Trancas Canyon was once an important Chumash site. A Chumash burial ground was located in the area now occupied by a garden center. Though the massive grading associated with the development of Malibu West in the 1960s obliterated many traces of the settlement, some Chumash artifacts can still be found in the Trancas Canyon area. The commercial center at the intersection of Pacific Coast Highway and Trancas Canyon Road consists of a midsize grocery store, a restaurant and bar, a garden center, a gas station, and a small real estate office. Most of these establishments primarily serve the needs of the West Malibu community, though the grocery store and gas station serve large numbers of visitors during the summer months, and the restaurant attracts visitors from neighboring communities year-round with its country music and western dance lessons. A small shopping center at Busch Drive and PCH and a larger one on Point Dume also serve the needs of area residents. The commercial center is located in a flood hazard zone, and an area where the soils might be prone to liquefaction. The intersection of PCH and Trancas Canyon Road is the last signaled intersection between Malibu and Oxnard. It is the terminus of the Los Angeles Rapid Transit District's bus route through Malibu, except during the summer months, when service is extended to Leo Carillo Beach. The proximity of this intersection to the bus line and the garden center has led to its becoming a gathering place for transients who solicit work on the street corner, to the concern of area residents.

Malibu West is a built-out 30-year old subdivision of 200 single-family homes and 37 condominiums, 148 of which are located within Trancas Canyon (and thus not visible from the highway), and 89 of which are located alongside Trancas Canyon Road and on private streets above the canyon and Trancas Creek (including all of the 37 condominiums). Most single-family homes in Malibu West range from approximately 1,600 square feet to 2,600 square feet, on lots ranging from less than a quarter acre to more than an acre in size. Most of the homes are one-and two-story 1960s suburban-style tract homes in five or six basic floor plans. The majority of the homes are owner-occupied, many by families with children drawn by the area's proximity to local schools and the relatively moderate (for Malibu) home prices. Recreational amenities available to residents of the subdivision include two community tennis courts and a private beach club, as well as hiking and riding trails through the adjacent national parklands. Residents of the condominiums also have use of a common swimming pool. The nearest community park and playground are at the Malibu Community Center, approximately five miles away. Many of the homes in Malibu West have ocean and/or mountain views, and some of the homes in the canyon abut Trancas Creek.

The only access to PCH from Malibu West is via Trancas Canyon Road, a local collector road. A single private roadway, Principio Drive, provides the only egress to Trancas Canyon Road for those residents in the canyon, whose homes are located on a series of private streets maintained by a homeowners association, the Malibu West Swim Club. Utilities are underground, and there are no street lights. Some, but not all, of the private streets have sidewalks. Wastewater is treated at the Trancas Treatment Plant, located near the mouth of Trancas Creek, which was built for the subdivision and is maintained by the County of Los Angeles. It is currently operating at capacity. The community is served by Waterworks District #29, and receives its water from the 16-inch main under PCH.

Most of the homes in Malibu West were built in the 1960s and 1970s. As the homes have aged, and new families have moved in, residents have increasingly remodeled their homes to suit their changing needs and tastes. All building and uses within Malibu West are subject to review by the Board of Directors of the Swim Club, and governed by the Codes, Covenants and Restrictions (CC&Rs) of the association. These CC&Rs expire in 1999.

To the north of Malibu West, Trancas Canyon Road becomes much narrower and steeper, and there is a more sparsely developed area of larger homes on larger parcels, up to 10 acres in size. These homes are architecturally distinctive and mostly newer than those in Malibu West, and have ocean and canyon views some are equestrian properties, including the Kincaid Ranch at the top of Trancas Canyon Road, one of the original Malibu homesteads. There is also a specimen tree farm at the top of the road. To the west of the road is a gated area known as Trancas Highlands, comprised of 41 lots, ranging in size from 1 to 17 acres, 20 of these lots are built with architecturally distinctive homes ranging in size from 2,000 to 17,000 square feet, but generally in the 3,500 to 4,500 square feet range. Homes in Trancas Highlands are located on steep and narrow private streets, maintained by the Trancas Highlands Homeowners Association. Approximately half the roads are paved. Residents of these homes access PCH via Trancas Canyon Road. Most homes have water tanks on the property, and rely on wells and imported water for their needs. The Homeowners Association is currently trying to form a water district to extend municipal water service from Trancas Canyon Road near Malibu West to these residences. Wastewater is treated in on-site septic tanks, and utilities are both above and underground. One home in the Highlands has a helicopter landing pad on the property and is permitted a limited number of takeoffs and landings a year. Noise from these landings has in the past been an issue of concern to residents of the Trancas area.

To the south and west, there is a small pocket of residential uses along Bailard Road near its intersection with Lunita Road. The public portion of Bailard Road is a mix of horse ranches, single-family homes, duplexes, triplexes, and one 14-unit condominium complex, on large lots ranging in size from 1 to 12 acres. Many are set far back from the street. A private extension of Bailard Road to the east contains nine additional single-family homes. There are approximately 30 parcels in this area, which is not entirely built out. Many of the homes on both Bailard Road and Bailard Road Private have at least some ocean view. Access to PCH for these residents is via Lunita Road, a two-lane light duty roadway. All of the homes in the Bailard-Lunita area are on septic systems, and all are served by Waterworks District #29. There are no street lights or sidewalks in this area.

The half-mile stretch between Trancas Canyon Road and Lunita Road south of the Trancas Highlands contains approximately 100 acres of undeveloped land. This acreage is bisected by a blueline stream running from the mountains toward the ocean, and contains a small riparian habitat and some archaeological sites. The area was once used by the Rindge family to graze its cattle, and more recently was used by hikers, mountain bikers, and dog walkers until a large parcel was fenced by its new owners in 1989. The land is sometimes used by Sheriff and Fire Department emergency helicopters as a landing pad for rescues and emergency evacuations.

The Sycamore Park Community is a small residential development across Pacific Coast Highway from Escondido Beach and Cove Colony. It consists of three streets which fan out from a central, PCH entrance, at Via Escondido, which begins in a roughly north/south direction, and curves to become an east/west street at the end, Sea Vista to the east, running east/west; and Sycamore Meadows, to the west, also running east/west.

The Sycamore Park boundary cuts through Sea Vista midway, dividing it into, for these purposes, Sea Vista "east" and Sea Vista "west." Sea Vista "east" branches off into Via Linda. Sycamore Park and Sea Vista "east" combined will be referred to as Sycamore Park.

The area is characterized by relatively dense development, consisting of about one single-family home to one-half acre, to one home to a maximum of about six acres. Homes in the area are generally from 2,000 to 8,000 square feet, and are from one to three stories in height.

The Sycamore Park development originally dates back to a style of architecture that reflects the fifties genre. Most of these older homes have been upgraded through additions and remodeling in recent years and many newer homes have been built. Some older homes still exist as they were built.

Most of the homes in the area are two-story structures, some are single-story, and some are three stories in height. Most of the lots are on hilly terrain that affords sweeping views of the ocean or/and the surrounding hillsides. All the roads are privately maintained by homeowners. Sea Vista east has many new homes that are frequently substantially larger than current standards allow. Most of the homes feature large backyards. There are several homes which have pools, a few with tennis courts, and some with corrals and/or stables.

