Supplemental RFP: Preparation of Environmental Impact Report for the Malibu Canyon Resort Project

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City of Malibu
Supplemental Request for Proposal
Preparation of an
Environmental Impact Report for the
Malibu Canyon Resort Project
Date Issued: June 4, 2026
Date Due: June 18, 2026
Proposals must be received no later than 4:00 PM on Thursday, June 18,
2026, via email at the following email address:
City of Malibu Community Development Department
Attn: Rebecca Nelson-Brown, Senior Management Analyst
rnelson@malibucity.org

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SUPPLEMENTAL OVERVIEW
This Supplemental Request for Proposal (RFP) is being issued following the close of the
prior RFP released on March 9, 2026 (Original RFP).
Prospective consultants who prepared a proposal in response to the Original RFP and
are still interested in this Supplemental RFP should revise their proposals pursuant to the
revisions described herein. Prospective consultants who did not prepare a proposal in
response to the Original RFP may still do so as part of this Supplemental RFP.
For ease of review, revisions to the Original RFP are provided below in track changes.

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INTRODUCTION
The City of Malibu (City) seeks consultant services for preparation of an Environmental
Impact Report (EIR) (Consultant) under the California Environmental Quality Act (CEQA)
for the proposed Malibu Canyon Resort (Project). The Project is located on vacant
property at 4000 Malibu Canyon Road, Malibu, CA 90265.
The Project applicant is Green Acres, LLC (Applicant). Preparation of the EIR will be
managed by the City via a Professional Services Agreement (Agreement) between the
City and Consultant. Under the Agreement, Consultant will perform the required services
under the direction of the City. For purposes of this Supplemental RFP, Consultant
includes the prime consultant and subcontractors, if proposed. A sample Agreement is
attached for reference (Attachment 1). The selected Consultant shall be prepared to
accept the terms and conditions as stated in this Supplemental RFP and the sample
Agreement.
CITY BACKGROUND
The City is in the northwestern portion of Los Angeles County (County) and covers
approximately 21 miles along the coast. The City is a general law city incorporated under
California law in 1991. It operates under the Council/Manager form of government. The
five members of the City Council are elected at-large and serve staggered four-year
terms, with the Mayor being selected from among the Councilmembers. Land use
decisions are made by the Planning Commission comprising five members, each of which
is appointed by a Councilmember individually.
The City is administered by various departments, with the Community Development
Department managing services related to Planning, Building Safety, Environmental
Health, Geology, Biology, Coastal Engineering, Code Enforcement, and Environmental
Programs, including Clean Water, Energy, and Solid Waste Management. The Planning
Division is the steward of the City's General Plan, Malibu Municipal Code (MMC) Title 17
(Zoning), and the Local Coastal Program (LCP). The City's LCP was certified by the
California Coastal Commission (CCC) in 2002 and is comprised of a Land Use Plan (LUP)
and Local Implementation Plan (LIP). The entire City is in the California Coastal Zone
(Coastal Zone) and subject to the LCP.
The City contracts with the County for law enforcement, fire, and water. Law enforcement
is provided by the County Sheriff's Department operating from the Lost Hills Sheriff's
Station. Fire services within the City and the unincorporated County areas around Malibu
are provided by the County Fire Department (LACFD) through four local fire stations.
Water service is provided by the County Waterworks District 29 (WD29). Certain other
services are provided by contract, such as the City Attorney and garbage collection
services.
In addition to the County, the City interacts with numerous other government agencies
such as the Los Angeles Regional Water Quality Control Board, Santa Monica Mountains
Conservancy (SMMC), Mountains Recreation Conservation Authority (MRCA), California
Department of Parks and Recreation, California Department of Transportation (Caltrans),

