CARBON MESA

MALIBU

22002 Carbon Mesa Road • Malibu, CA 90265

Main Residence + 3 ADUs • Central Pool • Circular Access Road

ICON Titan Redevelopment | Proposal for Capital Advisory | October 2026

ALTERNATIVE EARTH

EXECUTIVE SUMMARY

Opportunity

Redevelop the cleared 1.13-acre Carbon Mesa lot into a four-unit ICON Titan community: a ~6,985 SF main residence and three ~1,100 SF ADUs. The program centers a pool courtyard, provides circular street access with dedicated parking, and uses fire-resistant printed concrete walls suited to Malibu’s Very High Fire Hazard Severity Zone.

Key Figures

• Lot: ~1.13 acres (APN 4451009023)

• Total living space: ~11,285 SF

• Incremental development: ~$3.0M

• Construction: $1.5M (main + 3 ADUs)

• Underwritten ADU rent: $216,000 / year

Strategic Fit

✓ Cleared post-fire lot, ready for new construction

✓ Full estate program: main residence + 3 ADUs

✓ ICON FormCrete fire and wind performance

✓ Circular road + central pool matching concept

✓ Streamlined ADU process in Malibu

✓ Premium Carbon Mesa location

ALTERNATIVE EARTH

SITE CONCEPT

Program

• Main Residence: ~6,985 SF (4 floors)

• Unit 1 ADU: ~1,100 SF

• Unit 2 ADU: ~1,100 SF

• Unit 3 ADU: ~1,100 SF

• Total above-grade living: ~11,285 SF

Site Organization

• Circular access road with full loop

• Dedicated parking for each unit

• Central pool and courtyard

• Community bath house + gym, BBQ

• Native landscaping, solar-ready

• ICON Titan printed concrete walls

ALTERNATIVE EARTH

TECHNOLOGY — ICON TITAN

System

• Titan package: $899,000 (printer, pump, BuildOS, training, warranty)

• $5,000 reservation deposit; deliveries expected early 2027

• Owned capital asset for this project and future sites

• Recent $200M Series D backing

Construction Advantages

• FormCrete walls: 2+ hour fire rating, 175 MPH wind resistance

• Wall systems ~$20/sq ft

• Rapid printing (days vs. weeks) with reduced on-site labor

• Up to 30% less material waste

• Multi-story capability suited to the 4-floor program

ALTERNATIVE EARTH

REGULATORY PATH — MALIBU

Framework

• Entire City of Malibu is in the California Coastal Zone under a certified Local Coastal Program

• Ordinance No. 535 (June 2026) aligns MMC Chapter 17.44 with state ADU law

• ADU size up to 1,000 sq ft (local track); by-right detached floor of 800 sq ft

• Detached height typically 16 ft; 4 ft side/rear setbacks

• Main residence subject to standard coastal and zoning review

• Citywide Very High Fire Hazard Severity Zone; septic capacity and street access must be confirmed

Process Notes

Detached ADUs generally require a Coastal Development Permit. AB 462 places ADU CDPs on a concurrent 60-day clock with no public hearing and no Coastal Commission appeal. ICON fire-resistant construction supports compliance in the Very High Fire Hazard Severity Zone. Pre-application with Malibu Planning is recommended.

ALTERNATIVE EARTH

MARKET & UNDERWRITING

Location

Carbon Mesa is a high-end Malibu enclave with ocean and canyon exposure near Carbon Beach. The cleared lot supports a full estate program targeting both owner occupancy of the main residence and premium rental of the ADUs.

ADU Rental Underwriting

Base case applied consistently:

​

$6,000 per ADU per month × 3 units

= $18,000 per month

= $216,000 gross annual rent

​

Main residence value and use are separate from ADU rental underwriting.

Investment Thesis

A cleared Carbon Mesa lot redeveloped as a complete ICON-printed estate (main residence + 3 ADUs). The $1.5M construction budget and owned Titan printer create a scalable platform. ADU rental income of $216,000 supports the project while the main residence captures owner or residual value.

ALTERNATIVE EARTH

FINANCIAL PRO FORMA

Incremental Development Cost

Item

Amount

Notes

ICON Titan System

$899,000

Owned capital asset

Total Construction (Main + 3 ADUs)

$1,500,000

Specified construction budget

Site Work, Pool, Circular Road

$400,000

Driveways, pool, landscaping, amenities

Soft Costs & Contingency

$200,000

Design, CDP, permits, engineering

Total Incremental Development

$2,999,000

Lot basis separate

Returns Summary

ADU gross rent (underwriting): $216,000 per year. Main residence provides owner-occupancy or residual value. Residual value also includes the owned Titan printer.

ALTERNATIVE EARTH

DEVELOPMENT TIMELINE

Phase 1: Entitlement (0–6 months)

Confirm site control of the cleared lot. Reserve the ICON Titan. Engage Malibu coastal architect and engineer. Pre-application with Planning for the main residence and ADUs. Finalize designs matching the concept program.

Phase 2: Permitting & Construction (6–18 months)

Submit applications. Take Titan delivery. Print walls for the main residence and three ADUs. Complete foundations, roofs, MEP, finishes, circular road, parking, and central pool.

Phase 3: Stabilization

Complete the main residence for owner use or sale. Lease the three ADUs at the $6,000 per month underwriting. Deploy the Titan on subsequent projects.

ALTERNATIVE EARTH

NEXT STEPS

Immediate Actions

1. Confirm title and site control for the cleared lot

2. Submit ICON Titan reservation ($5,000 deposit)

3. Retain Malibu coastal architect and civil engineer

4. Schedule pre-application meeting with City of Malibu Planning

5. Complete septic evaluation and topographic survey

6. Refine pro forma with site-specific contractor pricing

The Opportunity

A cleared Carbon Mesa lot redeveloped as a complete ICON-printed estate with main residence and three ADUs. Fire-resilient construction, premium location, and a scalable printer platform.

CARBON MESA

Redevelopment

Main Residence + 3 ADUs

22002 Carbon Mesa Road • Malibu, CA 90265

Proposal Stage | October 2026