Via Escondido follows the path of Escondido Creek. A bridge over the creek affords residents access to the beach, bypassing the highway. On the farthest end from the highway, Via Escondido opens into the area known as Escondido Canyon. The canyon is shared with the residents of Winding Way.

Discreetly located on Sycamore Meadows is a small apartment complex, buried in the vegetation. It is not visible from the street. Along the highway, on Sea Vista and Via Escondido, there is a private tennis club, with three tennis courts and a landscaped common area.

Sea Vista east is characterized by large, deep lots, some of which have been subdivided to afford room enough for several large houses. There are some lots with separate guest houses, garages, or servant's quarters. Some parcels are still undeveloped. These lots are surrounded by developed parcels. The most defining features of this neighborhood are the rolling hills and the canyon, formed by Escondido Creek.

The issue of public access across private property is of major concern to residents here. There is the ocean on one side of Sycamore Park and Escondido Canyon on the other. Residents often find the entrance being used as a parking lot for the general public. People use the private roads and private access to the beach. The privately deeded beach has an easement for the public to the mean high tide line. Others use the private roads to park and access Escondido Canyon.

In addition, those wishing to play tennis often find the parking is taken by public beachgoers. Mobile homes, RVs, campers, and horse trailers are sometimes parked there, seriously compromising security in the area. There have been complaints that transients, sleeping under the bridge on Via Escondido or at Latigo Canyon, next to Sea Vista east, have frightened residents and small children.

As for the canyon, residents have been bothered by off-road vehicles, mountain bike clubs, horse trailers, and hikers who generally show a disdain for the residents and their rights to private property. More seriously, Escondido Canyon, which is not patrolled or secured, has been the site of overnight camping, including open campfires. At the Via Escondido entrance to the canyon, there have been repeated episodes of illegal dumping of trash. At one time, campers were found in the canyon with an open campfire left smoldering next to a dumped gasoline container.

This is not a gated community, and law enforcement is not quick to respond to complaints. No adequate enforcement procedures are currently in place.

In recent years, the problems associated with liability have surfaced here in relation to the equestrian traffic across private property, pedestrian traffic, bicycle traffic, and beachgoers who are on private property. Because of the resources here, public access and liability are a problem.

The area known as Paradise Cove is located at the mouth of the Ramirez Canyon watershed. The topography of the area ranges from sea level to approximately 200 feet. The boundary lines are the Pacific Ocean to the southeast, Pacific Coast Highway on the northwest, Zuma View Drive and the western watershed on the west, and a short distance east of the driveway on the east. It is approximately 80 acres in size, contains two watershed areas and consists of two large parcels and four smaller, single-family residential lots located on Zuma View and Pacific Coast Highway. Approximately 30 acres of the property lie in the Ramirez Canyon floodplain, which drains a watershed of 2,880 acres. The area within the floodplain includes 71 mobile homes, a restaurant, parking lot, guard house, manager's office, and the remnants of a fishing pier.

Ramirez Creek is a blueline stream that generally runs year round, and is the major drainage course into Paradise Cove. Although the portion of the stream bed within the park has been converted into a cement drainage culvert, the area still contains some ancient Sycamore trees. The western portion of the property contains a three-quarter-mile long watershed, about eight to ten acres in size. This area is basically unspoiled and still contains riparian vegetation, including coastal sage scrub and malay willows. Because of the abundance of vegetation in the western watershed, it supports a variety of wildlife such as raccoons, possums, bobcats, gray and red foxes, coyotes, bats, and birds, such as hawks, owls, roadrunners—including the local flock of Point Dume parrots—and many types of lizards, snakes, frogs and toads. This stream bed is basically seasonal, and during the dry months is a much-used wildlife corridor. Additionally, Paradise Cove contains hundreds of eucalyptus and pine trees that are home to many of the birds in the area.

Paradise Cove is a place of great cultural and archaeological importance, as the entire area is the site of the large Chumash coastal village of Sumo, which is one of the largest sites in the Los Angeles County area. It is second only to the Chumash village of Humaliwu located in the Malibu Lagoon area. Exploration indicates that Sumo was a major fishing and trade village, as its protected location on the leeward side of Point Dume afforded shelter, good fishing and easy access to the small outer islands, such as Santa Barbara. Major research over the past 50 years indicates that this site is at least 8,000 to 9,000 years old, and contains a 7,000-year-old cemetery and more recent sacred burial grounds of the Chumash Indians. Many Chumash Indians who were baptized at Mission San Fernando and Mission San Buenaventura show in the ancient registers as residents of Sumo, here in Paradise Cove.

In more recent times, the "cove" was used as a small port by the early settlers of the area, and once contained a portion of the "Hueneme Malibu and Port of Los Angeles Railroad," installed by the Mrs. Rindge in 1906 to keep the Southern Pacific Railway from laying track through the area to Santa Barbara, traces of which still exist adjacent to the mobile home park clubhouse.

In the 1940's, when the Marblehead Land Company was formed and subdivided the area, creating the Malibu Riviera's #1 - 4, Paradise Cove was a favorite picnic and fishing spot. In the 1950's, it became a mobile home park. It remained a rather rustic, sparsely developed mobile home park until it was sold to the Kissel family in 1964, who continue to operate it as the Paradise Cove Land Company. In the early 1970's the mobile home park was expanded, with the addition of 200 more residences on the higher elevations of the park, bringing the total number of homes up to the current level of 271. Residential mobile home spaces in the park range in size from 1,000 to 7,000 square feet. The mobile home park contains two laundry facilities that are open on an alternating basis, a small clubhouse, a small RV storage area, a set of children's swings, a weathered handball/basketball court, and a lovely tennis court that is maintained by a group of residents.

There is only one open access road into the park, which is Paradise Cove Road that intersects with Pacific Coast Highway. There is another entry/exit location on Pacific Coast Highway, but it is locked and used only in emergency situations. Travel within the park is by means of small, paved roadways. For emergency vehicle access, there are two unpaved fire roads that are used mainly by residents as footpaths to the beach. There are no sidewalks. The commercial area serving the public has street lights, but the residential section contains few street lights, which enhances viewing of the star-filled evening sky. Even with the added homes, the large expanse of open space, sandy beach, numerous trees and abundant vegetation and wildlife, the rural feeling and rustic character of the park has been maintained.

The public area contains, in addition to residential units, a guard house that is maintained on a 24-hour basis, the popular Sand Castle Restaurant for shoreline dining, a lovely beach and the Paradise Cove Land Company office. The beach is open to visitors for a fee, on a year round daily basis, with no charge to restaurant diners. During the summer months, the beach is crowded with many of the visitors to the Malibu area. The once lovely pier that had a bait shop, snack bar, and fishing boats, was destroyed during the storms in the winter of 1982, and has not been rebuilt. It is, however, open during daylight hours and still used as a location for many movie shoots, as is the rest of the park.