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California State Water Resources Control Board, California Department of Fish and
Wildlife, and the CCC as the City is located entirely within the Coastal Zone.
PROJECT OVERVIEW AND STATUS
Property Detail
The Project is proposed on three vacant parcels that would be merged as part of the
Project to create an approximate 28.2-acre parcel (1,288,908 square feet (sf) gross or
1,211,376 sf net (27.8 acres) with street easements removed) (Property). Vicinity aerials
and site plans are provided as Attachment 2.
Address: 4000 Malibu Canyon Road
APNs: 4458-030-007, 4458-028-015, 4458-028-019
Zoning & Land Use: Commercial Visitor Serving 2 (CV-2)
Overlay Zone: Civic Center Overlay
Project Setting
The Project site is separated from surrounding uses by major roadways. The only
property adjoining the Project site is the Malibu Bay Company owned property (APN
4458-028-020) which is used as a leach field for treatment of wastewater originating from
the Malibu Colony Plaza shopping center located south of PCH. To the northwest of the
site on the hills above Malibu Canyon Road is the Pepperdine University campus (located
just north of City limits). To the northeast lies HRL Laboratories and a single-family
residential neighborhood, known as the Malibu Knolls. To the east, across Civic Center
Way, are three condominium complexes, a church and an elementary school. Further
east is the Civic Center area, including City Hall, the new Santa Monica College satellite
campus, sewage plant, the Malibu Library, four commercial shopping centers, and Legacy
Park. To the west, across Malibu Canyon Road and at some distance from the site is a
large single-family residential neighborhood, known as the Malibu Country Estates. To
the south and southeast across PCH are five residential estate homes presently under-
construction (the Crummer Site Subdivision), Malibu Bluffs Park, the Michael Landon
Community Center, the Malibu Colony Plaza shopping center, single and multi-family
residences along Malibu Road and the beach.
Proposed Project
The subject property is a combination of three vacant parcels totaling 27.8 acres located
in a triangle-shaped area formed by the intersections of Malibu Canyon Road, Pacific
Coast Highway (PCH), and Civic Center Way in the CV-2 zone. The proposed
development ("Malibu Canyon Resort" or "Project") is designed as a 146 room luxury hotel
resort with a floor area ratio (FAR) of .15, 40% minimum landscaping, and 25% minimum
open space. The Malibu Canyon Resort proposes a lot merger of the three adjacent
parcels into one parcel. The Project will operate as a hotel and will be consistent with
MMC Chapter 3.24 "Transient Occupancy Tax," limiting occupancy for guests to a period
of no greater than thirty (30) consecutive calendar days.
Approximately 181,425 square feet of above ground conditioned development (gross
square footage) within allowable F.A.R. of 181,706 sf, is proposed both for the main resort

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building and 45 independent and detached, one and two-level buildings of a variety of
configurations within the resort compound situated to capture key views from the site and
to permit extensive landscaping to minimize massing and soften aesthetics. The main
resort building is comprised of two levels above grade with 60 hotel guest rooms, while
the balance of the 146 rooms are comprised in the 45 independent buildings, together
with resort facilities such as the hotel's lobby areas, an all-day dining restaurant, library,
bar, roof-top club, and signature resort restaurant. Below grade the main resort building
contains further indoor guest amenity areas and associated back of house spaces.
Satellite amenity buildings are centered on the resort's central swimming pool area, and
on the proposed conference and banquet area to the south. Above grade, these buildings
are one level and provide banquet and workshare accommodation as well as a pool grill,
pool cafe, and restrooms for pool users. Below grade of the satellite amenity buildings
consists of guest amenity areas including spa, fitness studios, lounge, and associated
back of house spaces. The majority of the Project's 589 parking spaces will be located in
an all-valet, partially buried parking structure at the north of the site, accessible from Civic
Center Drive, and from the main hotel entrance via a below grade driveway. The "notched"
parking structure is designed to minimize visual impacts and is stepped and landscaped
to mimic the topography. One smaller surface parking area on the site will accommodate
some of the required staff/service parking spaces. These spaces are augmented with
solar carports per mandatory Title 24 requirements.
The Malibu Canyon Resort Project will connect to the City's Civic Center Wastewater
Treatment Facility (CCWTF) via an onsite sewer lateral. Electrical service is currently
available to the Project site from Southern California Edison. Overhead lines currently
crossing the property would be placed underground, while two existing transformers
would be relocated, and two additional transformers would need to be sited within the
Project. Natural gas service is available for heating and food preparation from the
Southern California Gas Company. Water service would be provided by Los Angeles
County Waterworks District No. 29 (District 29) upon approval. The Project also
anticipates making intersection upgrades in the vicinity of the Project to address traffic
impacts, as recommended by the Project's traffic engineer.
Project landscaping is extensive and exterior amenity areas include swimming pools and
decks, recreation areas, gardens, water features, patios, tennis courts, sheltered exterior
terraces, circulation routes, and pedestrian paths. All areas of the Project are accessible
from the proposed Fire Truck Access Route per mandatory Fire Code requirements.
Landscaping would consist of a mix of developed functional planters, lawns and other
landscapes within the formal resort grounds with approximately 11 acres (40 percent of
site) around the north, east and southern site perimeter retained in natural or native
vegetation. Approximately 3,000 square feet of lawn would be provided in three locations
to support events and functions such as weddings and other celebrations. More than two
acres of terrace, deck, and courtyard and portico space would be provided, concentrated
around the pool, spa and hotel. Graded slopes are proposed for re-vegetation with a mix
of native and drought-tolerant plants.
The Project is a 146-room resort hotel with restaurants, meeting rooms, ballroom, health

