Malibu planning commission approves Cliffside Drive remodel with condition to add second exit if required

The Malibu Planning Commission on June 2 approved a coastal development permit for 29042 Cliffside Drive, a Point Dume bluff-top property, allowing a new 900-square-foot detached second unit, a roughly 1,845-square-foot subterranean recreation room, a new pool, roof decks and other site work with a minor modification reducing the front-yard setback by 50 percent.

The project drew lengthy staff review and discussion focused on the basement recreation room’s emergency egress and how any required secondary exit would affect total development size and grading. City planner Rick Caswell told commissioners the application proposed 431 cubic yards of nonexempt grading, about 9,545 square feet of impermeable surface (13,225.5 allowed), and a total developed square footage (TDSF) of 7,002 where 7,059 is allowable.

Why it matters: Commissioners pressed the project team and staff about life-safety requirements for basements that contain habitable, or otherwise nonincidental, spaces. If the California Building Code or building and safety requires an additional escape route later in plan check, commissioners wanted a clear path that would not trigger a return to the commission for a larger amendment.

Applicant representative Joseph Lazama and owner Tim Barish described the proposal as a modest second unit and family-oriented rebuild after earlier site damage; architect William Franklin emphasized design moves to preserve a coral tree and to keep the new unit low and visually subordinate to the existing house. Lazama said the second unit façade would be natural stone matching the existing residence; Barish said the property is intended as a family house and community-minded project.

Several commissioners questioned whether the subterranean recreation room must have a second egress under state code. Staff and the applicant’s architect reviewed relevant building-code language in the hearing and differed on whether the residential code provisions required a second escape opening for non‑sleeping habitable basement space. Building-safety standards and the fire code were cited repeatedly during the exchange.

To avoid delaying the project, commissioners adopted a condition allowing the owner to add a secondary egress if required by building and safety, provided the work does not exceed the maximum allowable TDSF or cumulative nonexempt grading established in the Local Coastal Program. That condition was offered orally during the hearing and incorporated by motion before the vote.

Commission action: The commission approved Planning Commission Resolution No. 20549, as conditioned. The roll call vote was Vice Chair Leonard, yes; Chair Peake, yes; Commissioner Kamens, no; Commissioner Mazza, no; Commissioner Riddick, yes.

The commission and staff also confirmed the project will proceed to concurrent building plan check for lighting and solar activation, and that the applicant must comply with the city’s dark‑sky and outdoor lighting requirements as part of building plan review. The applicant noted existing solar installed under a prior remodel application and said staff and Edison are working to activate it for the new unit and subterranean spaces.

Looking ahead: The project’s Coastal Development Permit approval includes the adopted conditions and the minor modification for the front-yard setback reduction. If building and safety later determines a vertical light well or other egress measure is required, the condition directs the applicant to provide that egress while staying within the project’s allowable TDSF and grading limits so the matter can be resolved through the planning director’s process rather than returning to the planning commission.