The utilities are varied, with some being above ground and some underground. The older residences in the creekside area are serviced by overhead electrical service and propane gas. The residences in the upper section of the park are serviced by underground utilities and natural gas. All of the park utilizes septic tanks and leach fields for disposal of wastewater. Due to the increased development of the mobile home park in the 1970's, as well as the construction of scores of condominium units directly across Pacific Coast Highway that sit at a higher elevation and possibly recharge the groundwater, the soils in the park are severely impacted. As such, the park has a variety of septic problems, and is specifically mentioned in the 1992 City of Malibu Wastewater Study as an area requiring further study of its soils and geology.

The geology of Paradise Cove is complex. The southern splay of the Malibu Fault is shown on the September 1992 Hazards Map as traversing the property in an easterly to westerly direction, entering the property east of the pier and exiting just south of Zuma View Drive. The mouth of Ramirez Creek, where the restaurant and the 71 mobile home residences are located is a liquefaction area.

The area surrounding Paradise Cove on the ocean side is developed with single-family homes on approximately 1.5 to 3.0 acre parcels, with homes ranging in size from 1,600 square feet on Zumirez Drive, to 9,000 square feet on the beach bluffs, and wood frame in construction. The style of architecture in the area is eclectic. There are small, older, ranch style residences, intermingled with large Mediterranean homes, and a variety of other styles, such as Cape Cod, Barn, and French Normandy. Due to the topography and abundance of vegetation, few of the residences are visible from the scenic corridor of Pacific Coast Highway. On the land side of Pacific Coast Highway, consists of two churches, some single-family residences and four condominium complexes. Two of these complexes have remained virtually empty, one complex is completely occupied, and one 69-unit complex is currently under construction.

Located at the mouth of a major watershed subject to wildfires and containing hundreds of towering eucalyptus trees many of which are overhanging homes, Paradise Cove is considered an area of major fire hazard, especially during the autumn season of the Santa Ana winds. And, in fact, 47 homes were lost in the major wildfire that swept the area in the fall of 1982.

(Information Sources: Chumash culture at Paradise Cove - Dr. Chester King, archaeologist; historical - Malibu Lagoon Museum Library; geological - Hannan Geotechnical Report, 1992; septic - City of Malibu 1992 Wastewater Study, Peter Warshall and Associates; biological - Dr. Martha Witter, City Biologist)

The most significant element of the area between Leo Carrillo State Beach Park and Lechuza Point is Malibu's most extensive stretch of pristine shoreline. Walking along the beach one finds long expanses of sandy beach punctuated by rock formations and tide pools at the mouths of a sequence of seven distinct watersheds and marking the points that separate the watersheds.

This shoreline is protected by the most abundant kelp beds remaining in Southern California. Once the marine hunting grounds of the Chumash people who inhabited the coastal shelf and the canyons above, these flourishing kelp beds are, today, the Southern California mainland's most prolific skin and scuba diving area, underwater photographer's paradise, and dolphin supermarket.

The principal threats to the kelp forests are inland development which causes increased turbidity, which prevents photosynthesis; siltation, which can smother the kelp holdfasts; and the prospect of shoreline barriers to protect development, which tend to result in the scouring of beaches and relocation of sand to cover the cobble where the holdfasts are anchored.

Sea lions haul out wherever they can find a deserted spot. While the tide pools have been somewhat depleted by visitors, there is surprisingly much sea life to be found there. The City could work with the State Department of Parks and Recreation to increase awareness of the fragility of this precious resource. A number of surf breaks are found between Leo Carrillo State Beach and Point Dume Headlands.

While most of the shoreline remains undeveloped, sparse clusters of homes are to be found along the way. Most of the homes in this section are located atop tall bluffs on parcels ranging from as large as eight acres to as small as one-eighth of an acre. (Specifics to follow: more about parcel sizes and small lot subdivisions.)

Malibu residents and visitors from elsewhere seeking passive recreation reach the shoreline at Leo Carrillo State Beach; Nicholas County Beach; El Sol County Beach Access (not developed); the Robert Meyer State Pocket Beaches (El Pescador, La Piedra, and El Matador); West Sealevel Drive; East Sealevel Drive; and two Broad Beach accessways managed by Los Angeles County. Several other accessways have been dedicated, but remain undeveloped.

Zuma County Beach and Westward Beach are more extensively used by the general public because they offer easy parking, food services in season, more consistent lifeguard services, volleyball courts, restrooms, competitive events, and community services such as Junior Lifeguard training. North Beach Lifeguard Headquarters are at Zuma. The fire department uses the area for training. The lifeguard boat Baywatch moors off lifeguard headquarters during times of intense use.

Ramirez Canyon is a 2,880 acre watershed located between Kanan Dume Road and Escondido Canyon. The topography of the area ranges from the stream bed and flood plain area, to steep mountains. The canyon has a relatively small floor, bounded by relatively steep hills on both the East and West sides. Ramirez Creek is the major drainage course into the Paradise Cove area. With the construction of the "Roosevelt Highway" during the early part of this century, the Ramirez watershed was divided into two almost equal parts, with the mouth of the floodplain located in Paradise Cove. The Ramirez Canyon Watershed also drains many smaller drainage courses and arroyos.

Ramirez Creek is a significant blueline stream with a thriving native riparian habitat lining the creek, and includes many native tree species of oak and sycamore. Although development has disturbed native plant communities adjacent to the stream bed, the hillsides still contain coastal sage scrub. The flora of the upper, undeveloped watershed areas is thriving and consists of abundant native plant communities, such as chaparral, coastal sage scrub and grassland habitat. These remain relatively undisturbed. The lower portions of the watershed also contain exotic annual grasslands. The abundance of vegetation and a natural watercourse provides an ideal home to a number of species of wildlife, including deer, bobcat, raccoon, badger, gray fox, coyote and cougar. Additionally, many species of birds inhabit the area, including hawks, eagles, owls and roadrunners, and there are a variety of snakes, lizards and frogs.

Trails in the area include the Lower Ramirez Canyon Lateral Trail, the Ramirez Canyon Connector Trail, as well as many wildlife corridors. Additionally, a trail has been dedicated and is in the process of being completed in the upper east end of the canyon that will connect Ramirez Canyon Road to another trail easement, creating an entrance/exit to the west side of the canyon, where the trail continues and connects with Zumirez Road. Due to the fragility of this Sensitive Environmental Resource Area, no additional trails are contemplated.

The area's geology is extremely complex and is riddled with both ancient and active slides. There are four mapped slides in the watershed, as well as active debris flow areas located in the upper watershed. Recent grading for development in the upper watershed has exacerbated these problems, and there are now some areas of questionable stability that require further study. In addition, there are four splays of the Malibu Coast Fault traversing the watershed in an easterly/westerly configuration. Due to the canyon's unstable and complex geology, further studies of these problems needs to be done prior to additional development being added to this already overburdened and fragile biological habitat and watershed area.

The floodplain portion of the watershed is a liquefaction zone. Water damage has occurred in the area as a result of runoff from excavated, unstable hillsides. Any debris flow from development can have great impact on both the stream and Ramirez Canyon Road, because the road follows the natural topography, and the dips in the road are part of the bed of the running stream as it traverses the road in five places. Historically, the residents in the flood plain have not suffered any damage from severe winter storms, with the exception of locations where the water has been rechanneled, causing erosion to some stream banks and to the sides of the road, and water from excavated channels to enter some homes.