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club, swimming pool, tennis courts, parking garage with valet tunnel, landscaping, grading
and associated development on three vacant parcels. A main resort building would
include 60 hotel rooms with facilities, with the remaining 86 hotel rooms within 45
independent buildings around the Property. Total gross square footage of building
construction is approximately 579,396 sf of which 181,560 sf is proposed to meet the
LCP's allowable floor-area-ratio (FAR) limit of 181,706 sf for the Property. Buildings would
range from 1 to 3 stories above grade with 1 additional story below grade. Building heights
would range from 14 feet to 40 feet. The Project includes a parking structure that would
be 70 feet tall with 5 stories above grade and 1 additional story below grade.
Approximately 588 parking stalls would be provided in the Project, comprised of 22
spaces in a surface lot and 566 spaces in an all-valet parking garage. Approximately
263,923 cubic yards (cy) of total grading would result, of which 183,499 cy would be
exported from the Property. Approximately 488,260 sf of the Property would be devoted
to landscaped area and approximately 319,855 sf of the Property would be devoted to
additional open space area. Storm water improvements onsite would ensure no increase
in peak flow from existing conditions and would rely on green infrastructure, storm drain
collection system, and detention basins. The Project would connect to the City's Civic
Center Wastewater Treatment Facility (CCWTF).
Gross Square Footage Breakdown
Operational space: 286,715 sf
o Parking garage: 179,023 sf
o Valet tunnel: 27,414 sf
o Circulation (corridors, egress, stairs, elevators): 42,454 sf
o MEP (HVAC space): 31,753 sf
o Storage: 6,071 sf

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Hotel: 172,149 sf
o Main building (hotel portion): 36,149 sf
o Independent hotel suites: 136,000 sf
Unenclosed covered areas: 42,471 sf
o Loggias and breezeways: 29,631 sf
o Hotel room terraces: 12,840 sf
Restaurant: 36,426 sf
o Food and beverage: 29,367 sf
o Back of house: 7,059 sf
Retail / Stores: 24,650 sf
o Retail: 287 sf
o Guest Amenity (meeting rooms, ballroom, indoor driving range, movie
screening room, spa/salon, gym, studios, pools): 19,094 sf
o Restrooms (primarily serving Guest Amenity): 5,269 sf
Office: 16,985 sf
Staff Breakdown Average Count per Shift
Food and beverage: 22
Recreational amenities: 10
Guest services, laundry, and cleaning: 6
Resort administration: 3
Maintenance and grounds: 3
Security: 3
Guest arrival and valet: 3
Requested Entitlements
Coastal Development Permit (CDP) for development in the Coastal Zone
Conditional Use Permit (CUP) for a hotel use in the CV-2 zone
Minor Modification (MM) for reduced front, side, and rear setbacks
Site Plan Review (SPR) for height above 18 feet, up to 24 feet
Variances (VAR) anticipated for anAll are related to the proposed parking garage -
increase in height above 24 feet, more than 2 stories, retaining wall heights, and/or
development of a parking garage structures on slopes steeper than 2.5 to 1
Current Processing Status
The CDP application was submitted to the City on January 5, 2024 and is currently under
review. Three incomplete review letters have been provided to the applicant by the
Planning Division since the initial submittal coupled with responses by the City and
County departments reviewing the project The application has not yet been deemed
complete and is currently being reviewed by the following City Reviewers:
* Planning Division Staff
* City Geotechnical Staff
* The City's Public Works Department
* Building and Safety
* City Biologist
In addition, the Los Angeles County Fire Prevention Engineering Staff and Water District
29 are also reviewing the application.

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As noted in Task 4, the applicant has prepared many technical reports that are under
review but have not been accepted by the City as part of the reviewing and application
submittal process. It is understood by the applicant that as the review process continues,
addendums may be required for these reports.
The Project application is currently incomplete. Three incomplete review letters have
been provided by the Planning Division to the Applicant. The Project application was
originally submitted by the Applicant on 1/5/2024 and Planning Incomplete Letter 1 was
issued on 2/2/2024. A resubmittal package was provided by the Applicant on 6/28/2024
and Planning Incomplete Letter 2 was issued on 7/26/2024. The most recent resubmittal
package was provided by the Applicant on 4/10/2025 and Planning Incomplete Letter 3
was issued on 5/12/2025. Additional review letters have been provided to the Applicant
by other City reviewers including Biology, Building Safety, Geology, and Public Works,
and the Applicant has provided additional submission responses in June and July 2025.
Reviews are pending from the LACFD and WD29. As noted in Task 4 below, the applicant
included several documents and reports as part of their application. Note that the
document and reports have not yet been accepted by the City's reviewing departments
as being complete and the Applicant continues to work on their application documentation
and reports, as applicable, during the City's application review process.

