People Protecting San Pedro Bluffs v. Coastal Commission CA2/5

FACTS AND PROCEDURAL BACKGROUND

I. Facts

A. The neighborhood West Paseo del Mar is a street in San Pedro, California, that runs along a south-facing bluff overlooking the Pacific Ocean from a height of approximately 115 feet. The bluff then slopes

2 gently toward the shore. San Pedro is part of the City of Los Angeles (the City). The stretch of West Paseo del Mar relevant to this case is lined on either side by homes, and is bookended by public parks that provide expansive views of the Pacific. Most of the homes were built prior to 1976. They represent an “eclectic” mélange of sizes and architectural styles. There are 37 homes on the seaward side of West Paseo del Mar between the two parks. The homes range in size from 378 to 3,410 square feet; the average is 1,637 square feet. Nine of the seaward-side homes exceed 2,000 square feet; six exceed 2,500; and three exceed 3,000. Five of the 37 homes have two stories. It is not possible for a pedestrian to see the ocean from the sidewalk running in front of these 37 homes along West Paseo del Mar because the seaward view is blocked by buildings, fences, and/or vegetation. Some of the homes across the street are larger than…