Ramirez Canyon is an area of archaeological and cultural importance, as it is an extension of the large Chumash village of "Sumo" located in Paradise Cove. There are sites identified as many thousands of years old, and there are ancient burial grounds, as well. It is believed that the canyon was used by the Chumash Indians for at least 9,000 years, until the early 19th century.

In the early part of this century, the Rindge family's Adohr Dairy Company ran their cattle in the canyon, until the area was subdivided by the Marblehead Land Company in 1941. This was the first subdivision by the Marblehead Land Company (which has since become the Adamson Company), a Delaware Corporation, and the first tract was sold and deeded in March of 1942 to Hope Ann Goodrich.

There were 38 original parcels in this subdivision which, during the ensuing years, have been subdivided down into 70 to 80 parcels, approximately three to five acres in size, with some smaller lots of one to two acres. At the present time, there are approximately 50 to 60 homes in the canyon, ranging in size from 2,000 square feet to 8,000 square feet, but including some much smaller residences. The homes vary greatly in style and architecture, including small, original cottages, medium-sized ranch style homes, and large, modern or Mediterranean structures.

Ramirez Canyon Road is a private road that is gated at the Winding Way and Paradise Cove entrances. The Ramirez Canyon community, through the Ramirez Canyon Homeowners Association, collects monies and provides the following services: road repair and maintenance, signage, monitoring of speed limits, maintenance of gate phone, speed bumps, and bridges. Road access can only be provided to residents who have recorded deeded easements (the Hope Ann Goodrich easement). Access at the Paradise Cove location is by means of a tunnel beneath Pacific Coast Highway. Historically, all residents have been responsible for their own trash pick-up.

Wastewater in the watershed is disposed of by means of on-site septic tanks and leachfields.

(Sources: historical - Ruth White, President, Ramirez. Canyon Homeowners Association; documentation Chumash culture - Dr. Chester King, archaeologist; geological - Hannan Geotechnical Report, 1992; biological - Dr. Martha Witter, City Biologist)

Las Flores Canyon is one of the largest watersheds in the Malibu area. Within the watershed are the neighborhoods of Las Flores Canyon, Las Flores Mesa, Rambla Pacifico and La Costa.

CIRCULATION: Seven-tenths of Las Flores Canyon Road is within the Malibu city limits. Las Flores Mesa Drive, a privately maintained road, is accessed only from Las Flores Canyon Road. Rambla Pacifico, a main north/south thoroughfare until sliding caused the road to become impassable in the early 1980s, is usually reached via Las Flores Canyon Road. Over two miles of Rambla Pacifico Road are within city limits. North of the city limits, Las Flores Canyon Road interconnects with Rambla Pacific Road. Further north, hairpintype roads off Rambla Pacifico, such as Schuerin or Piuma, provide ingress and egress to the San Fernando Valley. The neighborhood of La Costa is accessed from Pacific Coast Highway on the east via Rambla Vista and Pacific Coast Highway on the west via Rambla Vista. All of the above roads are winding, have narrow shoulders and no sidewalks or curbs. Off-site parking is limited. The exception to this is the strip of La Costa homes built on Pacific Coast Highway. The highway has curbs, and off-site parking is available.

1.6.6(a). Las Flores Canyon.

HISTORY: Las Flores Canyon was one of the first residential settlements because a guarded Rindge Ranch fence west of the road prevented westward development. The office of Malibu's first justice of the peace (he was a bartender at the stage coach stop, now known as Charlie Brown's Sea Lion Restaurant) and some Rindge Ranch bunkhouses were on Las Flores. Two bunkhouses remain. Other buildings near the mouth of Las Flores, easily identified by their architecture and wood siding, are nearly 100 years old. Though close to Pacific Coast Highway, the area feels isolated and tranquil.

LAND USE: Las Flores Canyon has an eclectic mix of single-family, multifamily rentals, commercial, horticultural, institutional and public facility zoning within the city limits. A nursery sits at the opening of Las Flores. About a block and a half north on the east side of the road is a place of business. On its south is a four-unit apartment building. The balance of land north of the business and on the east side of the road is all single-family. County zoning permitted multifamily development to four-tenths of a mile up Las Flores. A private school is on the east side, a county maintenance yard on the west, at the north end of the road. The very few infill lots remaining are used for parking overflow (in particular and on a regular basis by the office building for employee parking and the 20-unit apartment building). The majority of parcels are one-quarter acre. Houses average about 2,000 to 2,500 square feet. There has been no "mansionizing." Most structures have been built at the canyon floor; a few are on hillsides or hilltops. Wood is the predominant siding for single-family and multifamily buildings and reflects the "woodsy," rustic character of the neighborhood.

HOUSING: Multifamily rentals include four duplexes, two triplexes (one is uninhabitable due to flood damage), three fourplexes, one six-plex and one 20-unit apartment building. Units range from one- to two-bedrooms. A triplex, fourplex, and six-plex are on the creek side (west of the road). There are no condominiums. Two small Rindge bunkhouses are rentals. There are granny unit rentals in single-family residence.

CONSERVATION: Las Flores Canyon is the only residential deep canyon in Malibu and has been designated by the County as a "Most Important" Significant Ecological Area. A creek, which flattens as it runs through the city limits of the canyon, carries runoff from one of the largest watersheds in the Santa Monica Mountains and provides sand for Las Flores Beach. Within city limits, the creek is bounded on the east by housing and the nursery; on the west by Rambla Pacifica. Besides coastal shrub and wildflowers, Las Flores Canyon also has pine trees, sycamores, pepper trees, and cactus. Minimal formal landscaping (lawns, etc.) gives the area a "natural" appearance. Wildlife, including deer, quail and rattlesnakes, can be found in the canyon.

OPEN SPACE: Open space is visual, not publicly owned. The visually open, aesthetically pleasing areas are the by-product of the steep canyon walls and "natural" vegetation.

NOISE: Man-made sounds echo in the canyon, but are normally unobtrusive. Because the road is now a main thoroughfare, traffic sounds can be a nuisance, particularly in the warmer months. Natural sounds of frogs, coyotes and birds abound.

HEALTH AND SAFETY: Las Flores Canyon is a floodplain. Many of the buildings along the creek are built on pilings. Two properties, a triplex and a single-family residence which sit below the creek bed as a result of the Rambla Pacifico slide, were destroyed by flooding in February of last year. The triplex was remodeled and re-rented, but again was destroyed by flooding in December. The two Rindge bunkhouses (at creek bed level) received substantial water damage but are again rented. The balance of creekside properties sit four to fifteen feet above the creek bed. During rains, the creek either rises and widens or runs narrow and deep. Also, the bed level is negatively impacted by rocks tumbling and siltation streaming from the steep upper watershed outside the city limits.