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SCOPE OF WORK & TASKS
The City seeks the preparation of an EIR under CEQA. The EIR must include sufficient
analysis of the direct and indirect project-level and cumulative environmental impacts
associated with the Project, including construction and operation, in accordance with the
requirements of CEQA.
Previous versions of a proposed hotel (although not the same Project) has been
considered by the City, California Coastal Commission, and County for this site. Most
recently in 2014, the City of Malibu prepared a Draft EIR that was circulated for a different
hotel project. This Draft EIR was never certified by the City and remained a draft until the
project was withdrawn by the applicant at the time. Pursuant to CEQA Guidelines
15060(d), the City may bypass the Initial Study (IS) phase and proceed directly to
preparing an EIR since it is known an EIR will be necessary for the Project. Therefore,
the The selected Consultant should assume that an all prepare an Initial Study (IS) will
not be prepared or to be included with the Notice of Preparation (NOP) for review
byissued to public agencies and the public during the Scoping process. The IS will be
used to assess the potential of the Project to result in significant impacts on the
environment and to determine if certain issue areas can be screened out in the EIR in
accordance with the checklist under Appendix G of the CEQA Guidelines. Significant
impacts to be addressed in the EIR may include, but are not limited toIt is anticipated that,
the following are expected to be studied in the EIR: aesthetics, air quality and health risk,
biological resources, cultural resources, energy, geology and soils, greenhouse gas
emissions, hazards and hazardous materials, hydrology and water quality, land use and
planning, noise, population and housing, public services, recreation, transportation, tribal
cultural resources, utilities and service systems, and wildfire. Additionally, its is expected
that the consultant will address and respond to comments and concerns impacts to be
addressed would include any identified by the selected Consultant as part of the IS or
from comments resulting from the NOP process and make recommendations to the City
if other studies are needed to meet CEQA requirements.
The Project's consistency with various regulatory and guiding documents will need to be
analyzed in the EIR to evaluate, among other potential laws, regulations, and standards
relevant to individual CEQA topics required to be analyzed, the Project's consistency with
the LCP, Malibu Municipal Code (MMC) Title 17 (Zoning), and the General Plan.
The selected Consultant will be responsible for the following specific tasks and
deliverables associated with the preparation of the EIR.
Consultants shall list the tasks as described below and an estimated cost for each task.
Consultants may add additional detail to the tasks as needed. Costs shall be based on
Time and Materials invoiced via hourly rates, not to exceed overall proposed contract
amount. As such, Consultants shall provide estimated costs for each task in the cost table
and breakdown the estimated costs by each position and hourly rate anticipated. The
same breakdown requirement applies to any subcontractors, if proposed.
The following tasks are the minimum required in each proposal. Consultants may expand
on any task(s) to add value to the Consultant's individual proposal but must also include

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an explanation of the expanded task(s).
Task 1 Review Relevant Documents and Project Kickoff. Review all relevant
Project description documents, Project plans, Applicant prepared
documents and reports, Property background information on-file with the
City, and applicable regulations in an effort to gather existing data and
Project information currently available and necessary to prepare the
technical studies and EIR.
To date, the applicant included several documents and reports as part of
their application. As mentioned previously the application is still under
review and additional documents and revisions maybe forth coming as
needed. Note that the document and reports have not yet been accepted
by the City's reviewing departments as being complete and the Applicant
continues to work on their application documentation and reports, as
applicable, during the City's application review process.
A list of applicant-provided documents and reports are included as
Attachment 4. Electronic copies of all referenced documents and studies
are available for review on the City's project webpage or as attachments
to the RFP (access to these documents will be limited to the duration of
the Supplemental RFP period). With exception to the geo engineering
investigations which include all submittals to-date, all other documents
and reports provided are the latest versions. The applicant has prepared
the following additional studies and that will be, but have yet been,
submitted them to City (Phase 1 Environmental Site Assessment; Exterior
Noise and Exterior Facade Acoustical Analysis; Archaeological and Tribal
Cultural Resource Assessment (Phase 1 Investigation); Air Quality
Technical Report and Air Health Risk Assessment; Visual Study and
Report with 3D modeling).
As mentioned, a Draft EIR was prepared in 2013 for a prior hotel design
on the subject property; however, a Final EIR was not prepared as the
applicant withdrew the project prior to its preparation. The 2013 Draft EIR
included extensive studies and analysis for the prior hotel design. This
information is available on the City's website and may be viewed on the
project webpage.
Consultant will participate inorganize a kickoff meeting with the City.
Consultant will conduct a site visit, take photographs, and make notes
about the existing conditions and potential impacts. Consultant will
develop a list of any information necessary for purposes of conducting the
environmental analysis including any additional information to complete
the EIR Project Description (Task 2) and streamline the analysis for
technical studies.
Task 2 Project Description. Following completion of Task 1, the Consultant will
apply their understanding of existing conditions from the information