Las Flores Canyon is sandwiched between two slides, Rambla Pacifico and Las Flores Mesa. The Rambla Pacifico slide is the subject of litigation and will not be discussed here. The recent rains caused several problems on Las Flores Canyon Road from activity on Las Flores Mesa: runoff, surficial mudsliding, rocks and boulders, a fallen tree, and a dormant, natural spring which ran down Las Flores Mesa Drive and onto Las Flores Canyon Road for several weeks. The runoff has undermined the asphalt.

1.6.6(b). Las Flores Mesa.

LAND USE: The area, which saw development begin in the late fifties, is single-family residential. Lots average one acre. Houses are frequently perched along bluffs, down steep hillsides, or in the case of Sierks Way, built on a flat promontory. Homes average around 2,000 square feet in size. However, in the last two years, houses ranging in size from 4,000 to 6,500 square feet have been constructed. Most residences have ocean views.

HOUSING: N/A

CONSERVATION: Homes on Sierks Way have lawns, but homes on Las Flores Mesa Drive and Eagle Pass Drive are primarily surrounded by natural vegetation. The undeveloped hills provide a wildlife corridor.

OPEN SPACE: Because of the steepness of the hillsides, there are acres of privately-owned open space.

NOISE: Peaceful.

HEALTH AND SAFETY: The downslope side of Las Flores Mesa Drive has experienced movement, primarily surficial sliding, as has Eagle Pass Drive. The roads are privately owned; the homeowners are responsible for maintenance and storm drains. Rainwater from the roads, which either overwhelms the drain or can't enter plugged drains, frequently floods Las Flores Canyon Road.

BACKGROUND: The hillside neighborhood of La Costa, the oldest subdivision in Malibu, dates back to 1926. The neighborhood's CC&Rs, which expired around 1970, required architectural review and approval of all development.

LAND USE: The area is predominately single-family residential built along narrow winding streets and on steep hillsides. On the north sides of the roads, structures are built up the hillsides primarily; obvious cuts into the hillside are infrequent. On the south sides of the roads, structures are built down the hillsides or rest on pilings. Most structures have very little or no setback from the roads. The original homes are primarily Mission Revival in design. However, since the expiration of the CC&Rs, an eclectic mix of design has emerged. Telephone lines are underground. Most homes have ocean views. La Costa now includes single-family built later along Pacific Coast Highway and these homes have setbacks.

Malibu's original mixed-use strip center is located between Rambla Pacifico and Rambla Vista on Pacific Coast Highway. In the past, the first floor was commercial while the second floor was residential. Today, the first floor is commercial/retail; the second floor is commercial/office. The first-floor businesses serve both residents and visitors.

HOUSING: On the east end of Rambla Vista, housing is primarily multifamily with five duplexes and one eight-unit apartment building.

CONSERVATION: Because of the age of the area, trees have reached enormous heights but enhance the hillside neighborhood's beauty. Vegetation is natural. Three historic structures are located on Pacific Coast Highway. Representing the Mission Revival style in design, one structure, referred to as the "Old Sheriff's Station," is made of brick; the other two, at the La Costa neighborhood shopping area, are stucco. All have tile roofs and in some rooms, original Malibu tile.

OPEN SPACE: Open space is visual, due in large part to the topography, and privately owned.

NOISE: Tranquil, except for the homes which are built along Pacific Coast Highway.

HEALTH AND SAFETY: The eastern half of La Costa has experienced slope movement. Gas lines are above ground. Rambla Orienta, Paseo Hidalgo, and Calle de Barco, at the northern top of the neighborhood, are dewatered. Due to sliding in the eighties, some houses on the east end of Rambla Orienta were destroyed, or remain but are uninhabitable.

Part of the magic of Malibu is, like few places in the world, it is a place where the mountains come down to meet the sea.

Steep unstable bluffs crisscrossed with earthquake faults line Pacific Coast Highway and present a potential danger to travelers to inclement weather. The highway bisects the bluffs from the beaches. Along the beaches are a mix of single-family and multifamily residences, some on sandy beaches and some on wet beaches. For the most part, the residences are on narrow lots and are both single and two-story construction with varied architectural styles.

The beach side of PCH has a few commercial lots and single-family and multifamily units. It has a private beach club for residents who own property above La Costa Beach. It has the only inn and motel on the sand in the Los Angeles area. There is limited public access to these beaches, no public facilities or guard stations. The Las Tunas beach portion has a groins system in place.

All of the property is serviced by septic systems, and public facilities. As in all beach communities there is heavy surf at times and beach erosion and replacement.

On the land side of PCH where the terrain has allowed, there is multifamily development, single-family residences and commercial strip, office and stores.

This side has some fault lines which may also run through some of the beach side properties but as a result some of the land side property may not be buildable.

Because of the way Pacific Coast Highway ribbons through the varied distances between bluffs and beach there is limited pedestrian accommodations and no bicycle lanes.

Highway noise and aircraft noise is endemic to the beach property.

The strip shopping was created by the Coastal Commission concept of serving tourism rather than the needs of the local community.

The most significant characteristic of this area is the beauty of the sites and the shoreline of the ocean.

The boundaries of the Malibu Park neighborhood are defined by the four shared and interconnected accesses to the Pacific Coast Highway (Bonsall Drive, Busch Drive, Morningview Drive and Guernsey Drive), including the property which fronts on PCH and lies between the Bonsall and Guernsey accesses. The Malibu Park community is bounded on the North by the Zuma-Trancas section of the Santa Monica Mountains National Recreation Area (SMMNRA) parkland, on the south by the PCH and Zuma Beach County Park, on the West by Trancas Creek and the Trancas wetlands, and less precisely, on the east by the slopes rising towards Kanan Dume Road.

Three types of topography are represented in Malibu Park. Approximately 75% of the area can be described as "coastal shelf," rising from the 50-foot high bluffs facing PCH to an elevation of about 350 feet in a horizontal distance of about 4,500 feet—an average slope of about 15:1. This gently sloping shelf undulates transverse to the coastline as the result of a series of small intermittent streams (several are "blueline streams") which ultimately flow directly into the ocean, crossing PCH through culverts. Prior to 1970 virtually every parcel in the shelf area had a blue-water view, including several Channel Islands, and over half had a white-water view. Less than 10% of these views remained in 1993 as a result of view blockage by trees—primarily Blue-gum Eucalyptus and Pine.

Approximately 20% of the land can be considered to be "canyon land," located along the Zuma Creek. Large, old sycamore trees currently dominate this area, though formerly it was meadowland. The remaining five percent of the area is steep hillside rising from the shelf area to an elevation of about 800 feet in a horizontal distance of about 1,800 feet—an average slope of about 4:1. This area, originally developed as "Horizon Hills," features spectacular coastline views sweeping from Palos Verde to Leo Cabrillo and including five Channel Islands.

Malibu Park is crossed on its north side by an ancient fault, and several landslide or slump zones have been identified in the steeper areas. Most of the Zuma-Canyon area has a high water table, and has been identified as a potential flood zone. In the shelf area the water-table generally lies 25 to 50 feet below the surface, and periodically this underground water "surfaces" as it emerges from the coastal bluffs fronting PCH.

Portions of the Malibu Park area have been swept by wildfires, with significant loss of property. These fires are driven by Santa Ana winds channeled through Zuma and Trancas Canyons. Major fires occurred in 1956, 1967, 1970, 1977, 1978, 1980, and 1983.

The Malibu Park area is largely developed as single-family residences on large lots, though about one percent of the shelf area has been developed as small lots (smaller than one-third acre). There is no multifamily development in Malibu Park, and the only commercial development is a small neighborhood-serving shopping center at the intersection of Busch Drive and PCH.

The shelf area was used to graze cattle and raise vegetables until the 1950s. Portions of Malibu Park were divided for residential development starting in the late 1940s. The land in the "shelf" area was subdivided into two to five acre parcels, and at the south end of Bonsall Canyon Drive and in the Horizon Hills area into one to two acre parcels. Some parcels remained in the seven to 40-acre size range, particularly at the north end of Bonsall Canyon Drive, and on the eastern slope of the Trancas watershed, on the western side of Malibu Park. Most of the Malibu Park original subdivision parcels carried deed restrictions which shaped the size of the homes, and which encouraged agricultural use of the land. As these restrictions expired, some of the parcels were divided further, and a few of those divided still again. Today Malibu Park contains intermixed parcels varying in size from one-quarter acre to 12 acres, with the majority in the one to four acres range.

The nature of the land, the mild weather, and the unusually clean air, encourages agricultural uses. Wholesale orchid ranches are located on Bonsall and Harvester Roads. Small commercial Avocado orchards are scattered throughout Malibu Park. Herbs and flowers are grown commercially on the undeveloped portions of a number of parcels. Several parcels are used as wholesale tree nurseries. A large number of homes keep riding horses; and goats, chickens, and geese are raised for home consumption.

Prior to the 1970s, about 250 ranch style homes, varying in size from 1,500 to 2,500 square feet, were built in Malibu Park. In the 1970s home sizes increased to the 2,000 to 5,000 square-feet range, with a few as large as 8,000 square feet. Most of these were single-story, though about 10% of these newer homes were two-storied. This building pattern continued in the 1980s, with a tendency towards the larger end of the size spectrum, until the vote for incorporation of the City of Malibu. After the vote in favor of incorporation, Malibu Park became the site of a building frenzy of very large homes (up to 22,000 square feet), and large homes (typically 8,000 square feet, two-story) on smaller (less than one acre) lots. Many of these were built for speculation and having not sold in two years, were foreclosed. Some of the largest "mansions" have become "show places," frequently cited as examples of what should not happen in Malibu. This development brought forth the problem of excessive run-off water to Malibu Park, resulting in flooding of several homes in 1991 and 1992.

The rural character of the Malibu Park neighborhood is expressed by the low, ranch-style houses, the large lots, and the agricultural uses of the undeveloped land. It is also reflected in the virtual absence of sidewalks and curbs, and by the minimum use of street and home-security lighting.

A large parcel of land owned by the Santa Monica-Malibu (SM-M) School District is located in the center of the shelf area. The Juan Cabrillo Elementary School and the Malibu Park School (grades 7 through 12) are located on this land. The Malibu Methodist Church, which operates a nursery school, is located near the public schools.

Malibu Park contains three secondary trailheads to the SMMNRA at approximately the intersection of Guernsey and Morningview Drives (the Chumash Indian Trail), and at the north end of Busch and Bonsall Drives (the Zuma Ridge and Zuma Canyon Trails, respectively). Los Angeles County has leased a portion of the SMM School District land for an equestrian center. This center is linked by roads and trail easements to the Chumash Trail from Morningview and Harvester Drives, to the Zuma Ridge trail head at Busch Drive, and the Zuma Canyon trail head at Bonsall Drive.

Zuma Beach receives several million visitors each year. To avoid the parking fee charged by the County at Zuma Beach, large numbers of beachgoers park along PCH, and on Morningview and Guernsey Drives. Since circa 1990 these "parkers" have created a significant problem to the neighborhood in the form of obstruction of the roadsides used by equestrians and pedestrians, trash and litter, and an increasing number of burglaries and thefts.

Opossums, raccoons, skunks, squirrels, rabbits, gophers, rattlesnakes, roadrunners, quail, redtail hawks, owls, parrots and numerous smaller animals and songbirds are found throughout Malibu Park. These, and domestic animals, provide good hunting for coyotes, owls, and hawks. Deer were abundant in Malibu Park through the 1970s, but are only seen occasionally today. Bobcats and mountain lions from the hills to the north occasionally drop in for dinner.

The area defined by Winding Way and De Butts Terrace north from Pacific Coast Highway to the Escondido Falls is a community of about 100 properties which are accessed by these private roads.

The majority of parcels are two to five acres in size, although parcels range from one-third to over 100 acres.

Lack of a county water supply had been a major obstacle to development in the area, and most of the parcels were undeveloped. When in recent years a water improvement district was formed, the property owners were assessed and a new water line and road improvements were accomplished. A five-foot equestrian easement was dedicated alongside the road as a Coastal Commission condition of these improvements.

Much new construction took place, and consequently the homes are newer, larger, and taller (exceeding current standards) than those that exist in most communities, reflecting a change in the undeveloped character of the neighborhood.

The topography is that of rolling hills that provide an opportunity for unmatched ocean and coastline views. Although the feeling is rural, most homes are no longer oriented toward equestrian uses. Property values are higher than average for the land side communities of Malibu.

The roads are private, though not gated, which is consistent with the quiet residential character that the community has traditionally enjoyed. However, with the acquisition of land by the Conservancy (the Conservancy now owns approximately 30 acres of land in the area) has come the unlimited public access for hikers, bikers, campers and gangs. Security and liability have become a problem and the fire danger has increased. Recreationists and tourists park along the equestrian trail.

Two waterfalls exist in the upper region of Escondido Canyon which are accessible by hiking or horseback along trails through private property. There is conflict among the various types of users as to the impact on the sensitivity of this area as well as the residential character.

Of utmost importance to the continuance of the historic community character is the ability of the residents to control this recent increase in public access so that the integrity of the residential lifestyle can remain intact. The residents are adamantly opposed to the acquisition of any more property in the area by the Conservancy because of these problems and the increased public use of the area which is considered sensitive in nature, and which cannot support this increased level of use.

Area inland of Pacific Coast Highway west of Lunita/Bailard Tract to west City line.

This area's topography ranges from gently to steeply sloping terrain between Pacific Coast Highway and the Eastern boundary of the City. There is relatively sparse single-family development located on large lots usually served by private roads or driveways serving several properties. There is one semi-developed subdivision, Lechuza Highlands, which exists around the mouth of Encinal Canyon Road that was initially sold to individual buyers in late 1959 by the Crummer family. The area is about one-half developed, and subdivided lots range from several sites of one-half acre to three acres in size. The roads are private and maintained by residents. Many are dead-end and are intended to serve residents only. The neighborhood is very rural in appearance and lacks typical urban amenities such as sidewalks and streetlights. The area has a history of geological instability. There were several landslides closing Encinal Canyon Road in the late 1960s through 1980. These areas continue to be unstable. The development of structures in Lechuza Highlands was controlled by CCRs until they expired in 1986.

The general area affords wonderful views of the Pacific Ocean as well as the mountains and canyons from most existing and potential development sites. The areas not in the Lechuza subdivision are primarily larger parcels.

Existing housing development ranges from small, older structures from 2,000 square feet to recently built 8,500 square-foot structures. Most are, or appear to be, multi-story. This often can be misleading in that the structure may only be one story at the level of the access road but is built down the slope and appears two or three stories high looking up from PCH.

Land uses in the area are almost all residential except for the Malibu Tennis and Riding Club at the western end which provides facilities for horse boarding, horse shows, and a tennis club which are clustered on the portions of the property fronting PCH. The upper steeper portions of the property provide trails for users of the facility. There also is a pet boarding kennel and a horse ranch which provides boarding and equestrian teaching facilities on two other properties nearby.

Historically, there have never been any multiple-family or commercial uses other than the Tennis and Riding Club which had a low-intensity recreational commercial land use designation under the Coastal Plan.

Other than some areas of geological instability, the primary hazard is from fire and high winds, which can be severe. The area has experienced several wildfires; one in 1978 burned 250 homes in western Malibu. Highway noise can be annoying for homes immediately uphill of PCH.

Water service to the area is provided by Waterworks District 29 but lateral lines are often inadequate to serve some areas. Electricity, cable TV and phone service is available in most of the area. Natural gas service is provided to some areas, not to others.

The closest shopping area is at Trancas Canyon Road and PCH which is between three and eight minutes by car from most properties. A medium size grocery chain market, a restaurant, a nursery and a full-service gas station are located there.

Two highways, Encinal Canyon Road which joins Kanan Dume Road, and Decker Canyon Road, a state highway, provide access from PCH across the mountains to the Ventura Freeway.

The recreational opportunities available are primarily natural in nature and passive in use. There are four State-owned beaches on the ocean side of PCH across from this area. They are characterized by picnic and parking areas on the bluff with relatively primitive stairways to the natural beach below. They receive significant visitor use, especially in the summer months, creating parking hazards on PCH, which is a popular bike route. Several years ago a young man was killed crossing four lanes of PCH from La Piedra Park near the intersection of PCH and Encinal Canyon Road. Charmlee County Park provides a magnificent natural hiking and picnicking area for residents and visitors. It is both within and without the City, with an entrance beyond City limits off Encinal Canyon Road. The park runs through Lechuza Canyon between Encinal Canyon Road and Decker Canyon Road, abutting National Park Service land which connects the park to La Pescadore Beach on the ocean side at Decker Canyon Road. The whole area has abundant wildlife, including deer, coyote, hawks, buzzards, Monarch butterflies, etc.

The Malibu Knolls neighborhood consists of 65 residential parcels situated on a crescent-shaped area above and surrounding the Civic Center Area. These lots form the northern and part of the western boundary of the Civic Center area. The average elevation of the neighborhood is approximately 200 feet above the flat land below. The neighborhood is separated by a deep gulch into two distinct areas—East Knolls (40 parcels), and West Knolls (25 parcels). The largest lot is over four acres and the smallest lot is less than one-half acre. The average lot size is 1.02 acres.

All of the homes front on dead-end streets, all of which can only be accessed from Malibu Canyon Road. During peak traffic hours, the residents are subjected to extreme traffic hazards by the high speed canyon traffic when entering or exiting the neighborhood. The East Knolls, in particular, has an intersection with Malibu Canyon Road at a blind curve on the canyon.

Most homes in Malibu Knolls have an unobstructed view of all of Santa Monica Bay from Palos Verdes to Santa Barbara Island. There is also an unobstructed view of the Malibu Civic Center. The physical terrain creates an amphitheater where the residents are the audience to the sights, sounds and any other activity that emanates now and in the future from the Civic Center.

The essential character of Point Dume is a predominance of single-family homes on lots that are extremely large for parcels on the ocean side of Pacific Coast Highway, together with views from those parcels of and/or proximity and access to the beach. Point Dume has a lack of sidewalks and street lights, as well as roads which are rarely straight or flat, all of which adds to the rural atmosphere prevalent on Point Dume. Many homes have ocean views and/or sounds or mountain views, and the surrounding beaches are both traditional Southern California wide, sandy beaches, such as Westward Beach, as well are more unique beaches, such as the "Big Dume" beach, with its extensive tide pools.

Original construction on Point Dume customarily consisted of single-story ranch style homes in the 2,000 square foot range, with "building standard" type interior finishes. However, most homes constructed on Point Dume since approximately 1985 have been large, often finished in an opulent style, and with widely divergent styles, and such homes now constitute a significant (although not overwhelming) portion of the Point. Such larger homes are particularly prevalent on perimeter drives and bluff streets (e.g., Cliffside and Birdview), while original styles predominate elsewhere (e.g., Wandermere).

Although single-family residences predominate, a few multiple-unit structures were also built on Point Dume. Multiple-unit structures and multiple structures on single lots were not part of the original neighborhood character or architecture, as still are not, nor have multiple-unit structures been completed recently on Point Dume. Although multiple-unit structures are rare on Point Dume, a significant number have recently been built in close proximity to Point Dume on the non-beach side of the Pacific Coast Highway, and the number of multiple-unit structures in the area is therefore at a saturation point. Point Dume contains a mobile home park on the tip of the Point at the end of Heathercliff. Most of the lots on Point Dume have now been built out, though sporadic unimproved lots remain.

Shopping and related needs of Point Dume area residents are assured, and seem assured into the future, through two existing complexes on Point Dume, one on either side of Heathercliff at the Heathercliff entrance to Point Dume. In addition, retail office space is also provided at Heathercliff, as well as at another complex off Ports-head.

Passive and active recreational needs are met by the Malibu Community Center, which provides public access and parking off Fernhill, the Point Dume Headlands, (and associated foot trails), which provides public access and parking from Westward Beach.

As a result of the shopping and office centers and as a further result of "Z" traffic which does not commence or terminate on Point Dume, but which merely uses the Point as a short-cut, including but not limited to traffic leaving Westward Beach contrary to the designated traffic flow, the volume and speed of traffic on Point Dume is at an unacceptably high level.

Crime and potential fire hazards on the Point have also become concerns, particularly as nonresidential development has increased, vagrancy has increased, itinerant workers tend to congregate near Heathercliff and the PCH, and alcohol has been made available for both on-site and off-site consumption, including late into the night.

"Serra Retreat" is a wooded canyon area adjacent to Malibu Creek in Lower Malibu Canyon, as well as a portion of Sweetwater Mesa. The approximately 96 property owners of the small, secluded area belong to the Serra Canyon Property Owners Association, which was formed to maintain and protect the privately-owned, country road of the canyon community.

Serra Canyon consists of approximately 96 lots ranging from under one-half acre to four acres, with a few in excess of four acres. All but a handful are developed as single-family residences at this time. The homes range from small to large, reflecting the diverse economic and architectural make-up of the special Malibu locale. Eighty percent of the lots are one acre or less, with the remaining 20% more than one acre. As Malibu's historic ranch center, its rural character is unique and treasured.

Malibu Country Estates is an enclave of single-family homes north of Pacific Coast Highway and adjacent to the western border of the Pepperdine University campus. It consists of 107 lots of which five remain undeveloped. A "Declaration of Restrictions" recorded on August 28, 1972 in the County of Los Angeles and valid at least until January 1, 2010 defines the boundaries of each lot, whether it is for one or two-story structures, and specifies a set of restrictions regarding height, setbacks, size of floor area, visual impact, etc.

Malibu Country Estates has paved streets, sidewalks, public water supply, storm sewers, street lights—the amenities and look of a suburban community. Its wastewater is treated at the recently upgraded Malibu Mesa Reclamation Plant, which is partly dedicated to meeting the fixed permanent needs of Malibu Country Estates. The Malibu Mesa Reclamation Plant is shared with Pepperdine University.

Malibu Road is a two-lane "country road" which runs north and south paralleling the Pacific Ocean for approximately two and one-half miles. Malibu Road has one entrance—Webb Way—which is a 100-plus-foot wide access road from Pacific Coast Highway. There is a large shopping center bordered by Webb Way, PCH, and Malibu Road. There are also professional offices at the entrance to Malibu Road. Since the enlargement of the shopping center, egress and ingress to Malibu Road has been hampered (some would say dangerous) due to the infrastructure's inability to handle the increased traffic.

There are over 250 living units situated on Malibu Road, the majority of which are two-story single-family homes located on the ocean side of the Road. These beach-front lots are approximately 60 feet wide and 100 feet deep. The land side residences are also mostly two-story homes, but sit on larger lots ranging from one-quarter to four acres. At the far north end of Malibu Road there are several multifamily units which offer semi-affordable rental units.

The City of Malibu recently took over management of Bluffs Park, which is located on the palisades above Malibu Road. The park offers active recreational opportunities with a visitor's community center (The Michael Landon Center), a Little League field, and open recreational space popular with those who like to fly remote control planes or simply enjoy the spectacular ocean views as they wander the designated trails which wind down to Malibu Road.

The geological hazards on the land side of Malibu Road are well known and have been the subject of ongoing studies regarding the watering practices of Pepperdine University which is situated on the hills above the road. It is believed that excess watering of the hills surrounding the university have contributed to the movement of the bluffs along the road.

Malibu Road residents are served by an active homeowners association which represents their interests and concerns.

Malibu Canyon Village Homeowners' Association, Inc.; Maison de Ville Homeowners Association; Malibu Pacifica Condominium Association, Inc.

Flanking the westernmost section of the Malibu Civic Center "bowl" arena, and overlooking a slight hillside, stand three condominium properties—Malibu Canyon Village, Maison de Ville, and, tucked away beside a grade school and a Catholic church, Malibu Pacifica.

Bordered along their ocean side by Civic Center Way and the Maison de Ville sewage treatment plant, these three Malibu condominium properties contain 169 individual condominiums housing more than 400 residents on approximately 10 acres of real estate. Due in part to its proximity to Catholic and public schools, this area has become the most densely populated in Malibu. Each of the condominium properties as it exists today is fully developed and operating under condominium association covenants, conditions and restrictions.

With automobiles ricocheting up and down Civic Center Way at speeds often in excess of 60 miles per hour, condominium residents and the school children are subject to extreme traffic hazards when entering or leaving the neighborhood. Any consideration for further development of this area should take into account the existing traffic, population density, and the already overloaded sewage treatment plant.

Leaving Pacific Coast Highway and its profusion of fast, noisy cars and crowds of beachgoers behind and entering Zuma Canyon, one can only marvel at the uncommon beauty and tranquility. Everywhere there are tress and flowers. The near-perfect silence is interrupted only by birds singing, crickets chirping, and the occasional hum of a distant mower.

What is almost unbelievable is traveling just a few hundred feet and being in such a pastoral setting, free of congestion, noise and visual disharmony. From the start, the visitor senses that Zuma Canyon is a rare and special place. There is immediately a feeling of having discovered a place unspoiled and undisturbed by civilization. Only upon a closer look does one become fully aware of the homes tucked behind a camouflage of thickset bougainvillea hedges colorfully lining the street.

Zuma Canyon property was originally settled with a population density of about one homestead per every five acres of land. Today, there are approximately 50 single-family building sites, each occupying an average of about three acres. Most have been developed in secluded estate-like settings.

From the vantage point of a western rim, one can observe a patchwork of small orchards, truck farms, stables and corrals stretching over the gently rolling terrain. There are groves of oranges and avocados, apple orchards, and greenhouses where rare varieties of orchids and nursery stock are grown. The unusual climatic conditions of Zuma Canyon are favorable to producing a wide variety of plants, fruits and vegetables.

Agriculture represents the only commercial enterprise permitted by RA-1 zoning in the Canyon, and it is an important source of livelihood and interest to more than a few of the canyon's property owners.

Zuma Canyon is located on the eastern side of Pacific Coast Highway along the stretch of Malibu between Kanan Dume Road to the south and Trancas Canyon to the north. At one end of the Canyon lie the Zuma wetlands and beach; at the other end is land currently designated as a National Park. There is no access to the beach from Zuma Canyon; there are no ocean views. Residential properties are nestled on a floodplain below steep slopes and rugged ridgelines.

Zuma Canyon is one of the least disturbed canyons of the Santa Monica Mountains, and it is considered a Significant Ecological Area. Its dry slopes and ridge are sparsely covered by a mixture of chaparral, coastal sage scrub and natural grasses. In contrast, the riparian bottom of the Canyon is dominated by narrow bands of dense native Oaks and Western Sycamore woodlands. Significant watershed areas surround the woodlands.

Zuma Creek flows down the mountain and interior valleys towards the Pacific Ocean. The interaction between the ocean and stream bed forms one of the last remaining wetlands along the Southern California coast.

The brushy, grassy habitat of Zuma Canyon provides a haven for a rich diversity of wildlife. Deer, bobcats, rabbits, raccoons, badgers and other species continue to be sighted in Zuma Canyon. The Canyon's canopy of trees and shrubs provide a sanctuary for many bird species, including thrashers, quail and Golden Eagles. Members of the Audubon Society find Zuma Canyon a paradise for birdwatching activities. Historically, the high cliffs of Zuma Canyon provided a nesting habitat for the Peregrine Falcon, a State and Federally listed Endangered Species.

Describing the physical attributes of Zuma Canyon is much easier than defining the personality of its neighborhood. Even with access to an entire vocabulary it is difficult to find the proper words to express the quality of life existing in the Canyon. Many Zuma Canyon property owners are longtime residents who came to the Canyon seeking solitude and serenity. They, as well as newcomers to the Canyon, have chosen to retain those qualities. Over the years, the quiet, secluded, rural character of the Canyon environment has remained virtually unchanged.

Several residents of the Canyon are now retired and appreciate more than ever the intimacy of canyon living. Others are professionals who work in the city but pay the price of lengthy commutes to return to a slower pace once their day's work is complete. Even non-residents enjoy the Canyon's ambience; riders regularly enjoy a ride through the Canyon.

A common denominator shared by Zuma Canyon property owners is a desire for privacy. This has brought about a feeling of closeness and community among the neighbors that is hard to find nowadays.